898 Ridge Rd Lot 17 · Webster, NY 14580

$89,900

3 bd · 2.0 ba · 1,152 sqft · SingleFamily · 29 Days on market

Built 1993 Fair condition $518/mo HOA · 22% of rent

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.5/10.0
• Livability +3.8/5.0
• Rent growth +3.1/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Sunset Valley is an age 55+ Mobile Home Community. 24'x48'Mfg. Home Blt in 1993. WOW! 1152 sq. ft. double wide, Central Air, Cathedral Ceilings, 2 Bedrooms, 2 baths. Extremely spacious. & well maintained. Recently fully painted. Liv room with skylight, Din room, Kit with stainless steel appliances, Den/office, Master bedroom bath has a walk-in shower, 2nd bathroom off hallway has a tub, Windows & skylight bring in plenty of natural light. Shed is great for storage of lawn mower & yard tools. Mobile Park Lot fee $455 per month includes trash removal, water, paved streets, and lighting. Next door to Atlantic restaurant, near grocery & retail shopping & more. BUYER'S OCCUPANCY IS SUBJECT TO THE APPROVAL OF THE PARK. Must complete an application.

Key facts

• Shed for storage
• Cathedral ceilings
• Ranch style home

Tags

• RANCH STYLE HOME
• CENTRAL AIR
• TANKLESS WATER HEATER
• CATHEDRAL CEILINGS
• WALK-IN SHOWER
• SHED FOR STORAGE

Property features AI

Finance

• HOA & community: Monthly land lease / association fee of $518; Located in a senior community

Exterior

• Parking: No garage
• Utilities: Public water connected; Sewer connected
• Home design: Single-story home; Resale property
• Construction: Vinyl siding; Blown-in insulation; Architectural shingle roof; Existing construction
• Exterior features: Blacktop driveway; Rectangular lot

Interior

• Kitchen: Gas oven; Gas range; Dishwasher; Refrigerator
• Bedrooms: 3 main-level bedrooms
• Flooring: Carpet; Laminate; Varies
• Bathrooms: 2 full bathrooms (both on main level)
• Heating & cooling: Central air conditioning; Heating: Gas and Electric options; Forced air heating; Hot water heating
• Interior features: Breakfast bar; Dining area; Guest accommodations; Home office; Main level primary suite; Bedroom on main level
• Laundry & utility: Washer and dryer on main level; Tankless water heater

🏷️ Possibly a rental listed for sale. The $89,900 price doesn't fit this home's estimated sale value (~$304,128) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $90k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $739 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $89k (1.5% below list) — sets the bar for market timing.
• Cap rate 16.2% 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); 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 $622 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 2.4% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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 $44k; list at $90k implies a 105% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 22% of rent.

Recommended offer $88,551 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 2.64% ✓
• Cap rate: 16.15%
• Cash-on-cash: 35.21%
• DSCR: 2.57
• GRM: 3.2

CMA / ARV

• ARV (on-the-fly): $304,128
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
828 Jaclyn Ln	0.49mi	3/2.0	1,101 (-4%)	10mo	$280,000	$254	61
940 Limpet Dr	0.73mi	3/2.0	1,100 (-4%)	1mo	$350,000	$318	58
920 Limpet Dr	0.69mi	2/1.5 (-1)	1,166 (+1%)	11mo	$333,000	$286	50
932 Limpet Dr	0.72mi	2/2.0 (-1)	1,039 (-10%)	11mo	$249,900	$241	35
832 Jaclyn Ln	0.47mi	3/1.0	985 (-14%)	22mo	$260,000	$264	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: 30.0%
• Equity multiple: 2.25×
• Total profit: $31,350
• Equity at exit: $13,404

10-year hold

• IRR: 36.9%
• Equity multiple: 4.31×
• Total profit: $83,335
• Equity at exit: $7,773

Cash invested: $25,172 (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: 3.2×

Monthly cashflow live

• Estimated rent: $2,377 medium
• Mortgage (P&I): −$471
• Tax est. 1.5%: −$112 /mo · $1,348/yr
• Insurance: −$37
• HOA: −$518
• Vacancy / Maint / Mgmt: −$499
• Net cashflow: $739

Break-even live

Break-even rent $1,442

Max offer price $89,900

Occupancy floor 64%

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: $22,475
• Closing costs: $2,697
• 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	0.55mi
1205 Rousseau Dr Webster, NY	1.0–3.0	1.0–2.0	1143	$2,696	$2.36	3d	3	0.65mi
77 Deerhurst Ln Webster, NY	1.0–2.0	1.0–1.5	1070	$2,000	$1.87	3d	21	0.66mi
1010 Hazelnut Bnd Webster, NY	1.0–2.0	1.0–2.0	813	$2,979	$3.66	3d	3	1.18mi

HOA detail

• Monthly dues: $518 · $6,216/yr
• Likely covers: watertrash

Listing history 18 events

1. 2026-06-18
   days on market $89,900 Active 29 DOM
2. 2026-06-17
   days on market $89,900 Active 28 DOM
3. 2026-06-16
   days on market $89,900 Active 27 DOM
4. 2026-06-15
   days on market $89,900 Active 26 DOM
5. 2026-06-13
   days on market $89,900 Active 24 DOM
6. 2026-06-10
   days on market $89,900 Active 21 DOM
7. 2026-06-09
   days on market $89,900 Active 20 DOM
8. 2026-06-09
   days on market $89,900 Active 19 DOM
9. 2026-06-07
   days on market $89,900 Active 18 DOM
10. 2026-06-05
    days on market $89,900 Active 15 DOM
11. 2026-06-03
    days on market $89,900 Active 14 DOM
12. 2026-06-03
    days on market $89,900 Active 13 DOM
13. 2026-06-01
    days on market $89,900 Active 12 DOM
14. 2026-05-31
    days on market $89,900 Active 11 DOM
15. 2026-05-20
    listed $89,900 Active
16. 2021-04-15
    soldstatus $43,800 Closed Sale or Rented 781-char remark

