102 Cranbrook Ter · Webster, NY 14580

$259,900

3 bd · 1.5 ba · 1,200 sqft · SingleFamily public records · 7 Days on market

Built 1994 7,840 sqft lot Est $312k · 17% under

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Why this score? — see what drove the D+ 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).

• ARV discount +15.0/15.0
• Cash flow +10.5/30.0
• Schools +5.5/10.0
• 1% rule +4.1/10.0
• Livability +3.8/5.0
• Rent growth +3.1/5.0
• DSCR +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cozy well-maintained colonial in desirable Webster Commons subdivision. Recent upgrades include new sidewalk & driveway, new light fixtures, microwave, dishwasher, disposal. Interior freshly painted, including garage. Clean, neat, move-in ready!

Key facts

• Updated bathrooms
• Updated kitchen
• Functional layout

Tags

• UPDATED KITCHEN
• UPDATED BATHROOMS
• FULLY FENCED YARD
• NEW SHED
• FUNCTIONAL LAYOUT
• DESIRABLE NEIGHBORHOOD

Property features AI

Exterior

• Parking: Attached garage; Garage door opener; 2-car garage
• Utilities: Public water connected; Sewer connected; Electricity connected (circuit breakers); High-speed internet available; Cable available
• Home design: Two-story house; Existing/resale property; City street frontage; Rectangular residential lot
• Construction: Block foundation; Block and concrete construction elements; Vinyl siding; Copper plumbing; Asphalt shingle roof; Basement: full with sump pump
• Exterior features: Blacktop driveway; Deck; Fully fenced yard; Shed(s) / storage

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Disposal; Microwave; Refrigerator; Kitchen island
• Bedrooms: Three bedrooms on the second floor
• Flooring: Carpet; Luxury vinyl; Varies
• Bathrooms: One full bathroom; One half bathroom; One main-level bathroom
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Separate/formal living room; Kitchen island; Kitchen/family room combo; Living/dining room
• Laundry & utility: Washer; Dryer; Laundry located in the basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $-135 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $236k (9.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $236k (9.1% below list).
• Recommended offer: $236k (9.2% below list) — sets the bar for cash-flow.
• Cap rate 5.7% 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; 5 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).

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 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 $138k; list at $260k implies a 88% gain — meaningful room to come down on a strong offer.

Recommended offer $236,061 (9.2% 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. 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. 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?
6. 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.
7. 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.
8. 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: 0.91% ✗
• Cap rate: 5.67%
• Cash-on-cash: -2.23%
• DSCR: 0.90
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $312,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
49 Ascott Ln	0.10mi	3/1.5	1,140 (-5%)	15mo	$256,000	$225	74
38 Ascott Ln	0.08mi	3/1.5	1,232 (+3%)	23mo	$240,000	$195	73
132 Cranbrook	0.15mi	3/2.5	1,332 (+11%)	0mo	$350,000	$263	70
107 Cranbrook Ter	0.05mi	2/1.5 (-1)	1,067 (-11%)	6mo	$260,000	$244	69
171 Cranbrook Ter	0.19mi	2/2.0 (-1)	1,132 (-6%)	7mo	$325,000	$287	69
33 Westover Dr	0.16mi	2/1.5 (-1)	1,128 (-6%)	12mo	$252,500	$224	68
66 Westover Dr	0.21mi	3/1.5	1,300 (+8%)	12mo	$365,000	$281	66
204 Webster Commons Blvd	0.22mi	2/1.5 (-1)	1,160 (-3%)	21mo	$260,000	$224	62
43 Ascott Ln	0.10mi	3/2.0	1,372 (+14%)	12mo	$391,000	$285	59
289 Deerhurst Ln	0.49mi	2/1.5 (-1)	1,200 (0%)	18mo	$188,500	$157	57
152 Cranbrook Ter	0.19mi	3/2.0	1,369 (+14%)	16mo	$356,000	$260	52
134 Cranbrook Ter	0.16mi	2/2.0 (-1)	1,074 (-10%)	20mo	$280,000	$261	52

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: -20.7%
• Equity multiple: 0.29×
• Total profit: $-52,013
• Equity at exit: $38,752

10-year hold

• IRR: -15.4%
• Equity multiple: 0.15×
• Total profit: $-61,639
• Equity at exit: $22,471

Cash invested: $72,772 (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: 9.2×

Monthly cashflow live

• Estimated rent: $2,363 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$531 /mo · $6,367/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$496
• Net cashflow: $-135

Break-even live

Break-even rent $2,534

Max offer price $236,061

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Rent comps 5 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	0.34mi
77 Deerhurst Ln Webster, NY	1.0–2.0	1.0–1.5	1070	$2,000	$1.87	2d	21	0.41mi
129 Breno Dr Webster, NY	1.0–3.0	1.0–2.0	1143	$2,330	$2.04	2d	14	0.92mi
1010 Hazelnut Bnd Webster, NY	1.0–2.0	1.0–2.0	813	$2,979	$3.66	2d	3	1.25mi
744 Royal Sunset Dr Webster, NY	2.0	2.5	1233	$2,411	$1.96	3d	1	1.33mi

Listing history 6 events

1. 2026-06-18
   days on market $259,900 Active 7 DOM
2. 2026-06-17
   days on market $259,900 Active 6 DOM
3. 2026-06-16
   days on market $259,900 Active 5 DOM
4. 2026-06-15
   days on market $259,900 Active 4 DOM
5. 2026-06-13
   remarks 675-char remark
6. 2026-06-13
   listed $259,900 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: $6,367 · $531/mo
• Projected year-2 tax: $6,367 · $531/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: $28,357
• − Mortgage interest: −$14,558
• − Property taxes: −$6,367
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,269
• − Management: −$2,269
• − Depreciation: −$7,561
• Taxable loss: −$5,965
• Est. tax savings @ 24.0%: +$1,432
• After-tax cash flow: $-188/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

+162.5% since first listed

10 events — show timeline

• 2026-06-11 Listed $259,900 UNYREIS
• 2016-09-07 Sold (Public Records) $138,000 Public Records
• 2016-09-07 Sold (MLS) $138,000 UNYREIS
• 2016-07-14 Pending — UNYREIS
• 2016-07-14 Listing Removed — UNYREIS
• 2016-07-08 Pending — UNYREIS
• 2016-07-08 Listed $139,900 UNYREIS
• 2003-12-02 Sold (Public Records) $132,500 Public Records
• 1994-09-01 Sold (Public Records) $13,700 Public Records
• 1994-06-17 Sold (Public Records) $99,000 Public Records

Property tax history

+3.0%/yr

Latest (2025): $6,367 · +1.5% YoY. Source: county tax records.