Real Estate Investing in Webster, New York (14580)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 14580 (Webster, NY)? Our answer, based on the numbers below.
Solid choice — values are growing steadily and the market is stable enough to buy with confidence.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
What’s happening in Webster, NY (14580)?
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Market Analysis: 14580 Webster
This part of Monroe County is not an easy win. The 14580 ZIP sits at softness in key indicators, and the playbook that works in cleaner markets often stalls here.
The 14580 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
Within NY, ZIP 14580 trails on several market indicators that neighboring Monroe County submarkets outperform. The gap is real and robust enough to shape underwriting.
Who lives in 14580 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
The right play in 14580 usually involves deep tenant screening, aggressive delinquency response, and a conservative capex buffer. Anything less, and the discount can turn into a trap.
Here's what matters if you're considering buying a home in Webster:
Property Strategy for 14580
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $297,898 | $1,980 | 4.8% | +9.3% | $148,949 |
| 3BR | $345,988 | $2,390 | 5.0% | +9.3% | $115,329 |
| 4BR | $432,986 | $2,620 | 4.4% | +9.6% | $108,247 |
| 5BR | $551,776 | — | — | +9.7% | $110,355 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 14580 Compare?
| Metric | 14580 | Webster | Rochester, NY | New York |
|---|---|---|---|---|
| Home Value | $404,635 | $404,635 | N/A | $505,608 |
| 5-Year CAGR | 8.3% | 8.3% | N/A | 6.6% |
| Avg Rent | $1,697 | $1,697 | N/A | - |
| Cap Rate | 3.3% | 3.3% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 14580 (Webster, NY). Anonymous, moderated, never written by AI.
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Property managers serving Monroe County
Manage rentals here? List your business →Turn-Key Property Management is a full-service company specializing in residential properties of all sizes, serving the community since 1983. summary from their website
Gallagher Property Management helps individuals find their perfect rental home and provides property management services. summary from their website
Listings are shown for convenience — Repit doesn’t endorse or vet these companies. Ratings shown come only from email-verified visitors.
📊 Market Snapshot
| Home Value | $404,635 |
| Monthly Rent | $1,697 |
| Price-to-Rent | 19.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.0% |
| Cap Rate | 3.3% |
| 5-Year IRR | 11.6% |
📈 Home Appreciation
| 1-Year | +9.0% ▲ |
| 3-Year CAGR | +7.4% ▲ |
| 5-Year CAGR | +8.3% ▲ |
| 10-Year CAGR | +7.2% ▲ |
🏠 Rent Trends
| 1-Year | -5.7% ▼ |
| 3-Year CAGR | -0.6% ▼ |
| 5-Year CAGR | +2.3% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.3%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 14580
Population: 54,466
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 14580
Schools in This ZIP Code
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
🎓 Nearby Colleges & Universities
Frequently Asked Questions
What is the investability score for Webster, NY?
Webster, NY scores 3.0/5 for investability. Home values sit at $405K and rents near $1,697/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
What is the typical vacancy rate in Webster, NY?
Vacancy risk in Webster, NY is elevated. That supports consistent cash flow for typical rental holds.
Is the tenant base reliable in Webster, NY?
Working renters make up the core of the Webster, NY tenant base. The pool is reasonable for investors targeting long-term holds.
How should investors approach Webster, NY?
The best-fit strategy in Webster, NY is careful cash-flow rentals with hands-on management. That approach the rent and price profile of the market.
Where do rents currently stand in Webster, NY?
Rents in Webster, NY run near $1,697/mo. Compared with median home prices of $405K that produces solid gross yields for typical rentals.
You know 14580 now. You don’t know where it ranks.
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How 14580 ranks in Rochester, NY
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