33 Hawley Dr Dr · Webster, NY 14580

$275,000

4 bd · 1.5 ba · 1,810 sqft · SingleFamily public records · 9 Days on market

Built 1961 0.31 ac lot Est $364k · 24% under

---

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).

• ARV discount +15.0/15.0
• Cash flow +13.0/30.0
• Schools +5.5/10.0
• 1% rule +4.6/10.0
• DSCR +3.9/10.0
• Livability +3.8/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

The Village of Webster at its best! Beautifully maintained with the convenience of being close to everything. Schantz Park is a quick walk with plenty of room to run and play. Schools, restaurants, shopping and expressways are just minutes away. The warmth and charm of this home is immediately felt when you enter the front door or enter from the breezeway where you can drop everything from the busy day and be welcomed into the well-appointed cherry kitchen and eating area. A formal dining room gives you more space to spread out with family and friends for a meal. The living room warms things up with a gas fireplace, built-in cabinetry and plenty of natural light. The family room is welcomin

Key facts

• Cherry kitchen
• Built-in cabinetry
• Formal dining room

Tags

• CHERRY KITCHEN
• FORMAL DINING ROOM
• GAS FIREPLACE
• BUILT-IN CABINETRY
• NATURAL LIGHT
• WOOD BEAMS

Property features AI

Exterior

• Parking: Attached garage with garage door opener; 2 garage spaces
• Utilities: Electricity connected (circuit breakers); Public water connected; Sewer connected; High-speed internet available; Cable available
• Home design: 2-story house; Resale property; City street frontage; Rectangular residential lot (approx. 0.31 acres, dimensions 85 x 160)
• Construction: Vinyl siding; Blown-in insulation; Copper plumbing; Asphalt roof; Block foundation; Built as existing (no recent construction date provided)
• Exterior features: Blacktop driveway; Deck

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Microwave; Refrigerator; Disposal; Eat-in kitchen
• Bedrooms: Total rooms include bedrooms within the 8-room layout
• Flooring: Hardwood; Carpet; Ceramic tile; Resilient flooring; Varied flooring types
• Bathrooms: 1 full bathroom; 1 half bathroom; 1 main-level bathroom
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Separate/formal dining room; Eat-in kitchen; Separate/formal living room; Sliding glass doors; Natural woodwork; Window treatments; Programmable thermostat; Storm windows; Drapes; Wood window frames
• Laundry & utility: Washer; Dryer; Laundry located in the basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $-15 ($-183/yr) — negative.
• To cash-flow at today's rent, offer at most $272k (1.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $265k (3.7% below list).
• Recommended offer: $265k (3.7% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• This rent runs 32% of the median local income ($98k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 9 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $264,923 (3.7% 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 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.96% ✗
• Cap rate: 6.23%
• Cash-on-cash: -0.24%
• DSCR: 0.99
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $363,810
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
32 Hawley Dr	0.03mi	4/2.5	1,692 (-6%)	7mo	$330,000	$195	78
239 London Rd	0.15mi	3/2.0 (-1)	1,746 (-4%)	8mo	$325,000	$186	73
27 Lincolnshire Rd	0.22mi	5/2.0 (+1)	1,920 (+6%)	4mo	$325,000	$169	69
19 Maryvale Dr	0.09mi	3/1.5 (-1)	1,596 (-12%)	4mo	$330,000	$207	68
90 Hefner Dr	0.25mi	3/1.5 (-1)	1,638 (-10%)	7mo	$355,000	$217	62
261 South Ave	0.30mi	4/1.5	2,012 (+11%)	8mo	$315,000	$157	61
148 Wood St	0.48mi	4/1.5	1,950 (+8%)	5mo	$405,000	$208	61
1258 State Rd	0.58mi	3/2.5 (-1)	1,723 (-5%)	6mo	$330,000	$192	51
1485 Bowling Green Dr	0.58mi	3/1.5 (-1)	1,952 (+8%)	7mo	$385,000	$197	49
1478 Ice Pond Way	0.68mi	3/2.0 (-1)	1,668 (-8%)	7mo	$335,000	$201	43
1126 Twin Leaf Ter	0.56mi	3/2.0 (-1)	1,572 (-13%)	6mo	$370,000	$235	40
1151 Twin Leaf Ter	0.61mi	3/2.0 (-1)	1,554 (-14%)	7mo	$394,000	$254	35

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: -17.4%
• Equity multiple: 0.39×
• Total profit: $-47,007
• Equity at exit: $41,003

10-year hold

• IRR: -10.6%
• Equity multiple: 0.37×
• Total profit: $-48,157
• Equity at exit: $23,777

Cash invested: $77,000 (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: 242
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $2,649 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$551 /mo · $6,617/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$556
• Net cashflow: $-15

Break-even live

Break-even rent $2,669

Max offer price $272,310

Occupancy floor 96%

Sensitivity live

Price	-10% $140	-5% $63	+0% $-15	+5% $-93	+10% $-171
Rent	-10% $-225	-5% $-120	+0% $-15	+5% $89	+10% $194
Rate	-1.0pp $123	-0.5pp $55	base $-15	+0.5pp $-86	+1.0pp $-159

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1419 Ridge Rd Unit 155 RC Webster, NY	3.0	2.5	1670	$2,750	$1.65	25d	1	0.65mi
155 Redon Cir Webster, NY	3.0	2.5	1670	$2,750	$1.65	25d	1	0.69mi
129 Breno Dr Webster, NY	1.0–3.0	1.0–2.0	1143	$2,330	$2.04	4d	14	0.85mi

Listing history 1 events

1. 2026-05-19
   listed $275,000 Active

ⓘ 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: $6,617 · $551/mo
• Projected year-2 tax: $6,617 · $551/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: $31,791
• − Mortgage interest: −$15,404
• − Property taxes: −$6,617
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,543
• − Management: −$2,543
• − Depreciation: −$8,000
• Taxable loss: −$4,692
• Est. tax savings @ 24.0%: +$1,126
• After-tax cash flow: $943/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

1 event — show timeline

• 2026-05-19 Listed $275,000 UNYREIS

Property tax history

+3.2%/yr

Latest (2025): $6,617 · +10.0% YoY. Source: county tax records.