1318 State Rd · Webster, NY 14580

$289,900

3 bd · 1.5 ba · 1,320 sqft · SingleFamily public records · 13 Days on market

Built 1972 0.36 ac lot $220/sqft · 13% below area Est $332k · 13% under

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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).

• ARV discount +13.2/15.0
• Cash flow +8.4/30.0
• Schools +5.5/10.0
• Livability +3.8/5.0
• 1% rule +3.3/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to a place where life truly is worth living!! This Charming 3 Bdrm Colonial is perfectly nestled in one of Webster's most loved areas- offering space, privacy, and endless potential to make it your own. You'll love the private backyard for entertaining on your deck and enjoying the Park next door! Newly Built Redwood Deck for enjoying your morning Coffee and waiting for your day to start. 2 Car attached garage has extra storage and you own your own energy efficient Solar Panels Bring your finishing touches to make it your own making this home full of opportunity and heart. Just Bring your Vision and Fall in Love!!! This is the kind of home where you can build equity and make memories at the same time. Open House Sunday April 26th 11:30 to 1 pm Please come join us for some goodies and see a Great Home Delayed Negotiations until Wednesday April 29th, 2026

Key facts

• Private backyard
• 0.36 acre lot
• 2 garage spots

Tags

• PRIVATE BACKYARD
• NEWLY BUILT REDWOOD DECK
• ENERGY EFFICIENT SOLAR PANELS

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $-261 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $244k (15.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $241k (17.0% below list).
• Recommended offer: $241k (17.0% below list) — sets the bar for 1% rule.
• Cap rate 5.2% 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 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 14y 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 $177k; list at $290k implies a 64% gain — meaningful room to come down on a strong offer.

Recommended offer $240,735 (17.0% 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 1972 — 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. 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?
7. 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.
8. 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.
9. 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: 0.83% ✗
• Cap rate: 5.21%
• Cash-on-cash: -3.86%
• DSCR: 0.83
• GRM: 10.0

CMA / ARV

• ARV (median comp): $331,697
• List price: $289,900
• Delta: -12.60%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7 Kathrene Ct	0.15mi	3/1.5	1,416 (+7%)	17mo	$306,000	$216	67
218 Champion Ave	0.51mi	3/1.5	1,320 (0%)	11mo	$325,000	$246	66
182 Iroquois St	0.46mi	3/2.0	1,343 (+2%)	9mo	$268,000	$200	66
1059 Fawn Wood Dr	0.72mi	3/2.5	1,312 (-1%)	2mo	$390,000	$297	60
160 Iroquois St	0.46mi	2/1.5 (-1)	1,372 (+4%)	11mo	$230,000	$168	58
171 Champion Ave	0.71mi	3/1.5	1,368 (+4%)	9mo	$309,000	$226	53
29 Seneca St	0.43mi	3/1.0	1,225 (-7%)	17mo	$220,000	$180	52
91 Pontiac St	0.36mi	3/1.0	1,177 (-11%)	15mo	$240,000	$204	51
143 London Rd	0.58mi	3/1.5	1,464 (+11%)	7mo	$220,000	$150	49
55 Curtice Park	0.75mi	3/1.5	1,258 (-5%)	10mo	$242,500	$193	49
1113 S Creek Dr	0.54mi	3/2.0	1,485 (+12%)	13mo	$415,000	$279	41
193 Iroquois St	0.49mi	4/1.0 (+1)	1,192 (-10%)	16mo	$245,000	$206	41

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: -23.5%
• Equity multiple: 0.20×
• Total profit: $-64,975
• Equity at exit: $43,225

10-year hold

• IRR: -20.0%
• Equity multiple: -0.03×
• Total profit: $-83,509
• Equity at exit: $25,065

Cash invested: $81,172 (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: 10.0×

Monthly cashflow live

• Estimated rent: $2,407 medium
• Mortgage (P&I): −$1,520
• Tax from tax record: −$522 /mo · $6,264/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$506
• Net cashflow: $-261

Break-even live

Break-even rent $2,738

Max offer price $243,746

Occupancy floor —

Sensitivity live

Price	-10% $-97	-5% $-179	+0% $-261	+5% $-343	+10% $-425
Rent	-10% $-451	-5% $-356	+0% $-261	+5% $-166	+10% $-71
Rate	-1.0pp $-115	-0.5pp $-188	base $-261	+0.5pp $-336	+1.0pp $-413

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: $72,475
• Closing costs: $8,697
• Reserves months: —
• Total cash needed: —

Rent comps 4 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	0.83mi
155 Redon Cir Webster, NY	3.0	2.5	1670	$2,750	$1.65	25d	1	0.88mi
129 Breno Dr Webster, NY	1.0–3.0	1.0–2.0	1143	$2,330	$2.04	4d	14	1.03mi
185 Country Manor Way Webster, NY	2.0	1.0–1.5	700	$1,819	$2.60	4d	19	1.05mi

Listing history 11 events

1. 2026-05-04
   status Pending 895-char remark

   Show marketing remark (895 chars)

   Welcome to a place where life truly is worth living!! This Charming 3 Bdrm Colonial is perfectly nestled in one of Webster's most loved areas- offering space, privacy, and endless potential to make it your own. You'll love the private backyard for entertaining on your deck and enjoying the Park next door! Newly Built Redwood Deck for enjoying your morning Coffee and waiting for your day to start. 2 Car attached garage has extra storage and you own your own energy efficient Solar Panels Bring your finishing touches to make it your own making this home full of opportunity and heart. Just Bring your Vision and Fall in Love!!! This is the kind of home where you can build equity and make memories at the same time. Open House Sunday April 26th 11:30 to 1 pm Please come join us for some goodies and see a Great Home Delayed Negotiations until Wednesday April 29th, 2026

