61 Springwood Dr · Webster, NY 14580

$189,900

2 bd · 1.5 ba · 990 sqft · Townhouse public records · 21 Days on market

Built 1977 1,307 sqft lot Est $189k · at est. $250/mo HOA · 13% 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 +10.4/30.0
• ARV discount +7.3/15.0
• Schools +5.5/10.0
• 1% rule +5.3/10.0
• 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

Enjoy low-maintenance living in this 2-bed / 1.5 bath townhouse in Webster, NY. Complete with the convenience of attached garage parking and a comfortable, easy-flow, 2-story layout. Bright living spaces, generous room sizes, and full basement with laundry hookups and space for storage. The private outdoor side yard space is fully-fenced with private access to/from your garage. Ideally located near Irondequoit Bay, marinas, waterfront dining, shopping, schools, and Webster’s parks and trails, this location is a sought-after choice for buyers looking for value, comfort, and convenience.

Key facts

• Full basement
• Near irondequoit bay
• Private access

Tags

• ATTACHED GARAGE PARKING
• FULL BASEMENT
• PRIVATE OUTDOOR SIDE YARD
• FULLY-FENCED
• PRIVATE ACCESS
• NEAR IRONDEQUOIT BAY

Property features AI

Finance

• Financial info: Pets allowed: cats and dogs
• HOA & community: HOA with a $250 monthly fee covering common area maintenance, snow removal and trash

Exterior

• Parking: Detached garage; Open parking; 1 garage space
• Utilities: Public water connected; Sewer connected
• Home design: Two-story home; Existing/resale property
• Construction: Vinyl siding
• Exterior features: Irregular residential lot; Road frontage on city street and private road

Interior

• Kitchen: Dishwasher; Microwave
• Bedrooms: Total of 4 rooms (includes bedrooms and living spaces)
• Flooring: Carpet; Laminate; Varies by room
• Bathrooms: 1 full bathroom; 1 half bathroom; One main-level bathroom
• Heating & cooling: Gas heating with forced air; Central air conditioning
• Interior features: Dining area; Eat-in kitchen; Combined living and dining room
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath townhouse listed at $190k.

Deal economics

• At list price, monthly cash flow is $-102 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $172k (9.5% below list).
• Meets the 1% rule at list price ($2k rent vs $190k).
• Recommended offer: $172k (9.5% 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; 3 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

• It's been on market 21 days — a 2% lower offer ($187k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $79k; list at $190k implies a 140% gain — meaningful room to come down on a strong offer.

Recommended offer $171,928 (9.5% 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. 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: 1.03% ✓
• Cap rate: 5.65%
• Cash-on-cash: -2.30%
• DSCR: 0.90
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $189,090
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
63 Springwood Dr	0.00mi	2/1.5	990 (0%)	9mo	$199,000	$201	92
4 Clearfield Dr	0.14mi	2/1.5	1,125 (+14%)	2mo	$206,000	$183	70
37 Springwood Dr	0.06mi	2/1.5	1,125 (+14%)	7mo	$221,000	$196	69
22 Springwood Dr	0.09mi	2/1.5	1,125 (+14%)	7mo	$215,000	$191	67
16 Springwood Dr	0.10mi	3/1.5 (+1)	1,125 (+14%)	2mo	$235,000	$209	66
24 Springwood Dr	0.09mi	2/1.5	1,125 (+14%)	10mo	$210,000	$187	65
11 Springwood Dr	0.13mi	2/1.5	1,125 (+14%)	8mo	$168,900	$150	65
75 Southfield Dr	0.53mi	2/1.5	1,054 (+6%)	0mo	$219,000	$208	64
37 Southfield Dr	0.58mi	2/1.5	1,054 (+6%)	3mo	$176,000	$167	60
173 S Estate Dr	0.35mi	2/1.5	1,100 (+11%)	7mo	$200,000	$182	59
27 Southfield Dr	0.59mi	2/1.5	1,054 (+6%)	5mo	$170,000	$161	57
24 Huntsman	0.31mi	2/1.5	1,127 (+14%)	10mo	$215,000	$191	54

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: -20.8%
• Equity multiple: 0.28×
• Total profit: $-38,228
• Equity at exit: $28,315

10-year hold

• IRR: -15.7%
• Equity multiple: 0.14×
• Total profit: $-45,587
• Equity at exit: $16,419

Cash invested: $53,172 (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: 8.1×

Monthly cashflow live

• Estimated rent: $1,948 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$315 /mo · $3,785/yr
• Insurance: −$79
• HOA: −$250
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $-102

Break-even live

Break-even rent $2,076

Max offer price $171,928

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	3d	21	0.29mi
1205 Rousseau Dr Webster, NY	1.0–3.0	1.0–2.0	1143	$2,206	$1.93	3d	3	0.37mi
1017 Waverton Cir Webster, NY	1.0	1.0	850	$1,712	$2.01	3d	2	1.17mi

HOA detail

• Monthly dues: $250 · $3,000/yr
• Likely covers: water

Listing history 18 events

1. 2026-06-18
   days on market $189,900 Active 21 DOM
2. 2026-06-17
   days on market $189,900 Active 20 DOM
3. 2026-06-16
   days on market $189,900 Active 19 DOM
4. 2026-06-15
   days on market $189,900 Active 18 DOM
5. 2026-06-13
   days on market $189,900 Active 16 DOM
6. 2026-06-10
   days on market $189,900 Active 13 DOM
7. 2026-06-09
   days on market $189,900 Active 12 DOM
8. 2026-06-09
   days on market $189,900 Active 11 DOM
9. 2026-06-07
   days on market $189,900 Active 10 DOM
10. 2026-06-05
    days on market $189,900 Active 7 DOM
11. 2026-06-03
    days on market $189,900 Active 6 DOM
12. 2026-06-03
    days on market $189,900 Active 5 DOM
13. 2026-06-01
    days on market $189,900 Active 4 DOM
14. 2026-05-31
    days on market $189,900 Active 3 DOM
15. 2026-05-27
    listed $189,900 Active
16. 2004-08-02
    soldstatus $79,000
17. 2003-10-29
    soldstatus $75,000
18. 2001-06-28
    soldstatus $60,500

ⓘ 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: $3,785 · $315/mo
• Projected year-2 tax: $3,785 · $315/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 2/10 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: $23,372
• − Mortgage interest: −$10,637
• − Property taxes: −$3,785
• − Insurance: −$950
• − Repairs & maintenance: −$1,870
• − Management: −$1,870
• − HOA: −$3,000
• − Depreciation: −$5,524
• Taxable loss: −$4,264
• Est. tax savings @ 24.0%: +$1,023
• After-tax cash flow: $-198/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

+213.9% since first listed

4 events — show timeline

• 2026-05-27 Listed $189,900 WNYREIS
• 2004-08-02 Sold (Public Records) $79,000 Public Records
• 2003-10-29 Sold (Public Records) $75,000 Public Records
• 2001-06-28 Sold (Public Records) $60,500 Public Records

Property tax history

+1.8%/yr

Latest (2025): $3,785 · +0.2% YoY. Source: county tax records.