481 Nadine Dr · Webster, NY 14580

$229,900

3 bd · 1.5 ba · 1,232 sqft · Condo public records · 6 Days on market

Built 1989 $244/mo HOA · 11% 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 +10.3/30.0
• ARV discount +7.5/15.0
• Schools +5.5/10.0
• 1% rule +5.0/10.0
• 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

Well maintained end unit townhome in the highly desired Summit Knolls community. On-demand water heater, vinyl windows and all appliances sell with the unit including newer washer and dryer. Lighting and trim accents add to the upgrades, along with an upgraded main bath. Great interior floorplan with main floor living area, 3 bedrooms up and a full basement. Outdoors you'll find a spacious deck and generous green space. The HOA takes care of exterior maintenance including snow removal of driveway, walkways and roadways. (HOA information can be found at croftoninc. com; select the Webster Knolls tab. ) This conveniently located townhome is move-in ready. Schedule your showing today!

Key facts

• Tiled walk-in shower
• Undermount sink
• Updated kitchen

Tags

• HARDWOOD FLOORS
• UPDATED KITCHEN
• STAINLESS STEEL APPLIANCES
• UNDERMOUNT SINK
• TILED WALK-IN SHOWER
• FULL DRY BASEMENT

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath condo listed at $230k.

Deal economics

• At list price, monthly cash flow is $-128 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $207k (9.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $229k (0.4% below list).
• Recommended offer: $207k (9.8% 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 $2k of loan paydown is wiped out by about $7k 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 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 8y 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 $142k; list at $230k implies a 62% gain — meaningful room to come down on a strong offer.

Recommended offer $207,289 (9.8% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
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 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: 1.00% ✗
• Cap rate: 5.62%
• Cash-on-cash: -2.39%
• 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: -21.0%
• Equity multiple: 0.28×
• Total profit: $-46,577
• Equity at exit: $34,279

10-year hold

• IRR: -15.9%
• Equity multiple: 0.13×
• Total profit: $-55,799
• Equity at exit: $19,878

Cash invested: $64,372 (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: $2,290 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$391 /mo · $4,697/yr
• Insurance: −$96
• HOA: −$244
• Vacancy / Maint / Mgmt: −$481
• Net cashflow: $-128

Break-even live

Break-even rent $2,452

Max offer price $207,289

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: $57,475
• Closing costs: $6,897
• 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	0.27mi
1205 Rousseau Dr Webster, NY	1.0–3.0	1.0–2.0	1143	$2,696	$2.36	2d	3	0.36mi
744 Royal Sunset Dr Webster, NY	2.0	2.5	1233	$2,411	$1.96	3d	1	1.03mi
129 Breno Dr Webster, NY	1.0–3.0	1.0–2.0	1143	$2,330	$2.04	2d	14	1.45mi

HOA detail condo

• Monthly dues: $244 · $2,928/yr
• Likely covers: watersnow removalexterior maint.
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 11 events

1. 2026-04-22
   status Pending
2. 2026-04-16
   listed $229,900 Active
3. 2020-12-18
   soldstatus $142,000
4. 2020-12-04
   soldstatus $142,000 Closed Sale or Rented 690-char remark

   Show marketing remark (690 chars)

   Well maintained end unit townhome in the highly desired Summit Knolls community. On-demand water heater, vinyl windows and all appliances sell with the unit including newer washer and dryer. Lighting and trim accents add to the upgrades, along with an upgraded main bath. Great interior floorplan with main floor living area, 3 bedrooms up and a full basement. Outdoors you'll find a spacious deck and generous green space. The HOA takes care of exterior maintenance including snow removal of driveway, walkways and roadways. (HOA information can be found at croftoninc. com; select the Webster Knolls tab. ) This conveniently located townhome is move-in ready. Schedule your showing today!

5. 2020-11-03
   status Pending Sale 690-char remark

   Show marketing remark (690 chars)

   Well maintained end unit townhome in the highly desired Summit Knolls community. On-demand water heater, vinyl windows and all appliances sell with the unit including newer washer and dryer. Lighting and trim accents add to the upgrades, along with an upgraded main bath. Great interior floorplan with main floor living area, 3 bedrooms up and a full basement. Outdoors you'll find a spacious deck and generous green space. The HOA takes care of exterior maintenance including snow removal of driveway, walkways and roadways. (HOA information can be found at croftoninc. com; select the Webster Knolls tab. ) This conveniently located townhome is move-in ready. Schedule your showing today!

