225 Russell Ave · Galeville, NY 13088

$199,999

3 bd · 2.0 ba · 1,312 sqft · SingleFamily public records · 37 Days on market

Built 1940 Est $234k · 14% under

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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 +20.2/30.0
• ARV discount +14.0/15.0
• DSCR +6.4/10.0
• 1% rule +5.8/10.0
• Schools +4.3/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautifully reimagined home in Liverpool, NY, thoughtfully taken down to the studs and brought back to life with a full gut renovation. This beautiful Cape-Cod styled home offers buyers the rare opportunity to enjoy essentially new construction without the wait. A truly fresh start. Inside, the upstairs bedrooms are exceptionally spacious, with extended dormers that eliminate cramped, sloped ceilings and create bright, open living spaces. Downstairs, A beautiful full and spacious kitchen with colors complimenting everywhere. The final touches are on the way & acirc; & euro; & rdquo; all kitchen cabinetry, appliances, and additional updates will be installed/compl

Key facts

• Spacious kitchen
• Large backyard
• Full gut renovation

Tags

• FULL GUT RENOVATION
• SPACIOUS KITCHEN
• LARGE BACKYARD
• ORIGINAL BRICK EXTERIOR
• ADDED LAYER OF INSULATION
• NEARLY FINISHED BASEMENT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $252 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $194k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 5.1% in Galeville — 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 74/100 on livability (#280 in NY, #4,444 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: commute D+, schools D-, amenities F.
• Liverpool Central School District (suburban): math 49% / reading 49% proficiency, ranked #381 of 590 in NY (top 65%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 68 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 616 units permitted in Onondaga County in 2024 (256 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Onondaga County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $26k; list at $200k implies a 662% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $193,999 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 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 1940 — 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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.08% ✓
• Cap rate: 7.81%
• Cash-on-cash: 5.40%
• DSCR: 1.24
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $233,536
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
216 Deborah Dr	0.26mi	3/1.5	1,310 (-0%)	9mo	$267,000	$204	78
108 Russell Ave	0.23mi	3/1.0	1,248 (-5%)	4mo	$170,000	$136	74
130 Beechwood Ave	0.24mi	4/2.0 (+1)	1,326 (+1%)	11mo	$241,000	$182	73
107 Fairmount Ave	0.31mi	3/1.0	1,372 (+5%)	7mo	$215,000	$157	68
511 Drexler St	0.49mi	2/2.0 (-1)	1,298 (-1%)	9mo	$265,000	$204	63
120 Old Liverpool Rd	0.34mi	4/1.0 (+1)	1,368 (+4%)	6mo	$203,000	$148	63
200 Vardon St	0.57mi	3/1.0	1,256 (-4%)	4mo	$149,900	$119	59
210 Ferncliff Ave	0.26mi	3/1.0	1,164 (-11%)	9mo	$215,000	$185	58
118 Hanover Ave	0.31mi	2/2.0 (-1)	1,164 (-11%)	10mo	$237,500	$204	53
204 Libby St	0.61mi	3/1.5	1,440 (+10%)	9mo	$240,000	$167	46
100 Douglas Ave	0.60mi	3/2.0	1,138 (-13%)	14mo	$202,910	$178	39
117 Sunrise	0.53mi	3/1.0	1,120 (-15%)	16mo	$115,200	$103	34

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -7.9%
• Equity multiple: 0.71×
• Total profit: $-16,269
• Equity at exit: $29,821

10-year hold

• IRR: 1.7%
• Equity multiple: 1.12×
• Total profit: $6,838
• Equity at exit: $17,292

Cash invested: $56,000 (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 13088

• Active inventory: 68
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $2,167 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$327 /mo · $3,928/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$455
• Net cashflow: $252

Break-even live

Break-even rent $1,847

Max offer price $199,999

Occupancy floor 83%

Sensitivity live

Price	-10% $365	-5% $309	+0% $252	+5% $196	+10% $139
Rent	-10% $81	-5% $167	+0% $252	+5% $338	+10% $423
Rate	-1.0pp $353	-0.5pp $303	base $252	+0.5pp $200	+1.0pp $148

