97 Springwood Dr · Webster, NY 14580

$199,900

2 bd · 1.5 ba · 1,125 sqft · Condo public records · 7 Days on market

Built 1977 $247/mo HOA · 12% of rent

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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).

• Cash flow +10.1/30.0
• ARV discount +7.5/15.0
• Schools +5.5/10.0
• 1% rule +4.9/10.0
• Livability +3.8/5.0
• Rent growth +3.1/5.0
• DSCR +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful 2 bedrooms with 1.5 bathrooms townhouse located in Summit Knolls neighborhood. Very clean well taken care of home with modern updates. Just move in and enjoy easy living! Generous size master bedroom with a huge walk-in closet. Sliding glass door opens up to a private patio. And well manicured garden. Brand new carpet upstairs. Newly painted basement. Furnace just inspected. Brand new sump pump. Delayed negotiations on file. All offers to be submitted by Sunday March 21 @6pm.

Key facts

• Walk-in closet
• Private patio
• $247 HOA

Tags

• FUNCTIONAL GALLEY KITCHEN
• WALK-IN CLOSET
• DEDICATED VANITY AREA
• PRIVATE PATIO
• ABUNDANT STORAGE SPACE

Property features AI

Finance

• HOA & community: Summit Knolls Homeowner's association — $247 monthly covering common area maintenance

Exterior

• Parking: Detached garage with garage door opener; One garage space; Open parking available
• Utilities: Electricity available and connected (circuit breakers); Public water connected; Sewer connected
• Home design: Two-story home; Resale property; Asphalt pitched shingle roof; Vinyl siding
• Construction: Built previously (existing); Copper plumbing
• Exterior features: Patio; Rectangular residential lot on a city street

Interior

• Kitchen: Dishwasher; Freezer; Garbage disposal; Gas oven; Gas range; Refrigerator
• Bedrooms: Two bedrooms located on the second level
• Flooring: Carpet; Tile; Varies
• Bathrooms: One full bathroom; One half bathroom; One main-level bathroom
• Heating & cooling: Forced air heating with gas and electric; Central air conditioning
• Interior features: Sliding doors / sliding glass door(s); Living/Dining room
• Laundry & utility: Laundry in basement; Sump pump in basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $200k.

Deal economics

• At list price, monthly cash flow is $-116 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $179k (10.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $199k (0.7% below list).
• Recommended offer: $179k (10.2% below list) — sets the bar for cash-flow.
• Cap rate 5.6% 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; 4 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 $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 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 15y 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 $150k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $179,487 (10.2% 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. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.99% ✗
• Cap rate: 5.60%
• Cash-on-cash: -2.48%
• DSCR: 0.89
• GRM: 8.4

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: -21.1%
• Equity multiple: 0.27×
• Total profit: $-40,767
• Equity at exit: $29,806

10-year hold

• IRR: -16.1%
• Equity multiple: 0.12×
• Total profit: $-49,088
• 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: 8.4×

Monthly cashflow live

• Estimated rent: $1,986 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$306 /mo · $3,671/yr
• Insurance: −$83
• HOA: −$247
• Vacancy / Maint / Mgmt: −$417
• Net cashflow: $-116

Break-even live

Break-even rent $2,132

Max offer price $179,487

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

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
77 Deerhurst Ln Webster, NY	1.0–2.0	1.0–1.5	1070	$2,000	$1.87	2d	21	0.20mi
1205 Rousseau Dr Webster, NY	1.0–3.0	1.0–2.0	1143	$2,206	$1.93	2d	3	0.29mi
744 Royal Sunset Dr Webster, NY	2.0	2.5	1233	$2,411	$1.96	3d	1	0.81mi
1017 Waverton Cir Webster, NY	1.0	1.0	850	$1,712	$2.01	3d	2	1.14mi

HOA detail condo

• Monthly dues: $247 · $2,964/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 7 events

1. 2026-06-18
   status $199,900 Pending 7 DOM
2. 2026-06-18
   days on market $199,900 Active 7 DOM
3. 2026-06-17
   days on market $199,900 Active 6 DOM
4. 2026-06-16
   days on market $199,900 Active 5 DOM
5. 2026-06-15
   days on market $199,900 Active 4 DOM
6. 2026-06-13
   remarks 681-char remark
7. 2026-06-13
   listed $199,900 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: $3,671 · $306/mo
• Projected year-2 tax: $3,671 · $306/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 · 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: $23,832
• − Mortgage interest: −$11,198
• − Property taxes: −$3,671
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,907
• − Management: −$1,907
• − HOA: −$2,964
• − Depreciation: −$5,815
• Taxable loss: −$4,628
• Est. tax savings @ 24.0%: +$1,111
• After-tax cash flow: $-276/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

+127.4% since first listed

9 events — show timeline

• 2026-06-11 Listed $199,900 UNYREIS
• 2021-04-30 Sold (Public Records) $150,000 Public Records
• 2021-04-30 Sold (MLS) $150,000 UNYREIS
• 2021-03-23 Pending — UNYREIS
• 2021-03-22 Contingent — UNYREIS
• 2021-03-17 Listed $125,000 UNYREIS
• 2012-02-22 Sold (Public Records) $87,900 Public Records
• 2012-02-21 Sold (MLS) $87,900 UNYREIS
• 2011-09-12 Listed $87,900 UNYREIS

Property tax history

+1.9%/yr

Latest (2025): $3,671 · +1.1% YoY. Source: county tax records.