1815 Woodard Rd · Webster, NY 14580

$279,900

3 bd · 1.5 ba · 1,416 sqft · SingleFamily public records · 8 Days on market

Built 1960 1.83 ac lot Est $252k · 11% over

---

Why this score? — see what drove the F 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 +9.8/30.0
• Schools +5.5/10.0
• Livability +3.8/5.0
• 1% rule +3.2/10.0
• Rent growth +3.1/5.0
• DSCR +2.8/10.0
• ARV discount +2.5/15.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

New kitchen with stainless appliances, new windows, new metal roof. You'll need not worry about replacement! 3 bedrooms, 1.5 updated baths-possible office/bedroom on lower level. 1.83 acres with shed and outbuilding!

Key facts

• 1.83 acre lot
• Garage
• Built 1960

Property features AI

Exterior

• Parking: Underground parking access; Driveway; Garage with 1 space and garage door opener; Electricity to parking area
• Utilities: Public water connected; Septic tank sewer; Electricity connected (circuit breakers); Cable available; High-speed internet available
• Home design: Two-story home; Existing construction
• Construction: Brick and cedar exterior; Copper plumbing; Metal roof; Block foundation; Below-grade finished area
• Exterior features: Blacktop driveway; Patio; Rectangular, rural lot (approximately 1.83 acres, 200 x 376)

Interior

• Kitchen: Electric oven; Electric range; Microwave; Dishwasher; Refrigerator; Breakfast bar; Eat-in kitchen
• Bedrooms: One main-level bedroom
• Flooring: Ceramic tile; Hardwood; Laminate; Varied flooring
• Bathrooms: One full bathroom; One half bathroom; One main-level bathroom
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Breakfast bar; Ceiling fan(s); Eat-in kitchen; Separate/formal living room; Home office; Sliding glass door(s); Convertible bedroom; Programmable thermostat; Thermal windows; Sliding doors; Partial finished basement; Has fireplace (1)
• Laundry & utility: Main-level laundry; Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $-181 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $248k (11.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $228k (18.4% below list).
• Recommended offer: $228k (18.4% below list) — sets the bar for 1% rule.
• Cap rate 5.5% 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; 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 $8k 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 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 12y 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 $112k; list at $280k implies a 150% gain — meaningful room to come down on a strong offer.

Recommended offer $228,446 (18.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.82% ✗
• Cap rate: 5.52%
• Cash-on-cash: -2.77%
• DSCR: 0.88
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $252,048
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1739 Woodard Rd	0.33mi	2/1.5 (-1)	1,401 (-1%)	20mo	$250,000	$178	61

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: -21.6%
• Equity multiple: 0.26×
• Total profit: $-58,224
• Equity at exit: $41,734

10-year hold

• IRR: -16.8%
• Equity multiple: 0.09×
• Total profit: $-71,003
• Equity at exit: $24,201

Cash invested: $78,372 (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: 10.2×

Monthly cashflow live

• Estimated rent: $2,284 medium
• Mortgage (P&I): −$1,468
• Tax from tax record: −$401 /mo · $4,813/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$480
• Net cashflow: $-181

Break-even live

Break-even rent $2,513

Max offer price $247,954

Occupancy floor —

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: $69,975
• Closing costs: $8,397
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-05
   statusdays on market $279,900 Pending 8 DOM
2. 2026-06-03
   days on market $279,900 Active 7 DOM
3. 2026-06-03
   days on market $279,900 Active 6 DOM
4. 2026-06-01
   days on market $279,900 Active 5 DOM
5. 2026-05-31
   days on market $279,900 Active 4 DOM
6. 2026-05-27
   listed $279,900 Active
7. 2015-03-31
   soldstatus $112,000
8. 2015-03-30
   soldstatus $112,000 216-char remark

   Show marketing remark (216 chars)

   New kitchen with stainless appliances, new windows, new metal roof. You'll need not worry about replacement! 3 bedrooms, 1.5 updated baths-possible office/bedroom on lower level. 1.83 acres with shed and outbuilding!

9. 2014-10-20
   listed $128,900 216-char remark

   Show marketing remark (216 chars)

   New kitchen with stainless appliances, new windows, new metal roof. You'll need not worry about replacement! 3 bedrooms, 1.5 updated baths-possible office/bedroom on lower level. 1.83 acres with shed and outbuilding!

ⓘ 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: $4,813 · $401/mo
• Projected year-2 tax: $4,813 · $401/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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,414
• − Mortgage interest: −$15,679
• − Property taxes: −$4,813
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,193
• − Management: −$2,193
• − Depreciation: −$8,143
• Taxable loss: −$7,007
• Est. tax savings @ 24.0%: +$1,682
• After-tax cash flow: $-488/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: 74,252
• 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

+117.1% since first listed

4 events — show timeline

• 2026-05-27 Listed $279,900 UNYREIS
• 2015-03-31 Sold (Public Records) $112,000 Public Records
• 2015-03-30 Sold (MLS) $112,000 UNYREIS
• 2014-10-20 Listed $128,900 UNYREIS

Property tax history

+1.8%/yr

Latest (2025): $4,813 · +0.2% YoY. Source: county tax records.