152 Iroquois St · Webster, NY 14580

$199,900

2 bd · 1.0 ba · 1,375 sqft · SingleFamily public records · 8 Days on market

Built 1953 0.25 ac lot Est $297k · 33% 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 +17.4/30.0
• ARV discount +15.0/15.0
• 1% rule +5.6/10.0
• Schools +5.5/10.0
• DSCR +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 MLS

Way cheaper than renting! Enjoy your own easy to manage home! Large eat in kitchen, 1st flr laundry, dining room/office/computer room. updated bathroom, furnace 2007, water heater 2012, light and bright living room. Enclosed screen porch overlooks nice yard. Attached oversized garage. It's a great place to call home. Call today to let us help you see how you can stop paying rent and start building your future!

Key facts

• 16x20 deck
• Sliding glass doors
• Water heater

Tags

• UPDATED KITCHEN
• NEWER WINDOWS
• SLIDING GLASS DOORS
• 16X20 DECK
• COMPLETE TEAR-OFF ROOF
• WATER HEATER

Property features AI

Exterior

• Parking: No garage; Driveway parking
• Utilities: Electricity connected (circuit breakers); Public water connected; Sewer connected; Cable available; High-speed internet available
• Home design: Single-story home; Resale property; Shingle/architectural asphalt roof; Brick and vinyl siding exterior; Slab foundation; Attic/crawl hatchway(s) insulated; Copper plumbing; City street frontage; Rectangular residential lot (approx. 0.25 acre, dimensions 75 x 160)
• Construction: Built (existing); Brick and vinyl siding construction; Asphalt architectural shingle roof; Slab foundation; Copper plumbing; Insulated attic/crawl hatchway(s)
• Exterior features: Blacktop driveway; Deck; Fence (partial); Play structure; Shed(s)/storage

Interior

• Kitchen: Granite counters; Electric oven; Electric range; Range hood; Microwave; Dishwasher; Refrigerator
• Bedrooms: Three bedrooms on the main level
• Flooring: Carpet; Luxury vinyl; Vinyl; Varies
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Entrance foyer; Eat-in kitchen; Separate/formal living room; Great room; Home office; Pull-down attic stairs; Sliding glass doors; Storage; Window treatments; Drapes; Thermal windows; Sliding doors; Accessible bedroom; No stairs (single-level access); Convertible bedroom; Main level primary / primary suite; Bedroom on main level
• Laundry & utility: Washer; Dryer; Laundry on main level; Accessible utilities/laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $149 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Cap rate 7.2% 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); 243 active listings in the ZIP; 6 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 $1k of loan paydown is wiped out by about $6k 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 11y 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 $85k; list at $200k implies a 135% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $199,900

Questions for the listing agent

1. Built in 1953 — 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: 1.06% ✓
• Cap rate: 7.19%
• Cash-on-cash: 3.20%
• DSCR: 1.14
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $297,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
160 Iroquois St	0.01mi	2/1.5	1,372 (-0%)	11mo	$230,000	$168	88
182 Iroquois St	0.07mi	3/2.0 (+1)	1,343 (-2%)	9mo	$268,000	$200	76
7 Kathrene Ct	0.31mi	3/1.5 (+1)	1,416 (+3%)	17mo	$306,000	$216	59
29 Seneca St	0.12mi	3/1.0 (+1)	1,225 (-11%)	17mo	$220,000	$180	57
91 Pontiac St	0.11mi	3/1.0 (+1)	1,177 (-14%)	15mo	$240,000	$204	54
1252 State Rd	0.22mi	3/1.0 (+1)	1,225 (-11%)	19mo	$274,000	$224	51
56 Cedarway Cir	0.46mi	2/2.0	1,537 (+12%)	11mo	$467,500	$304	46
149 Brannon Ln	0.75mi	3/1.5 (+1)	1,412 (+3%)	12mo	$350,000	$248	43
152 Cranbrook Ter	0.72mi	3/2.0 (+1)	1,369 (-0%)	16mo	$356,000	$260	43
143 London Rd	0.75mi	3/1.5 (+1)	1,464 (+6%)	7mo	$220,000	$150	41
27 Kathrene Ct	0.40mi	3/2.0 (+1)	1,542 (+12%)	15mo	$305,000	$198	39
160 Cranbrook Ter	0.70mi	3/2.0 (+1)	1,569 (+14%)	9mo	$405,000	$258	27

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: -12.0%
• Equity multiple: 0.57×
• Total profit: $-24,068
• Equity at exit: $29,806