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
130 Old Liverpool Rd Liverpool, NY	4.0	1.0	1100	$1,700	$1.55	14d	1	0.25mi
429 Beechwood Ave Liverpool, NY	3.0	1.0	900	$2,000	$2.22	22d	1	0.30mi
100 Buckley Rd Liverpool, NY	1.0–2.0	1.0–2.0	985	$3,850	$3.91	14d	1	0.49mi
629 Old Liverpool Rd Liverpool, NY	1.0–2.0	1.0–2.0	1150	$2,650	$2.30	14d	1	0.68mi
368 Electronics Pkwy Unit 368D Liverpool, NY	3.0	2.0	1242	$1,600	$1.29	44d	1	0.96mi
213 Sunflower Dr Liverpool, NY	3.0	1.0	936	$2,450	$2.62	14d	1	1.23mi
1132 Wolf St Unit 4 Syracuse, NY	3.0	1.0	1041	$1,350	$1.30	44d	1	1.30mi
24 Town Garden Dr Liverpool, NY	1.0–2.0	1.0	825	$1,435	$1.74	14d	1	1.32mi

Listing history 17 events

1. 2026-06-18
   days on market $199,999 Active 37 DOM
2. 2026-06-17
   days on market $199,999 Active 36 DOM
3. 2026-06-16
   days on market $199,999 Active 35 DOM
4. 2026-06-15
   days on market $199,999 Active 34 DOM
5. 2026-06-14
   days on market $199,999 Active 32 DOM
6. 2026-06-13
   days on market $199,999 Active 31 DOM
7. 2026-06-10
   days on market $199,999 Active 29 DOM
8. 2026-06-09
   days on market $199,999 Active 28 DOM
9. 2026-06-08
   days on market $199,999 Active 27 DOM
10. 2026-06-07
    days on market $199,999 Active 26 DOM
11. 2026-06-02
    days on market $199,999 Active 21 DOM
12. 2026-06-01
    days on market $199,999 Active 20 DOM
13. 2026-05-31
    days on market $199,999 Active 19 DOM
14. 2026-05-30
    days on market $199,999 Active 18 DOM
15. 2026-05-12
    listed $199,999 Active 2368-char remark
16. 2018-11-22
    soldstatus $26,239
17. 2018-11-22
    soldstatus $48,000

ⓘ 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: $3,928 · $327/mo
• Projected year-2 tax: $3,928 · $327/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 3/10 Moderate 7 d/yr ≥95°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,999
• − Mortgage interest: −$11,203
• − Property taxes: −$3,928
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,080
• − Management: −$2,080
• − Depreciation: −$5,818
• Taxable loss: −$110
• Est. tax savings @ 24.0%: +$26
• After-tax cash flow: $3,052/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: Liverpool Central School District
• NCES district ID: 3617520
• Math proficiency: 49% ▼ -6.00%
• Reading proficiency: 49% ▲ 1.00%
• Median HH income: $59,134
• Composite: 42.84/100
• National rank: #3134
• State rank: #381 of 590 in NY

Livability — Galeville

• Score: 74/100
• State rank: #280
• US rank: #4444

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Galeville, NY
• Population (ZIP): 21,875

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 (84%)
• Race & ethnicity: White 84% Hispanic / Latino 5% Two or more races 5% Asian 4% Black 3%
• Common ancestry: Romanian 8% Lithuanian 4% Italian 2%
• Foreign-born: 8% · Canada, Vietnam, China
• Languages at home: 89% English-only · Spanish 3% Other Indo-European 2% Vietnamese 1%

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: ▼ -185.59%
• Current HPI: 334.0109
• 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

+662.2% since first listed

3 events — show timeline

• 2026-05-12 Listed $199,999 FSBO.com
• 2018-11-22 Sold (Public Records) $48,000 Public Records
• 2018-11-22 Sold (Public Records) $26,239 Public Records

Property tax history

-0.8%/yr

Latest (2025): $3,928 · +0.0% YoY. Source: county tax records.