    Show marketing remark (781 chars)

    Sunset Valley is an age 55+ Mobile Home Community. 24'x48'Mfg. Home Blt in 1993. WOW! 1152 sq. ft. double wide, Central Air, Cathedral Ceilings, 2 Bedrooms, 2 baths. Extremely spacious. & well maintained. Recently fully painted. Liv room with skylight, Din room, Kit with stainless steel appliances, Den/office, Master bedroom bath has a walk-in shower, 2nd bathroom off hallway has a tub, Windows & skylight bring in plenty of natural light. Shed is great for storage of lawn mower & yard tools. Mobile Park Lot fee $455 per month includes trash removal, water, paved streets, and lighting. Next door to Atlantic restaurant, near grocery & retail shopping & more. BUYER'S OCCUPANCY IS SUBJECT TO THE APPROVAL OF THE PARK. Must complete an application.

17. 2021-03-04
    status Under Contract- Do Not Show 781-char remark

    Show marketing remark (781 chars)

    Sunset Valley is an age 55+ Mobile Home Community. 24'x48'Mfg. Home Blt in 1993. WOW! 1152 sq. ft. double wide, Central Air, Cathedral Ceilings, 2 Bedrooms, 2 baths. Extremely spacious. & well maintained. Recently fully painted. Liv room with skylight, Din room, Kit with stainless steel appliances, Den/office, Master bedroom bath has a walk-in shower, 2nd bathroom off hallway has a tub, Windows & skylight bring in plenty of natural light. Shed is great for storage of lawn mower & yard tools. Mobile Park Lot fee $455 per month includes trash removal, water, paved streets, and lighting. Next door to Atlantic restaurant, near grocery & retail shopping & more. BUYER'S OCCUPANCY IS SUBJECT TO THE APPROVAL OF THE PARK. Must complete an application.

18. 2021-02-22
    listed $46,000 Active 781-char remark

    Show marketing remark (781 chars)

    Sunset Valley is an age 55+ Mobile Home Community. 24'x48'Mfg. Home Blt in 1993. WOW! 1152 sq. ft. double wide, Central Air, Cathedral Ceilings, 2 Bedrooms, 2 baths. Extremely spacious. & well maintained. Recently fully painted. Liv room with skylight, Din room, Kit with stainless steel appliances, Den/office, Master bedroom bath has a walk-in shower, 2nd bathroom off hallway has a tub, Windows & skylight bring in plenty of natural light. Shed is great for storage of lawn mower & yard tools. Mobile Park Lot fee $455 per month includes trash removal, water, paved streets, and lighting. Next door to Atlantic restaurant, near grocery & retail shopping & more. BUYER'S OCCUPANCY IS SUBJECT TO THE APPROVAL OF THE PARK. Must complete an application.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $28,524
• − Mortgage interest: −$5,036
• − Property taxes: −$1,348
• − Insurance: −$450
• − Repairs & maintenance: −$2,282
• − Management: −$2,282
• − HOA: −$6,216
• − Depreciation: −$2,615
• Taxable income: $8,295
• Est. tax owed @ 24.0%: −$1,991
• After-tax cash flow: $6,872/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.

Condition & rehab AI · 1 photo

Fair 45/100 Moderate rehab

This 1993 manufactured home requires moderate renovations to improve its condition and value. Key areas needing attention include appliances, bathtubs, exterior siding, flooring, paint, and windows.

Repairs flagged

• Major Appliances — Old and worn
• Major Bathtubs and sinks — Signs of wear
• Moderate Exterior siding — Weathered
• Major Flooring — Worn
• Major Paint — Chipped and faded
• Major Windows — Signs of wear

Value-add opportunities

• Resale New appliances — Modern appliances attract buyers
• Resale Bathtub and sink replacement — New fixtures improve aesthetics
• Both Exterior painting — Enhances curb appeal and value
• Resale Flooring replacement — New flooring improves living space
• Resale Painting interior walls — Fresh paint enhances home's appearance
• Resale Window replacement — New windows improve energy efficiency and appearance

Renovation cost estimate screening

Repair item	Severity	Est. cost
Appliances · Old and worn	Major	$15,000–50,000
Bathtubs and sinks · Signs of wear	Major	$15,000–50,000
Exterior siding · Weathered	Moderate	$3,000–15,000
Flooring · Worn	Major	$15,000–50,000
Paint · Chipped and faded	Major	$15,000–50,000
Windows · Signs of wear	Major	$15,000–50,000
Total estimated repair cost · 6 items		$78,000–265,000

Value-add ROI direction

• Resale New appliances — Modern appliances attract buyers ↑
• Resale Bathtub and sink replacement — New fixtures improve aesthetics ↑
• Both Exterior painting — Enhances curb appeal and value ↑
• Resale Flooring replacement — New flooring improves living space ↑
• Resale Painting interior walls — Fresh paint enhances home's appearance ↑
• Resale Window replacement — New windows improve energy efficiency and appearance ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+95.4% since first listed

4 events — show timeline

• 2026-05-20 Listed $89,900 UNYREIS
• 2021-04-15 Sold (MLS) $43,800 UNYREIS
• 2021-03-04 Pending — UNYREIS
• 2021-02-22 Listed $46,000 UNYREIS