755 Tanya Cir · Webster, NY 14580

$325,000

3 bd · 1.5 ba · 1,673 sqft · SingleFamily public records · 53 Days on market

Built 1975 0.59 ac lot $194/sqft · 15% below area Est $383k · 15% 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 +14.3/15.0
• Cash flow +7.4/30.0
• Schools +5.5/10.0
• Livability +3.8/5.0
• Rent growth +3.1/5.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• DSCR +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Unique 3-bedroom home tucked away on a quiet cul-de-sac! This one-of-a-kind property features a versatile space that was once used as a bakery—offering incredible potential for an in-law suite, home business, studio, or whatever your vision may be. A rare opportunity to customize a space that truly fits your lifestyle or investment goals. Enjoy peace of mind with major updates already completed, including a new roof and furnace—both just 2 years old.

Key facts

• In-law suite
• New furnace
• Cul-de-sac

Tags

• CUL-DE-SAC
• IN-LAW SUITE
• HOME BUSINESS
• STUDIO
• NEW ROOF
• NEW FURNACE

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $-417 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $251k (22.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $243k (25.2% below list).
• Recommended offer: $243k (25.2% below list) — sets the bar for 1% rule.
• Cap rate 4.8% 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 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 $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 53 days — a 3% lower offer ($315k) is reasonable based on typical stale-listing flexibility.

Recommended offer $243,121 (25.2% 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. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Built in 1975 — 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. 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?
8. 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.
9. 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.
10. 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: 0.75% ✗
• Cap rate: 4.75%
• Cash-on-cash: -5.50%
• DSCR: 0.76
• GRM: 11.1

CMA / ARV

• ARV (median comp): $382,570
• List price: $325,000
• Delta: -15.05%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
734 Eastwood Cir	0.19mi	4/1.5 (+1)	1,872 (+12%)	3mo	$405,000	$216	64
121 Anytrell Dr	0.66mi	3/1.5	1,636 (-2%)	6mo	$430,000	$263	61
770 Lauren Ct	0.23mi	3/2.0	1,840 (+10%)	12mo	$353,000	$192	60
1188 Hatch Rd	0.51mi	3/2.0	1,752 (+5%)	8mo	$343,300	$196	60
749 Mont Vista Ln	0.24mi	4/2.0 (+1)	1,868 (+12%)	6mo	$360,000	$193	57
786 Lauren Ct	0.13mi	4/2.5 (+1)	1,872 (+12%)	12mo	$351,000	$188	55
5 Woodrose Dr	0.51mi	3/2.5	1,871 (+12%)	1mo	$475,000	$254	52
671 Adeline Dr	0.63mi	4/2.0 (+1)	1,537 (-8%)	7mo	$324,500	$211	45
22 Jewelberry Dr	0.62mi	3/2.5	1,841 (+10%)	9mo	$410,000	$223	42
899 Lothario Cir	0.54mi	4/2.5 (+1)	1,808 (+8%)	13mo	$501,000	$277	42
1244 Hatch Rd	0.59mi	4/2.5 (+1)	1,483 (-11%)	8mo	$375,000	$253	38
767 Bishops Ln	0.59mi	4/2.5 (+1)	1,892 (+13%)	12mo	$455,000	$240	32

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: -26.4%
• Equity multiple: 0.11×
• Total profit: $-80,658
• Equity at exit: $48,459

10-year hold

• IRR: -25.6%
• Equity multiple: -0.21×
• Total profit: $-110,191
• Equity at exit: $28,100

Cash invested: $91,000 (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: 11.1×

Monthly cashflow live

• Estimated rent: $2,431 medium
• Mortgage (P&I): −$1,704
• Tax from tax record: −$498 /mo · $5,979/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$511
• Net cashflow: $-417

Break-even live

Break-even rent $2,959

Max offer price $251,278

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
744 Royal Sunset Dr Webster, NY	2.0	2.5	1233	$2,411	$1.96	3d	1	0.26mi
78 S Estate Dr Webster, NY	4.0	2.0	1700	$3,000	$1.76	44d	1	0.87mi
77 Deerhurst Ln Webster, NY	1.0–2.0	1.0–1.5	1070	$2,000	$1.87	3d	21	1.10mi
1205 Rousseau Dr Webster, NY	1.0–3.0	1.0–2.0	1143	$2,696	$2.36	3d	3	1.16mi

Listing history 8 events

1. 2026-06-09
   statusdays on market $325,000 Pending 53 DOM
2. 2026-06-07
   days on market $325,000 Active 52 DOM
3. 2026-06-05
   days on market $325,000 Active 49 DOM
4. 2026-06-03
   days on market $325,000 Active 48 DOM
5. 2026-06-03
   days on market $325,000 Active 47 DOM
6. 2026-06-01
   days on market $325,000 Active 46 DOM
7. 2026-05-31
   days on market $325,000 Active 45 DOM
8. 2026-04-15
   listed $325,000 Active 466-char remark

   Show marketing remark (466 chars)

   Unique 3-bedroom home tucked away on a quiet cul-de-sac! This one-of-a-kind property features a versatile space that was once used as a bakery—offering incredible potential for an in-law suite, home business, studio, or whatever your vision may be. A rare opportunity to customize a space that truly fits your lifestyle or investment goals. Enjoy peace of mind with major updates already completed, including a new roof and furnace—both just 2 years old.

ⓘ 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: $5,979 · $498/mo
• Projected year-2 tax: $5,979 · $498/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: $29,175
• − Mortgage interest: −$18,205
• − Property taxes: −$5,979
• − Insurance: −$1,625
• − Repairs & maintenance: −$2,334
• − Management: −$2,334
• − Depreciation: −$9,455
• Taxable loss: −$10,757
• Est. tax savings @ 24.0%: +$2,582
• After-tax cash flow: $-2,426/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

1 event — show timeline

• 2026-04-15 Listed $325,000 UNYREIS

Property tax history

+3.1%/yr

Latest (2025): $5,979 · +0.3% YoY. Source: county tax records.