1078 Five Mile Line Rd · Webster, NY 14580

$224,900

3 bd · 1.5 ba · 1,014 sqft · SingleFamily public records · 7 Days on market

Built 1959 0.41 ac lot Est $268k · 16% under

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Why this score? — see what drove the C grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +18.6/30.0
• ARV discount +14.7/15.0
• DSCR +5.9/10.0
• Schools +5.5/10.0
• 1% rule +5.4/10.0
• Livability +3.8/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Discover your new home at 1078 Five Mile Line Rd. , nestled on a generous . 41-acre lot in desirable Webster. This charming residence boasts a maintenance-free exterior with vinyl siding and a newer asphalt roof, ensuring peace of mind. A spacious attached 2.5-car garage and a triple-wide blacktop driveway offer ample parking and storage. Step inside to a welcoming interior, where the kitchen shines with durable laminate flooring, beautiful hardwood cabinets, solid surface countertops, and a stylish tile backsplash. Off the kitchen, a delightful three-season room awaits, featuring a vaulted ceiling, cozy carpet, a ceiling fan, and sliding glass doors that open to a rear patio with lots of m

Key facts

• Hardwood cabinets
• Vinyl siding
• Newer asphalt roof

Tags

• MAINTENANCE FREE EXTERIOR
• VINYL SIDING
• NEWER ASPHALT ROOF
• TRIPLE WIDE BLACKTOP DRIVEWAY
• DURABLE LAMINATE FLOORING
• HARDWOOD CABINETS

Property features AI

Exterior

• Parking: Attached garage with 2 spaces; Driveway; Garage workshop; Garage has electricity
• Utilities: Public water connected; Sewer connected; High-speed internet available; Cable available; Circuit breaker electric
• Home design: Single-story home; Existing residence; Resale property
• Construction: Vinyl siding; Copper plumbing; Asphalt roof; Block foundation; Built previously (existing)
• Exterior features: Blacktop driveway; Shed(s) / storage; Near public transit; Rectangular lot; Main thoroughfare frontage; Lot dimensions approximately 100 x 180 (0.41 acre)

Interior

• Kitchen: Dishwasher; Gas oven; Gas range; Range hood; Refrigerator
• Bedrooms: 3 bedrooms on the main level
• Flooring: Carpet; Hardwood; Tile; Varies
• Bathrooms: 2 full bathrooms; 1 half bathroom; 2 bathrooms on the main level
• Heating & cooling: Gas forced-air heating
• Interior features: Thermal windows; Eat-in kitchen; Solid surface counters; Accessible bedroom; No stairs; Main level primary / primary suite; Bedroom on main level; See remarks / Other
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $219 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $225k).
• Cap rate 7.5% vs local median 2.9% in Webster — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 76/100 on livability (#221 in NY, #3,471 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, health & safety A; Watch: crime D+, amenities F.
• Webster Central School District (suburban): math 62% / reading 63% proficiency, ranked #184 of 590 in NY (top 31%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 12% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+2.4%/yr); 243 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Monroe County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $88k; list at $225k implies a 156% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $224,900

Questions for the listing agent

1. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.04% ✓
• Cap rate: 7.46%
• Cash-on-cash: 4.18%
• DSCR: 1.19
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $267,696
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
828 Jaclyn Ln	0.11mi	3/2.0	1,101 (+9%)	10mo	$280,000	$254	70
832 Jaclyn Ln	0.11mi	3/1.0	985 (-3%)	22mo	$260,000	$264	70
940 Limpet Dr	0.50mi	3/2.0	1,100 (+8%)	1mo	$350,000	$318	60
932 Limpet Dr	0.45mi	2/2.0 (-1)	1,039 (+2%)	11mo	$249,900	$241	59
920 Limpet Dr	0.40mi	2/1.5 (-1)	1,166 (+15%)	11mo	$333,000	$286	43

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 2.38% rent growth · sell at horizon

5-year hold

• IRR: -10.5%
• Equity multiple: 0.62×
• Total profit: $-23,841
• Equity at exit: $33,533

10-year hold

• IRR: -2.0%
• Equity multiple: 0.87×
• Total profit: $-8,315
• Equity at exit: $19,445

Cash invested: $62,972 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 15 Strongly Tenant-Friendly
• State New York: 15 Strongly Tenant-Friendly · D+10
• County: — inherits STATE
• City: — inherits STATE

NYC rent stabilization (~1M units); 2019 HSTPA strengthened tenant rights; courts deeply backlogged.

