1178 State Rd · Webster, NY 14580

$249,900

4 bd · 2.0 ba · 1,589 sqft · SingleFamily public records · 7 Days on market

Built 1965 0.44 ac lot Est $381k · 34% 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 +18.4/30.0
• ARV discount +15.0/15.0
• 1% rule +5.8/10.0
• DSCR +5.8/10.0
• Schools +5.5/10.0
• Livability +3.8/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Classically beautiful modern Cape with open Floorplan. Gorgeous Oak Eat-In Kitchen, which was updated 9 years ago, opens to the Dining Room with a picturesque view of the Private Backyard. Both Bathrooms recently updated. Most windows replaced in 2008. This house is in Move In condition!

Key facts

• Finished basement
• Tile flooring
• Granite countertops

Tags

• HARDWOOD FLOORS
• WOOD BURNING FIREPLACE
• GRANITE COUNTERTOPS
• TILE FLOORING
• FINISHED BASEMENT
• STAMPED CONCRETE PATIO

Property features AI

Exterior

• Parking: Attached 2-car garage; Driveway
• Utilities: Electricity available and connected; Circuit breakers; Public water connected; Sewer connected; High-speed internet available; Cable available
• Home design: Single-story home; Existing construction
• Construction: Vinyl siding; Asphalt roof; Block foundation; Built (existing)
• Exterior features: Blacktop driveway; Deck; Patio; Rectangular residential lot; City street frontage

Interior

• Kitchen: Gas oven; Gas range; Range hood; Dishwasher; Refrigerator; Granite counters; Eat-in kitchen; Breakfast bar
• Bedrooms: 2 main-level bedrooms
• Flooring: Hardwood; Tile; Varies
• Bathrooms: 2 full bathrooms (1 on the main level)
• Heating & cooling: Gas heating; Baseboard heating; Hot water heating; Circuit breaker electrical panel
• Interior features: Wet bar; Breakfast bar; Ceiling fan(s); Separate/formal dining room; Entrance foyer; Eat-in kitchen; Separate/formal living room; Granite counters; Sliding glass door(s); Thermal windows; Sliding doors; Bedroom on main level; Finished full basement; Fireplace (1)
• Laundry & utility: Washer; Dryer; Laundry in basement; Gas water heater; Exhaust fan

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $232 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Cap rate 7.4% 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 3d 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).
• This rent runs 33% of the median local income ($98k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• 2 sale attempts since 10y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $169k; 48% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $249,900

Questions for the listing agent

1. Built in 1965 — 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: 1.08% ✓
• Cap rate: 7.41%
• Cash-on-cash: 3.98%
• DSCR: 1.18
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $381,360
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20 Angean Dr	0.20mi	4/1.5	1,704 (+7%)	15mo	$250,000	$147	64
1258 State Rd	0.38mi	3/2.5 (-1)	1,723 (+8%)	6mo	$330,000	$192	57
67 Tuscany Ln	0.48mi	3/2.5 (-1)	1,680 (+6%)	6mo	$357,500	$213	56
1012 Pondbrook Pt	0.28mi	3/2.5 (-1)	1,729 (+9%)	12mo	$415,000	$240	55
10 Alpine Dr	0.43mi	3/2.5 (-1)	1,500 (-6%)	11mo	$353,000	$235	54
160 Cranbrook Ter	0.68mi	3/2.0 (-1)	1,569 (-1%)	9mo	$405,000	$258	53
49 Lincolnshire Rd	0.70mi	4/1.5	1,524 (-4%)	11mo	$360,521	$237	49
1108 Brick Landing Pl	0.58mi	3/2.5 (-1)	1,704 (+7%)	8mo	$455,000	$267	47
67 Winfield Ln	0.72mi	3/1.5 (-1)	1,424 (-10%)	8mo	$302,000	$212	36
1156 Channing Woods Dr	0.53mi	3/2.5 (-1)	1,824 (+15%)	10mo	$440,000	$241	35
149 Brannon Ln	0.72mi	3/1.5 (-1)	1,412 (-11%)	12mo	$350,000	$248	31
152 Cranbrook Ter	0.72mi	3/2.0 (-1)	1,369 (-14%)	16mo	$356,000	$260	25

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: -10.8%
• Equity multiple: 0.61×
• Total profit: $-27,256
• Equity at exit: $37,261

10-year hold

• IRR: -2.4%
• Equity multiple: 0.84×
• Total profit: $-10,904
• Equity at exit: $21,607

Cash invested: $69,972 (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: 7.7×

Monthly cashflow live

• Estimated rent: $2,694 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$482 /mo · $5,782/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$566
• Net cashflow: $232

Break-even live

Break-even rent $2,401

Max offer price $249,900

Occupancy floor 86%

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1205 Rousseau Dr Webster, NY	1.0–3.0	1.0–2.0	1143	$2,696	$2.36	2d	3	0.96mi
78 S Estate Dr Webster, NY	4.0	2.0	1700	$3,000	$1.76	43d	1	1.01mi
129 Breno Dr Webster, NY	1.0–3.0	1.0–2.0	1143	$2,330	$2.04	2d	14	1.22mi

Listing history 7 events

1. 2026-06-10
   status $249,900 Pending 7 DOM
2. 2026-06-09
   days on market $249,900 Active 7 DOM
3. 2026-06-09
   days on market $249,900 Active 6 DOM
4. 2026-06-07
   days on market $249,900 Active 5 DOM
5. 2026-06-05
   days on market $249,900 Active 2 DOM
6. 2026-06-03
   remarks 699-char remark
7. 2026-06-03
   listed $249,900 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: $5,782 · $482/mo
• Projected year-2 tax: $5,782 · $482/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 3/10 Moderate
• 🌡 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: $32,328
• − Mortgage interest: −$13,998
• − Property taxes: −$5,782
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,586
• − Management: −$2,586
• − Depreciation: −$7,270
• Taxable loss: −$1,144
• Est. tax savings @ 24.0%: +$275
• After-tax cash flow: $3,056/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

+87.9% since first listed

6 events — show timeline

• 2026-06-02 Listed $249,900 UNYREIS
• 2017-03-08 Sold (Public Records) $169,000 Public Records
• 2017-03-08 Sold (MLS) $169,000 UNYREIS
• 2017-02-20 Pending — UNYREIS
• 2016-12-08 Listed $169,900 UNYREIS
• 2007-07-06 Sold (Public Records) $133,000 Public Records

Property tax history

+3.1%/yr

Latest (2025): $5,782 · +0.2% YoY. Source: county tax records.