1103 Five Mile Line Rd · Webster, NY 14580

$224,900

3 bd · 1.0 ba · 1,418 sqft · SingleFamily public records · 7 Days on market

Built 1963 0.41 ac lot Est $337k · 33% 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).

• Cash flow +18.9/30.0
• ARV discount +15.0/15.0
• DSCR +6.0/10.0
• 1% rule +5.7/10.0
• Schools +5.5/10.0
• Livability +3.8/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this well maintained 1,418 sq ft ranch offering the perfect combination of comfort, space, and opportunity. Ideally located just minutes from the Village of Webster, this home provides convenient access to shopping, dining, and Route 104 for an easy commute. Step inside to an inviting formal living room filled with natural light, perfect for everyday living or entertaining. The spacious eat-in kitchen offers excellent functionality and flows seamlessly into a large family room featuring sliding glass doors that lead to a rear deck and park like backyard, ideal for relaxing, hosting, or enjoying the outdoors. This home features hardwood floors, generously sized bedrooms, and

Key facts

• Park like backyard
• Large family room
• Rear deck

Tags

• INVITING FORMAL LIVING ROOM
• SPACIOUS EAT-IN KITCHEN
• LARGE FAMILY ROOM
• REAR DECK
• PARK LIKE BACKYARD
• HARDWOOD FLOORS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $231 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $225k).
• Cap rate 7.5% 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 $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 7 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $224,900

Questions for the listing agent

1. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.07% ✓
• Cap rate: 7.53%
• Cash-on-cash: 4.41%
• DSCR: 1.20
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $337,484
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1103 Five Mile Line Rd	0.00mi	3/1.5	1,418 (0%)	2mo	$315,500	$222	97
753 Tanya Cir	0.20mi	3/1.5	1,370 (-3%)	15mo	$355,000	$259	71
1100 Hatch Rd	0.46mi	3/1.5	1,400 (-1%)	11mo	$235,000	$168	65
725 Sugarcreek Trl	0.46mi	3/1.5	1,340 (-6%)	20mo	$335,000	$250	51
936 Dibbles Trl	0.45mi	4/2.0 (+1)	1,522 (+7%)	13mo	$432,000	$284	47
949 Gaywood Ln	0.73mi	3/1.5	1,540 (+9%)	5mo	$280,000	$182	46
711 Bishops Ln	0.67mi	2/1.5 (-1)	1,451 (+2%)	20mo	$345,100	$238	42
1244 Hatch Rd	0.73mi	4/2.5 (+1)	1,483 (+5%)	8mo	$375,000	$253	40
1161 Hatch Rd	0.57mi	3/2.0	1,518 (+7%)	22mo	$318,000	$209	39
671 Adeline Dr	0.70mi	4/2.0 (+1)	1,537 (+8%)	7mo	$324,500	$211	38
941 Dibbles Trl	0.48mi	3/2.0	1,619 (+14%)	23mo	$402,000	$248	31

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: -10.1%
• Equity multiple: 0.63×
• Total profit: $-23,087
• Equity at exit: $33,533

10-year hold

• IRR: -1.6%
• Equity multiple: 0.89×
• Total profit: $-6,736
• Equity at exit: $19,445

Cash invested: $62,972 (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: 7.8×

Monthly cashflow live

• Estimated rent: $2,414 medium
• Mortgage (P&I): −$1,179
• Tax from tax record: −$403 /mo · $4,833/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$507
• Net cashflow: $231

Break-even live

Break-even rent $2,121

Max offer price $224,900

Occupancy floor 85%

Sensitivity live

Price	-10% $359	-5% $295	+0% $231	+5% $168	+10% $104
Rent	-10% $41	-5% $136	+0% $231	+5% $327	+10% $422
Rate	-1.0pp $345	-0.5pp $289	base $231	+0.5pp $173	+1.0pp $114

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: $56,225
• Closing costs: $6,747
• 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	0.24mi
78 S Estate Dr Webster, NY	4.0	2.0	1700	$3,000	$1.76	44d	1	0.72mi
77 Deerhurst Ln Webster, NY	1.0–2.0	1.0–1.5	1070	$2,000	$1.87	3d	21	0.95mi
1205 Rousseau Dr Webster, NY	1.0–3.0	1.0–2.0	1143	$2,696	$2.36	3d	3	1.01mi

Listing history 2 events

1. 2026-04-01
   status Pending
2. 2026-03-26
   listed $224,900 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: $4,833 · $403/mo
• Projected year-2 tax: $4,833 · $403/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: $28,972
• − Mortgage interest: −$12,598
• − Property taxes: −$4,833
• − Insurance: −$1,124
• − Repairs & maintenance: −$2,318
• − Management: −$2,318
• − Depreciation: −$6,543
• Taxable loss: −$762
• Est. tax savings @ 24.0%: +$183
• After-tax cash flow: $2,960/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

2 events — show timeline

• 2026-04-01 Pending — UNYREIS
• 2026-03-26 Listed $224,900 UNYREIS

Property tax history

+3.5%/yr

Latest (2025): $4,833 · +11.8% YoY. Source: county tax records.