2465 Brickyard Rd · Village Green, NY 13164

$120,000

3 bd · 1.0 ba · 1,368 sqft · SingleFamily public records · 46 Days on market

Built 1900 0.29 ac lot

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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 +16.7/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• DSCR +5.2/10.0
• Schools +5.1/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Large cape with first floor in-law apartment in West Genesee School District. 4 bedrooms upstairs all with walk-in closets. Open floor plan with eat-in-kitchen and formal dining room and bright living room. First floor laundry. Spacious bathroom with large vanity, recessed lighting and ceramic flooring. Woodstove keeps house warm and energy bills low. Kitchen leads to fully fenced back yard with above ground pool. Great location with quick and easy access to 690 and Thruway. Perfect opportunity for first time or move-up buyers. Taxes do not reflect star exemption of $609.

Key facts

• Large backyard
• 0.29 acre lot
• Garage

Tags

• LARGE BACKYARD

Property features AI

Exterior

• Parking: Detached garage (1-car)
• Utilities: Public water connected; Septic tank
• Home design: Single-story home; Resale property; Cedar and wood siding construction
• Construction: Stone foundation
• Exterior features: Enclosed porch; Porch; Gravel driveway; Rectangular lot (approximately 0.2893 acres, 70 x 180)

Interior

• Kitchen: Refrigerator
• Bedrooms: Bedroom on main level (1 main-level bedroom)
• Flooring: Hardwood; Laminate; Tile; Varied flooring
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Gas forced-air heating
• Interior features: Separate formal dining room; Entrance foyer; Separate formal living room; Open living/dining room; Sliding glass doors; Bath in primary bedroom; Has basement with exterior entry, full walk-up access and a sump pump; Fireplace (1)
• Laundry & utility: Main-level laundry; Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $74 ($891/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.0% vs local median 5.3% in Village Green — 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 64/100 on livability (#720 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A, crime B; Watch: employment C-, amenities F, commute F.
• West Genesee Central School District (suburban): math 56% / reading 61% proficiency, ranked #241 of 590 in NY (top 41%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 15% free/reduced lunch — higher-income household profile.
• Market conditions: 7 active listings in the ZIP; 616 units permitted in Onondaga County in 2024 (256 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($830 loan paydown + $12k appreciation (10.0% local appreciation)).
• Onondaga County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 17y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $116,400 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.15% ✓
• Cap rate: 7.04%
• Cash-on-cash: 2.65%
• DSCR: 1.12
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $258,552
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
114 Ladue St	0.50mi	3/2.0	1,418 (+4%)	3mo	$220,000	$155	64
6449 Newport Rd	0.61mi	3/1.0	1,428 (+4%)	6mo	$270,000	$189	59

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.2%
• Equity multiple: 3.09×
• Total profit: $70,222
• Equity at exit: $108,106

10-year hold

• IRR: 23.0%
• Equity multiple: 7.05×
• Total profit: $203,343
• Equity at exit: $233,134

Cash invested: $33,600 (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 13164

• Home prices YoY: 16.9%
• Active inventory: 7
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,382 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$338 /mo · $4,060/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $74

Break-even live

Break-even rent $1,288

Max offer price $120,000

Occupancy floor 90%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $120,000 Active 46 DOM
2. 2026-06-17
   days on market $120,000 Active 45 DOM
3. 2026-06-16
   days on market $120,000 Active 44 DOM
4. 2026-06-15
   days on market $120,000 Active 43 DOM
5. 2026-06-14
   days on market $120,000 Active 41 DOM
6. 2026-06-13
   days on market $120,000 Active 40 DOM
7. 2026-06-10
   days on market $120,000 Active 38 DOM
8. 2026-06-09
   days on market $120,000 Active 37 DOM
9. 2026-06-08
   days on market $120,000 Active 36 DOM
10. 2026-06-07
    days on market $120,000 Active 35 DOM
11. 2026-06-02
    days on market $120,000 Active 30 DOM
12. 2026-06-01
    days on market $120,000 Active 29 DOM
13. 2026-05-31
    days on market $120,000 Active 28 DOM
14. 2026-05-30
    pricedays on market $120,000 Active 27 DOM
15. 2026-05-19
    status Active
16. 2026-04-02
    status Pending
17. 2026-03-17
    listed $129,900 Active
18. 2010-07-28
    historical 578-char remark

    Show marketing remark (578 chars)

    Large cape with first floor in-law apartment in West Genesee School District. 4 bedrooms upstairs all with walk-in closets. Open floor plan with eat-in-kitchen and formal dining room and bright living room. First floor laundry. Spacious bathroom with large vanity, recessed lighting and ceramic flooring. Woodstove keeps house warm and energy bills low. Kitchen leads to fully fenced back yard with above ground pool. Great location with quick and easy access to 690 and Thruway. Perfect opportunity for first time or move-up buyers. Taxes do not reflect star exemption of $609.