2. 2026-04-21
   listed $289,900 Active 895-char remark

   Show marketing remark (895 chars)

   Welcome to a place where life truly is worth living!! This Charming 3 Bdrm Colonial is perfectly nestled in one of Webster's most loved areas- offering space, privacy, and endless potential to make it your own. You'll love the private backyard for entertaining on your deck and enjoying the Park next door! Newly Built Redwood Deck for enjoying your morning Coffee and waiting for your day to start. 2 Car attached garage has extra storage and you own your own energy efficient Solar Panels Bring your finishing touches to make it your own making this home full of opportunity and heart. Just Bring your Vision and Fall in Love!!! This is the kind of home where you can build equity and make memories at the same time. Open House Sunday April 26th 11:30 to 1 pm Please come join us for some goodies and see a Great Home Delayed Negotiations until Wednesday April 29th, 2026

3. 2020-06-26
   soldstatus $176,533 Closed Sale or Rented 682-char remark

   Show marketing remark (682 chars)

   ADORABLE 3 bed 1.5 bath IMMACULATE Colonial in Webster may be your next home! ENERGY EFFICIENT solar panels cuts energy costs. Great floor plan: Eat in kitchen, Gather w/ friends & family in the formal din. room. Relax in the living room. Natural light through out. The partially finished basement is perfect for a playroom, media room or office. Large fully fenced back yard with deck has plenty of space for those summer picnics or just private family time. Green Light Internet Service Available! Transferable lifetime duct cleaning service. This property is close to schools, shopping and entertainment. HURRY this property will not last long. Enjoy a virtual tour today!

4. 2020-06-26
   soldstatus $176,533

   Show marketing remark (682 chars)

   ADORABLE 3 bed 1.5 bath IMMACULATE Colonial in Webster may be your next home! ENERGY EFFICIENT solar panels cuts energy costs. Great floor plan: Eat in kitchen, Gather w/ friends & family in the formal din. room. Relax in the living room. Natural light through out. The partially finished basement is perfect for a playroom, media room or office. Large fully fenced back yard with deck has plenty of space for those summer picnics or just private family time. Green Light Internet Service Available! Transferable lifetime duct cleaning service. This property is close to schools, shopping and entertainment. HURRY this property will not last long. Enjoy a virtual tour today!

5. 2020-05-10
   status Pending Sale 682-char remark

   Show marketing remark (682 chars)

   ADORABLE 3 bed 1.5 bath IMMACULATE Colonial in Webster may be your next home! ENERGY EFFICIENT solar panels cuts energy costs. Great floor plan: Eat in kitchen, Gather w/ friends & family in the formal din. room. Relax in the living room. Natural light through out. The partially finished basement is perfect for a playroom, media room or office. Large fully fenced back yard with deck has plenty of space for those summer picnics or just private family time. Green Light Internet Service Available! Transferable lifetime duct cleaning service. This property is close to schools, shopping and entertainment. HURRY this property will not last long. Enjoy a virtual tour today!

6. 2020-05-03
   listed $159,900 Active 682-char remark

   Show marketing remark (682 chars)

   ADORABLE 3 bed 1.5 bath IMMACULATE Colonial in Webster may be your next home! ENERGY EFFICIENT solar panels cuts energy costs. Great floor plan: Eat in kitchen, Gather w/ friends & family in the formal din. room. Relax in the living room. Natural light through out. The partially finished basement is perfect for a playroom, media room or office. Large fully fenced back yard with deck has plenty of space for those summer picnics or just private family time. Green Light Internet Service Available! Transferable lifetime duct cleaning service. This property is close to schools, shopping and entertainment. HURRY this property will not last long. Enjoy a virtual tour today!

7. 2013-01-31
   soldstatus $144,000
8. 2013-01-31
   soldstatus $145,000
9. 2012-11-12
   listed $144,900
10. 2007-10-19
    soldstatus $134,500
11. 2002-06-24
    soldstatus $112,000

ⓘ 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: $6,264 · $522/mo
• Projected year-2 tax: $6,264 · $522/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: $28,888
• − Mortgage interest: −$16,239
• − Property taxes: −$6,264
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,311
• − Management: −$2,311
• − Depreciation: −$8,433
• Taxable loss: −$8,120
• Est. tax savings @ 24.0%: +$1,949
• After-tax cash flow: $-1,186/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

+158.8% since first listed

11 events — show timeline

• 2026-05-04 Pending — UNYREIS
• 2026-04-21 Listed $289,900 UNYREIS
• 2020-06-26 Sold (Public Records) $176,533 Public Records
• 2020-06-26 Sold (MLS) $176,533 UNYREIS
• 2020-05-10 Pending — UNYREIS
• 2020-05-03 Listed $159,900 UNYREIS
• 2013-01-31 Sold (Public Records) $145,000 Public Records
• 2013-01-31 Sold (MLS) $144,000 UNYREIS
• 2012-11-12 Listed $144,900 UNYREIS
• 2007-10-19 Sold (Public Records) $134,500 Public Records
• 2002-06-24 Sold (Public Records) $112,000 Public Records

Property tax history

+3.3%/yr

Latest (2025): $6,264 · +0.9% YoY. Source: county tax records.