27 Martin St · Webster, NY 14580

$324,900

3 bd · 2.0 ba · 2,395 sqft · MultiFamily public records · 15 Days on market

Built 1900 0.40 ac lot

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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 +25.7/30.0
• DSCR +8.6/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

RARE FIND! AMAZING WEBSTER VILLAGE 2-FAMILY! METICULOUSLY MAINTAINED BY PROUD OWNER! SEPARATE UTILITIES! 1ST FLOOR APARTMENT HAS EAT-IN KITCHEN, FORMAL DINING & LIVING, 2-BEDROOMS, ONE FULL BATH, ENCLOSED & HEATED FRONT SUN PORCH, 1ST FLOOR LAUNDRY, HUGE DECK, 2-CAR GARAGE, AND GORGEOUS STAINED-GLASS WINDOWS & DOOR . . . UPSTAIRS APARTMENT HAS TWO BEDROOMS, FULL BATH, LIVING ROOM. UPDATED MAPLE KITCHEN W/ CORIAN COUNTERS, DINING, 2-BEDROOMS, LAUNDRY, ONE-CAR GARAGE, FRONT PORCH . . MOST WINDOWS REPLACED, OTHER FEATURES INCLUDE MAINTENACE FREE SIDING, RECENT TEAR-OFF ROOF, SEPARATE UTILITIES, SEPARATE DOUBLE-WIDE PAVED DRIVEWAYS/OFF STREET PARKING, GARAGE DOOR OPENERS, F

Key facts

• Recent tear-off roof
• Huge deck
• 0.4 acre lot

Tags

• HUGE DECK
• GORGEOUS STAINED-GLASS WINDOWS
• UPDATED MAPLE KITCHEN
• MAINTENANCE FREE SIDING
• RECENT TEAR-OFF ROOF
• FULL WALKOUT BASEMENT

Property features AI

Finance

• Other: Property contains 2 total units with separate gas and electric meters for each unit; 3 units in the community
• Financial info: Owner pays trash collection and water; Rent includes trash collection and water; Operating expense details: see remarks; One unit currently month-to-month (tenant lease for that unit expires June 30, 2026); Unit rent example: $1,200 for the 2-bedroom unit

Exterior

• Parking: 3-car garage; Paved parking; Garage door opener; Two or more parking spaces
• Utilities: Cable available; High speed internet available; Electricity connected (circuit breakers); Public water connected; Sewer connected
• Home design: 2 stories; Resale property
• Construction: Aluminum siding; Vinyl siding; Blown-in insulation; Copper plumbing; Architectural shingle roof; Stone foundation; Existing (year built details)
• Exterior features: Deck; Open porch; Fence (partial); Private yard; See remarks

Interior

• Kitchen: Eat-in kitchen; Oven/range; Refrigerator
• Bedrooms: One unit with 2 bedrooms
• Flooring: Ceramic tile; Laminate; Varies
• Bathrooms: Two full bathrooms total; One full bathroom in the 2-bedroom unit
• Heating & cooling: Gas heating; Baseboard heating; Hot water heating
• Interior features: Ceiling fans; Natural woodwork; Leaded glass windows; Thermal windows
• Laundry & utility: Washer hookup; Dryer (listed in unit description); Electric water heater; Gas water heater; Sump pump in basement

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $325k.

Deal economics

• At list price, monthly cash flow is $783 ($9k/yr) — positive. Per door: $392/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $325k).
• Recommended offer: $320k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.2% 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); 242 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• At $3,898/mo this rent would consume 48% of the median local household income ($98k/yr) (locally 1325% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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

• It's been on market 15 days — a 2% lower offer ($320k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $110k; list at $325k implies a 195% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $320,026 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.20% ✓
• Cap rate: 9.19%
• Cash-on-cash: 10.33%
• DSCR: 1.46
• GRM: 6.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -1.5%
• Equity multiple: 0.94×
• Total profit: $-5,087
• Equity at exit: $48,444

10-year hold

• IRR: 7.5%
• Equity multiple: 1.55×
• Total profit: $50,381
• Equity at exit: $28,091

Cash invested: $90,972 (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: 242
• Price-to-rent: 13.9×

Monthly cashflow live

• Estimated rent: $3,898 high
• Mortgage (P&I): −$1,704
• Tax from tax record: −$457 /mo · $5,483/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$819
• Net cashflow: $783

Break-even live

Break-even rent $2,906

Max offer price $324,900

Occupancy floor 75%

Sensitivity live

Price	-10% $967	-5% $875	+0% $783	+5% $691	+10% $599
Rent	-10% $475	-5% $629	+0% $783	+5% $937	+10% $1,091
Rate	-1.0pp $947	-0.5pp $866	base $783	+0.5pp $699	+1.0pp $613

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,898
Total (2 units)			$3,898

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: $81,225
• Closing costs: $9,747
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
155 Redon Cir Webster, NY	3.0	2.5	1670	$2,750	$1.65	25d	1	0.89mi
1419 Ridge Rd Unit 155 RC Webster, NY	3.0	2.5	1670	$2,750	$1.65	25d	1	0.95mi

Listing history 11 events

1. 2026-06-22
   statusdays on market $324,900 Pending 15 DOM
2. 2026-06-18
   days on market $324,900 Active 13 DOM
3. 2026-06-17
   days on market $324,900 Active 12 DOM
4. 2026-06-16
   days on market $324,900 Active 11 DOM
5. 2026-06-15
   days on market $324,900 Active 10 DOM
6. 2026-06-13
   days on market $324,900 Active 8 DOM
7. 2026-06-10
   days on market $324,900 Active 5 DOM
8. 2026-06-09
   days on market $324,900 Active 4 DOM
9. 2026-06-09
   days on market $324,900 Active 3 DOM
10. 2026-06-07
    remarks 687-char remark
11. 2026-06-07
    listed $324,900 Active 2 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: $5,483 · $457/mo
• Projected year-2 tax: $5,487 · $457/mo
• Expected delta: +$4/yr ($0/mo · 0.1%)

ⓘ 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 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥95°F today · 17 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: $46,776
• − Mortgage interest: −$18,199
• − Property taxes: −$5,483
• − Insurance: −$1,624
• − Repairs & maintenance: −$3,742
• − Management: −$3,742
• − Depreciation: −$9,452
• Taxable income: $4,533
• Est. tax owed @ 24.0%: −$1,088
• After-tax cash flow: $8,312/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

• Census place: Webster, NY
• 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

+195.4% since first listed

2 events — show timeline

• 2026-06-05 Listed $324,900 UNYREIS
• 2005-05-26 Sold (Public Records) $110,000 Public Records

Property tax history

+2.7%/yr

Latest (2025): $5,483 · +2.6% YoY. Source: county tax records.