19. 2010-04-14
    soldstatus $116,500
20. 2010-04-07
    soldstatus $116,500 578-char remark

    Show marketing remark (578 chars)

    Large cape with first floor in-law apartment in West Genesee School District. 4 bedrooms upstairs all with walk-in closets. Open floor plan with eat-in-kitchen and formal dining room and bright living room. First floor laundry. Spacious bathroom with large vanity, recessed lighting and ceramic flooring. Woodstove keeps house warm and energy bills low. Kitchen leads to fully fenced back yard with above ground pool. Great location with quick and easy access to 690 and Thruway. Perfect opportunity for first time or move-up buyers. Taxes do not reflect star exemption of $609.

21. 2009-12-06
    listed $114,900 578-char remark

    Show marketing remark (578 chars)

    Large cape with first floor in-law apartment in West Genesee School District. 4 bedrooms upstairs all with walk-in closets. Open floor plan with eat-in-kitchen and formal dining room and bright living room. First floor laundry. Spacious bathroom with large vanity, recessed lighting and ceramic flooring. Woodstove keeps house warm and energy bills low. Kitchen leads to fully fenced back yard with above ground pool. Great location with quick and easy access to 690 and Thruway. Perfect opportunity for first time or move-up buyers. Taxes do not reflect star exemption of $609.

22. 2002-08-01
    soldstatus $90,000

ⓘ 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: $4,060 · $338/mo
• Projected year-2 tax: $4,060 · $338/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 3/10 Moderate
• 🌡 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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,586
• − Mortgage interest: −$6,722
• − Property taxes: −$4,060
• − Insurance: −$600
• − Repairs & maintenance: −$1,327
• − Management: −$1,327
• − Depreciation: −$3,491
• Taxable loss: −$941
• Est. tax savings @ 24.0%: +$226
• After-tax cash flow: $1,117/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: West Genesee Central School District
• NCES district ID: 3630630
• Math proficiency: 56% ▼ -13.00%
• Reading proficiency: 61% ▲ 3.00%
• Median HH income: $65,588
• Composite: 51.31/100
• National rank: #1745
• State rank: #241 of 590 in NY

Livability — Village Green

• Score: 64/100
• State rank: #720
• US rank: #13628

Category grades

Amenities F Commute F Cost of living A Crime B Employment C- Housing A+ Health & safety D- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,695

Population outlook (Onondaga County) Hauer SSP2

• Today (2025): 467,894 people
• By 2030: 463,381 · -1.0%
• By 2040: 447,697 · -4.3%
• By 2050: 426,399 · -8.9%
• By 2075: 373,661 · -20.1%
• By 2100: 307,967 · -34.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 7% Hispanic / Latino 2% Native American 1%
• Common ancestry: Subsaharan African 11% Romanian 5% Serbian 2%
• Foreign-born: 4% · Canada
• Languages at home: 97% English-only · Russian/Polish/Slavic 3%

Political lean MEDSL · Onondaga

• 2024 margin: D (+17.3) · D 58.6% · R 41.4%
• 2008→2024 swing: -3.0pp toward R · 2008: 20.3pp · 2024: 17.3pp
• All cycles: 2024: D+17.3 2020: D+20.6 2016: D+12.8 2012: D+21.1 2008: D+20.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 49.87%
• Current HPI: 345.1217
• Rent YoY: —
• Metro: —
• 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

+44.3% since first listed

8 events — show timeline

• 2026-05-19 Relisted — CNYIS
• 2026-04-02 Pending — CNYIS
• 2026-03-17 Listed $129,900 CNYIS
• 2010-07-28 Listing Removed — CNYIS
• 2010-04-14 Sold (Public Records) $116,500 Public Records
• 2010-04-07 Sold (MLS) $116,500 CNYIS
• 2009-12-06 Listed $114,900 CNYIS
• 2002-08-01 Sold (Public Records) $90,000 Public Records

Property tax history

+3.5%/yr

Latest (2025): $4,060 · +3.3% YoY. Source: county tax records.