Methodology + full state rankings →

ZIP-level market 14580

• Rents YoY: 2.4%
• Active inventory: 243
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $2,335 medium
• Mortgage (P&I): −$1,179
• Tax from tax record: −$352 /mo · $4,228/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$490
• Net cashflow: $219

Break-even live

Break-even rent $2,057

Max offer price $224,900

Occupancy floor 86%

Sensitivity live

Price	-10% $347	-5% $283	+0% $219	+5% $156	+10% $92
Rent	-10% $35	-5% $127	+0% $219	+5% $312	+10% $404
Rate	-1.0pp $333	-0.5pp $277	base $219	+0.5pp $161	+1.0pp $102

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $56,225
• Closing costs: $6,747
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
744 Royal Sunset Dr Webster, NY	2.0	2.5	1233	$2,411	$1.96	4d	1	0.14mi
77 Deerhurst Ln Webster, NY	1.0–2.0	1.0–1.5	1070	$2,000	$1.87	3d	21	0.87mi
1205 Rousseau Dr Webster, NY	1.0–3.0	1.0–2.0	1143	$2,696	$2.36	3d	3	0.93mi

Listing history 7 events

1. 2026-06-10
   status $224,900 Pending 7 DOM
2. 2026-06-09
   days on market $224,900 Active 7 DOM
3. 2026-06-09
   days on market $224,900 Active 6 DOM
4. 2026-06-07
   days on market $224,900 Active 5 DOM
5. 2026-06-05
   days on market $224,900 Active 2 DOM
6. 2026-06-03
   remarks 699-char remark
7. 2026-06-03
   listed $224,900 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast NY · Partial reset (capped growth)

• Current annual tax: $4,228 · $352/mo
• Projected year-2 tax: $4,228 · $352/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥95°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,022
• − Mortgage interest: −$12,598
• − Property taxes: −$4,228
• − Insurance: −$1,124
• − Repairs & maintenance: −$2,242
• − Management: −$2,242
• − Depreciation: −$6,543
• Taxable loss: −$954
• Est. tax savings @ 24.0%: +$229
• After-tax cash flow: $2,861/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Webster Central School District
• NCES district ID: 3630360
• Math proficiency: 62% ▼ -3.00%
• Reading proficiency: 63% ▲ 6.00%
• Median HH income: $71,221
• Composite: 55.18/100
• National rank: #1273
• State rank: #184 of 590 in NY

Livability — Webster

• Score: 76/100
• State rank: #221
• US rank: #3471

Category grades

Amenities F Commute A+ Cost of living B Crime D+ Employment C Housing A+ Health & safety A User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Monroe County · 674,131 people
• City population: 54,180
• Metro: Rochester, NY
• Population (ZIP): 54,180
• Household income: $98,310
• Rent vs Own: 28.6% rent · 71.4% own
• Severe rent burden: 1325.0

Population outlook (Monroe County) Hauer SSP2

• Today (2025): 759,460 people
• By 2030: 757,154 · -0.3%
• By 2040: 740,644 · -2.5%
• By 2050: 714,443 · -5.9%
• By 2075: 645,883 · -15.0%
• By 2100: 547,084 · -28.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 5% Hispanic / Latino 3% Asian 3% Black 2%
• Common ancestry: Romanian 4% Iranian 3% Subsaharan African 3%
• Foreign-born: 8% · Canada, China
• Languages at home: 91% English-only · Other Indo-European 3% Russian/Polish/Slavic 2% Spanish 2%

Political lean MEDSL · Monroe

• 2024 margin: D (+19.1) · D 59.5% · R 40.5%
• 2008→2024 swing: +1.4pp toward D · 2008: 17.7pp · 2024: 19.1pp
• All cycles: 2024: D+19.1 2020: D+21.0 2016: D+14.1 2012: D+17.4 2008: D+17.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -154.52%
• Current HPI: 266.2145
• Rent YoY: ▲ 2.38%
• Metro: Rochester, NY
• State GDP YoY: ▲ 2.60%
• F500 in state: 92

Industry mix (Fortune 500 HQ in NY)

Industry	F500 HQs	Revenue
▸Financial Services	10	$950B
▸Consumer Goods	9	$162B
▸Insurance	4	$225B
▸Telecommunications	2	$144B
▸Pharmaceuticals	2	$112B
▸Media / Entertainment	2	$69B

Price history

+155.6% since first listed

2 events — show timeline

• 2026-06-02 Listed $224,900 UNYREIS
• 1999-04-23 Sold (Public Records) $88,000 Public Records

Property tax history

+1.9%/yr

Latest (2025): $4,228 · +203.8% YoY. Source: county tax records.