4645 Verplank Rd · Sand Ridge, NY 13041

$289,900

3 bd · 1.0 ba · 1,828 sqft · SingleFamily public records · 1 Days on market

Built 1962 0.55 ac lot Est $503k · 42% 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 +15.0/15.0
• Cash flow +7.3/30.0
• Schools +4.2/10.0
• Livability +3.1/5.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

LOCATIONS like this are hard to find! Here's your OPPORTUNITY! A SPECIAL property in the country, close to Rt 31 shopping & highways! This Cape Cod home has full back dormer w/ a beautiful sun room & sits on a lovely . 55 acres w/ mature & fruit trees, & circular driveway in front. Side driveway leads to a 1 1/2 car garage. Private backyard w/ room to play, garden or use your imagination for the large Outbuilding Barn/Shed. Nice patio to relax, along w/ a walkway to garage. Good choices when built, still gorgeous hardwood floors, solid wood doors, french doors, & lots of windows on 1st floor. Spacious layout, living room w/ wood burning fireplace & dining room open to kitchen w/ breakfast bar. Quality built cabinets & all appliances in this lovely kitchen overlooking the backyard. Wait until you see the 3 Season SUNROOM w/ high ceilings, fans, & sliding doors GALORE to enjoy seeing nature! Full bath & 1st floor bedroom that could be used as office/familyrm. Upstairs are 2 nice size bedrooms & 2nd full bath. Walkout basement partially finished w/ fireplace adds more sqft, makes an awesome family/game rm or theater, walks out to patio & garage! Showings start at open house! More pics to come!

Key facts

• Bright kitchen
• Refrigerator
• Electric stove

Tags

• NEW ROOF
• EXTENSIVE HARDSCAPING
• BRIGHT KITCHEN
• ELECTRIC STOVE
• REFRIGERATOR
• PEACEFUL RURAL SETTING

Property features AI

Finance

• Other: Below-grade finished area (basement) approximately 400 sq ft

Exterior

• Parking: Detached garage with electricity; Garage shares driveway access; Circular driveway; Approximately 1.5 garage spaces
• Security: Owned security system
• Utilities: Public water connected; Septic tank; Circuit breaker electrical system; Water connected
• Home design: Single-story home; Existing construction; Facing information not provided; Property is resale
• Construction: Vinyl siding; Asphalt roof; Block foundation; Built prior to current listing (existing)
• Exterior features: Covered porch; Blacktop driveway; Propane tank (leased); Rectangular, rural lot; Lot dimensions approximately 120 x 200

Interior

• Kitchen: Electric oven; Electric range; Dishwasher; Refrigerator; Kitchen island; Breakfast bar; Pantry
• Bedrooms: One main-level bedroom
• Flooring: Hardwood; Laminate; Tile; Varies
• Bathrooms: Two full bathrooms (one on the main level)
• Heating & cooling: Propane heating; Hot water heating
• Interior features: Breakfast bar; Ceiling fan(s); Separate/formal dining room; Separate/formal living room; Kitchen island; Kitchen/family room combo; Living/dining room; Pantry; Natural woodwork
• Laundry & utility: Washer; Dryer; Laundry located in the basement; Propane water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $-389 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $221k (23.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $226k (22.2% below list).
• Recommended offer: $221k (23.7% below list) — sets the bar for cash-flow.
• Cap rate 4.7% vs local median 3.4% in Sand Ridge — 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 61/100 on livability (#926 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A, crime A-; Watch: employment D+, schools F, amenities F.
• North Syracuse Central School District (suburban): math 45% / reading 50% proficiency, ranked #402 of 590 in NY (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 63 active listings in the ZIP; 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 $2k of loan paydown is wiped out by about $9k 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 6y 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 $182k; list at $290k implies a 59% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $221,182 (23.7% 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 1962 — 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 F-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. 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?
6. 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.
7. 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.
8. 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: 0.78% ✗
• Cap rate: 4.68%
• Cash-on-cash: -5.75%
• DSCR: 0.74
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $502,700
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
Lot 41 (4547) Hollyshire Way	0.64mi	3/2.0	1,940 (+6%)	4mo	$574,900	$296	52
Lot 6 Wildflower	0.49mi	3/2.0	2,000 (+9%)	23mo	$550,000	$275	39
4618 State Route 31	0.73mi	3/1.5	1,560 (-15%)	10mo	$425,000	$272	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -26.1%
• Equity multiple: 0.12×
• Total profit: $-71,615
• Equity at exit: $43,225

10-year hold

• IRR: -22.7%
• Equity multiple: -0.15×
• Total profit: $-93,708
• 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 13041

• Active inventory: 63
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $2,255 medium
• Mortgage (P&I): −$1,520
• Tax from tax record: −$530 /mo · $6,355/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$474
• Net cashflow: $-389

Break-even live

Break-even rent $2,748

Max offer price $221,182

Occupancy floor —

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: —

Listing history 6 events

1. 2026-04-30
   status Pending
2. 2026-04-29
   listed $289,900 Active
3. 2020-12-14
   soldstatus $182,000
4. 2020-12-11
   soldstatus $182,000 Closed Sale or Rented 1272-char remark

   Show marketing remark (1272 chars)