10-year hold

• IRR: -3.7%
• Equity multiple: 0.76×
• Total profit: $-13,535
• Equity at exit: $17,284

Cash invested: $55,972 (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: 7.9×

Monthly cashflow live

• Estimated rent: $2,110 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$386 /mo · $4,631/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$443
• Net cashflow: $149

Break-even live

Break-even rent $1,921

Max offer price $199,900

Occupancy floor 88%

Sensitivity live

Price	-10% $263	-5% $206	+0% $149	+5% $93	+10% $36
Rent	-10% $-17	-5% $66	+0% $149	+5% $233	+10% $316
Rate	-1.0pp $250	-0.5pp $200	base $149	+0.5pp $98	+1.0pp $45

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
129 Breno Dr Webster, NY	1.0–3.0	1.0–2.0	1143	$1,980	$1.73	4d	14	0.84mi
1419 Ridge Rd Unit 155 RC Webster, NY	3.0	2.5	1670	$2,750	$1.65	24d	1	1.06mi
155 Redon Cir Webster, NY	3.0	2.5	1670	$2,750	$1.65	24d	1	1.08mi
185 Country Manor Way Webster, NY	2.0	1.0–1.5	700	$1,819	$2.60	4d	19	1.14mi
1205 Rousseau Dr Webster, NY	1.0–3.0	1.0–2.0	1143	$2,206	$1.93	4d	3	1.15mi
77 Deerhurst Ln Webster, NY	1.0–2.0	1.0–1.5	1070	$2,000	$1.87	4d	21	1.16mi

Listing history 7 events

1. 2026-05-21
   listed $199,900 Active
2. 2015-12-08
   historical 413-char remark

   Show marketing remark (413 chars)

   Way cheaper than renting! Enjoy your own easy to manage home! Large eat in kitchen, 1st flr laundry, dining room/office/computer room. updated bathroom, furnace 2007, water heater 2012, light and bright living room. Enclosed screen porch overlooks nice yard. Attached oversized garage. It's a great place to call home. Call today to let us help you see how you can stop paying rent and start building your future!

3. 2015-11-19
   soldstatus $84,900 413-char remark

   Show marketing remark (413 chars)

   Way cheaper than renting! Enjoy your own easy to manage home! Large eat in kitchen, 1st flr laundry, dining room/office/computer room. updated bathroom, furnace 2007, water heater 2012, light and bright living room. Enclosed screen porch overlooks nice yard. Attached oversized garage. It's a great place to call home. Call today to let us help you see how you can stop paying rent and start building your future!

4. 2015-11-19
   soldstatus $84,900

   Show marketing remark (413 chars)

   Way cheaper than renting! Enjoy your own easy to manage home! Large eat in kitchen, 1st flr laundry, dining room/office/computer room. updated bathroom, furnace 2007, water heater 2012, light and bright living room. Enclosed screen porch overlooks nice yard. Attached oversized garage. It's a great place to call home. Call today to let us help you see how you can stop paying rent and start building your future!

5. 2015-07-06
   price $84,900
6. 2015-05-30
   price $89,900
7. 2015-05-05
   listed $84,900 413-char remark

   Show marketing remark (413 chars)

   Way cheaper than renting! Enjoy your own easy to manage home! Large eat in kitchen, 1st flr laundry, dining room/office/computer room. updated bathroom, furnace 2007, water heater 2012, light and bright living room. Enclosed screen porch overlooks nice yard. Attached oversized garage. It's a great place to call home. Call today to let us help you see how you can stop paying rent and start building your future!

ⓘ 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: $4,631 · $386/mo
• Projected year-2 tax: $4,631 · $386/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 2/10 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: $25,320
• − Mortgage interest: −$11,198
• − Property taxes: −$4,631
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,026
• − Management: −$2,026
• − Depreciation: −$5,815
• Taxable loss: −$1,374
• Est. tax savings @ 24.0%: +$330
• After-tax cash flow: $2,123/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

+135.5% since first listed

7 events — show timeline

• 2026-05-21 Listed $199,900 UNYREIS
• 2015-12-08 Listing Removed — UNYREIS
• 2015-11-19 Sold (Public Records) $84,900 Public Records
• 2015-11-19 Sold (MLS) $84,900 UNYREIS
• 2015-07-06 Price Changed $84,900 WNYREIS
• 2015-05-30 Price Changed $89,900 WNYREIS
• 2015-05-05 Listed $84,900 UNYREIS

Property tax history

+17.0%/yr

Latest (2025): $4,631 · +1.2% YoY. Source: county tax records.