6. 2020-10-29
   historical Continue to Show- Under Contract 690-char remark

   Show marketing remark (690 chars)

   Well maintained end unit townhome in the highly desired Summit Knolls community. On-demand water heater, vinyl windows and all appliances sell with the unit including newer washer and dryer. Lighting and trim accents add to the upgrades, along with an upgraded main bath. Great interior floorplan with main floor living area, 3 bedrooms up and a full basement. Outdoors you'll find a spacious deck and generous green space. The HOA takes care of exterior maintenance including snow removal of driveway, walkways and roadways. (HOA information can be found at croftoninc. com; select the Webster Knolls tab. ) This conveniently located townhome is move-in ready. Schedule your showing today!

7. 2020-10-26
   listed $144,900 Active 690-char remark

   Show marketing remark (690 chars)

   Well maintained end unit townhome in the highly desired Summit Knolls community. On-demand water heater, vinyl windows and all appliances sell with the unit including newer washer and dryer. Lighting and trim accents add to the upgrades, along with an upgraded main bath. Great interior floorplan with main floor living area, 3 bedrooms up and a full basement. Outdoors you'll find a spacious deck and generous green space. The HOA takes care of exterior maintenance including snow removal of driveway, walkways and roadways. (HOA information can be found at croftoninc. com; select the Webster Knolls tab. ) This conveniently located townhome is move-in ready. Schedule your showing today!

8. 2018-10-02
   soldstatus $138,000
9. 2018-10-01
   soldstatus $138,000 Closed Sale or Rented 798-char remark

   Show marketing remark (798 chars)

   Welcome home to this 3 bedroom, 1.5 half bath conveniently located in the middle of Webster in a quiet area minutes from Route 104 and the convenience of Webster shopping. The open first floor floorplan makes dining and entertaining very convenient. Updated trim in the Living Room with accent lighting makes it charming for a quiet night as well. The 3 upstairs bedrooms, with Rubbermaid closet systems makes it quiet and cozy to rest after a long day. There is plenty of parking with the one car attached garage and driveway as well as guest parking at the end of the driveway. Hardwood floors makes it easy to add a few area rugs to give this townhouse your own flare. All appliances will stay, including a new refrigerator and newer washer and dryer which will make moving in very easy as well!

10. 2018-09-20
    status Pending Sale 798-char remark

    Show marketing remark (798 chars)

    Welcome home to this 3 bedroom, 1.5 half bath conveniently located in the middle of Webster in a quiet area minutes from Route 104 and the convenience of Webster shopping. The open first floor floorplan makes dining and entertaining very convenient. Updated trim in the Living Room with accent lighting makes it charming for a quiet night as well. The 3 upstairs bedrooms, with Rubbermaid closet systems makes it quiet and cozy to rest after a long day. There is plenty of parking with the one car attached garage and driveway as well as guest parking at the end of the driveway. Hardwood floors makes it easy to add a few area rugs to give this townhouse your own flare. All appliances will stay, including a new refrigerator and newer washer and dryer which will make moving in very easy as well!

11. 2018-08-16
    listed $144,900 Active 798-char remark

    Show marketing remark (798 chars)

    Welcome home to this 3 bedroom, 1.5 half bath conveniently located in the middle of Webster in a quiet area minutes from Route 104 and the convenience of Webster shopping. The open first floor floorplan makes dining and entertaining very convenient. Updated trim in the Living Room with accent lighting makes it charming for a quiet night as well. The 3 upstairs bedrooms, with Rubbermaid closet systems makes it quiet and cozy to rest after a long day. There is plenty of parking with the one car attached garage and driveway as well as guest parking at the end of the driveway. Hardwood floors makes it easy to add a few area rugs to give this townhouse your own flare. All appliances will stay, including a new refrigerator and newer washer and dryer which will make moving in very easy as well!

ⓘ 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: $4,697 · $391/mo
• Projected year-2 tax: $4,697 · $391/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: $27,476
• − Mortgage interest: −$12,878
• − Property taxes: −$4,697
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,198
• − Management: −$2,198
• − HOA: −$2,928
• − Depreciation: −$6,688
• Taxable loss: −$5,261
• Est. tax savings @ 24.0%: +$1,263
• After-tax cash flow: $-273/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

+58.7% since first listed

11 events — show timeline

• 2026-04-22 Pending — UNYREIS
• 2026-04-16 Listed $229,900 UNYREIS
• 2020-12-18 Sold (Public Records) $142,000 Public Records
• 2020-12-04 Sold (MLS) $142,000 UNYREIS
• 2020-11-03 Pending — UNYREIS
• 2020-10-29 Contingent — UNYREIS
• 2020-10-26 Listed $144,900 UNYREIS
• 2018-10-02 Sold (Public Records) $138,000 Public Records
• 2018-10-01 Sold (MLS) $138,000 UNYREIS
• 2018-09-20 Pending — UNYREIS
• 2018-08-16 Listed $144,900 UNYREIS

Property tax history

+3.5%/yr

Latest (2025): $4,697 · +0.2% YoY. Source: county tax records.