   LOCATIONS like this are hard to find! Here's your OPPORTUNITY! A SPECIAL property in the country, close to Rt 31 shopping & highways! This Cape Cod home has full back dormer w/ a beautiful sun room & sits on a lovely . 55 acres w/ mature & fruit trees, & circular driveway in front. Side driveway leads to a 1 1/2 car garage. Private backyard w/ room to play, garden or use your imagination for the large Outbuilding Barn/Shed. Nice patio to relax, along w/ a walkway to garage. Good choices when built, still gorgeous hardwood floors, solid wood doors, french doors, & lots of windows on 1st floor. Spacious layout, living room w/ wood burning fireplace & dining room open to kitchen w/ breakfast bar. Quality built cabinets & all appliances in this lovely kitchen overlooking the backyard. Wait until you see the 3 Season SUNROOM w/ high ceilings, fans, & sliding doors GALORE to enjoy seeing nature! Full bath & 1st floor bedroom that could be used as office/familyrm. Upstairs are 2 nice size bedrooms & 2nd full bath. Walkout basement partially finished w/ fireplace adds more sqft, makes an awesome family/game rm or theater, walks out to patio & garage! Showings start at open house! More pics to come!

5. 2020-10-01
   status Under Contract- Do Not Show 1272-char remark

   Show marketing remark (1272 chars)

   LOCATIONS like this are hard to find! Here's your OPPORTUNITY! A SPECIAL property in the country, close to Rt 31 shopping & highways! This Cape Cod home has full back dormer w/ a beautiful sun room & sits on a lovely . 55 acres w/ mature & fruit trees, & circular driveway in front. Side driveway leads to a 1 1/2 car garage. Private backyard w/ room to play, garden or use your imagination for the large Outbuilding Barn/Shed. Nice patio to relax, along w/ a walkway to garage. Good choices when built, still gorgeous hardwood floors, solid wood doors, french doors, & lots of windows on 1st floor. Spacious layout, living room w/ wood burning fireplace & dining room open to kitchen w/ breakfast bar. Quality built cabinets & all appliances in this lovely kitchen overlooking the backyard. Wait until you see the 3 Season SUNROOM w/ high ceilings, fans, & sliding doors GALORE to enjoy seeing nature! Full bath & 1st floor bedroom that could be used as office/familyrm. Upstairs are 2 nice size bedrooms & 2nd full bath. Walkout basement partially finished w/ fireplace adds more sqft, makes an awesome family/game rm or theater, walks out to patio & garage! Showings start at open house! More pics to come!

6. 2020-09-25
   listed $174,900 Active 1272-char remark

   Show marketing remark (1272 chars)

   LOCATIONS like this are hard to find! Here's your OPPORTUNITY! A SPECIAL property in the country, close to Rt 31 shopping & highways! This Cape Cod home has full back dormer w/ a beautiful sun room & sits on a lovely . 55 acres w/ mature & fruit trees, & circular driveway in front. Side driveway leads to a 1 1/2 car garage. Private backyard w/ room to play, garden or use your imagination for the large Outbuilding Barn/Shed. Nice patio to relax, along w/ a walkway to garage. Good choices when built, still gorgeous hardwood floors, solid wood doors, french doors, & lots of windows on 1st floor. Spacious layout, living room w/ wood burning fireplace & dining room open to kitchen w/ breakfast bar. Quality built cabinets & all appliances in this lovely kitchen overlooking the backyard. Wait until you see the 3 Season SUNROOM w/ high ceilings, fans, & sliding doors GALORE to enjoy seeing nature! Full bath & 1st floor bedroom that could be used as office/familyrm. Upstairs are 2 nice size bedrooms & 2nd full bath. Walkout basement partially finished w/ fireplace adds more sqft, makes an awesome family/game rm or theater, walks out to patio & garage! Showings start at open house! More pics to come!

ⓘ 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: $6,355 · $530/mo
• Projected year-2 tax: $6,355 · $530/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 5/10 Major FEMA zone X (unshaded) · 24% 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 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,063
• − Mortgage interest: −$16,239
• − Property taxes: −$6,355
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,165
• − Management: −$2,165
• − Depreciation: −$8,433
• Taxable loss: −$9,744
• Est. tax savings @ 24.0%: +$2,339
• After-tax cash flow: $-2,329/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: North Syracuse Central School District
• NCES district ID: 3621210
• Math proficiency: 45% ▼ -9.00%
• Reading proficiency: 50% ▲ 1.00%
• Median HH income: $62,904
• Composite: 41.93/100
• National rank: #3356
• State rank: #402 of 590 in NY

Livability — Sand Ridge

• Score: 61/100
• State rank: #926
• US rank: #18073

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 12,094

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 (83%)
• Race & ethnicity: White 83% Two or more races 10% Black 3% Asian 3% Hispanic / Latino 2%
• Common ancestry: Romanian 7% Lithuanian 3% Slovak 2%
• Foreign-born: 8% · Canada, China, Vietnam
• Languages at home: 89% English-only · Other Indo-European 4% Tagalog/Filipino 3% French/Haitian/Cajun 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: ▼ -235.12%
• Current HPI: 326.7838
• 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

+65.8% since first listed

6 events — show timeline

• 2026-04-30 Pending — CNYIS
• 2026-04-29 Listed $289,900 CNYIS
• 2020-12-14 Sold (Public Records) $182,000 Public Records
• 2020-12-11 Sold (MLS) $182,000 CNYIS
• 2020-10-01 Pending — CNYIS
• 2020-09-25 Listed $174,900 CNYIS

Property tax history

+4.8%/yr

Latest (2025): $6,355 · +1.7% YoY. Source: county tax records.