107 Cook Dr · Baldwinsville, NY 13027

$198,500

3 bd · 1.0 ba · 972 sqft · SingleFamily public records · 4 Days on market

Built 1953 9,450 sqft lot Est $183k · 9% over

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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 +20.9/30.0
• DSCR +6.6/10.0
• 1% rule +6.5/10.0
• Schools +4.4/10.0
• Livability +3.9/5.0
• ARV discount +3.6/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Adorable Baldwinsville Cape on quiet street, 3 bedrooms, 1 full bathroom, open concept kitchen/dining/living rooms, 2 bedrooms on 1st floor and 3rd bedroom is in finished attic, full basement, 1 car garage, don't miss the cozy 3 season porch off garage, many updates including updated kitchen, new exterior siding, newer roof, furnace & central AC, brand new paver patio, large flat private backyard with no one behind. Showings begin Monday 8/5.

Key facts

• Large dry basement
• Open concept kitchen
• Central air

Tags

• BALDWINSVILLE SCHOOLS
• CENTRAL AIR
• OPEN CONCEPT KITCHEN
• STAINLESS STEEL APPLIANCES
• LARGE DRY BASEMENT
• REPLACEMENT WINDOWS

Property features AI

Exterior

• Parking: Attached garage with electricity (1 car)
• Utilities: Electricity connected; Public water; Septic tank
• Home design: Single-story home; Resale property; Asphalt shingle roof; Shake siding
• Construction: Built (existing); Block foundation
• Exterior features: Blacktop driveway; Shed(s)/storage

Interior

• Kitchen: Dishwasher; Gas cooktop; Microwave; Refrigerator
• Bedrooms: 2 main-level bedrooms
• Flooring: Hardwood; Tile; Varies
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Eat-in kitchen; Separate/formal living room; Kitchen/family room combo; Bedroom on main level; Main level primary; Full basement
• Laundry & utility: Laundry in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $198k.

Deal economics

• At list price, monthly cash flow is $275 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $198k).
• Cap rate 8.0% vs local median 3.9% in Baldwinsville — 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 77/100 on livability (#199 in NY, #3,083 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living B+; Watch: crime D+, amenities D+, commute F.
• Baldwinsville Central School District (suburban): math 47% / reading 53% proficiency, ranked #355 of 590 in NY (top 60%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 18% free/reduced lunch — higher-income household profile.
• Market conditions: 222 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 12y 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 $133k; 49% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $198,500

Questions for the listing agent

1. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 7.96%
• Cash-on-cash: 5.94%
• DSCR: 1.26
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $182,736
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
37 W Oneida St	0.41mi	2/1.0 (-1)	960 (-1%)	5mo	$105,000	$109	70
20 Frawley Dr	0.27mi	3/1.0	918 (-6%)	13mo	$200,000	$218	68
108 Downer St	0.45mi	3/1.0	918 (-6%)	6mo	$140,000	$153	65
12 Ford St	0.37mi	3/1.0	918 (-6%)	11mo	$172,315	$188	64
19 Frawley Dr	0.30mi	3/1.0	918 (-6%)	21mo	$150,000	$163	59
32 Brown St	0.53mi	3/1.0	1,024 (+5%)	9mo	$211,500	$207	59
15 Division St	0.44mi	2/1.0 (-1)	876 (-10%)	6mo	$131,000	$150	52
23 Tappan St	0.70mi	2/1.0 (-1)	992 (+2%)	15mo	$155,000	$156	46
2286 Crego St	0.57mi	3/1.5	1,068 (+10%)	15mo	$235,000	$220	43
56 Artillery Ln	0.73mi	3/1.0	1,088 (+12%)	6mo	$208,550	$192	41
1404 Landrush Way	0.71mi	2/1.5 (-1)	1,050 (+8%)	14mo	$195,000	$186	34
1210 Landrush	0.75mi	2/1.5 (-1)	1,050 (+8%)	15mo	$200,000	$190	32

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: -7.1%
• Equity multiple: 0.74×
• Total profit: $-14,503
• Equity at exit: $29,597

10-year hold

• IRR: 2.6%
• Equity multiple: 1.19×
• Total profit: $10,480
• Equity at exit: $17,163

Cash invested: $55,580 (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 13027

• Active inventory: 222
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $2,286 medium
• Mortgage (P&I): −$1,041
• Tax from tax record: −$407 /mo · $4,881/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$480
• Net cashflow: $275

Break-even live

Break-even rent $1,937

Max offer price $198,500

Occupancy floor 83%

Sensitivity live

Price	-10% $388	-5% $331	+0% $275	+5% $219	+10% $163
Rent	-10% $95	-5% $185	+0% $275	+5% $366	+10% $456
Rate	-1.0pp $375	-0.5pp $326	base $275	+0.5pp $224	+1.0pp $171

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: $49,625
• Closing costs: $5,955
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
111 Pebblewood Ln Lysander, NY	1.0–3.0	1.0–2.0	1064	$3,221	$3.03	14d	16	0.54mi

Listing history 6 events

1. 2026-06-17
   status $198,500 Pending 4 DOM
2. 2026-06-16
   days on market $198,500 Active 4 DOM
3. 2026-06-15
   remarks 699-char remark
4. 2026-06-15
   days on market $198,500 Active 3 DOM
5. 2026-06-13
   remarks 600-char remark
6. 2026-06-13
   listed $198,500 Active 1 DOM

ⓘ 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: $4,881 · $407/mo
• Projected year-2 tax: $4,881 · $407/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 100% 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: $27,427
• − Mortgage interest: −$11,119
• − Property taxes: −$4,881
• − Insurance: −$992
• − Repairs & maintenance: −$2,194
• − Management: −$2,194
• − Depreciation: −$5,775
• Taxable income: $272
• Est. tax owed @ 24.0%: −$65
• After-tax cash flow: $3,238/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: Baldwinsville Central School District
• NCES district ID: 3603870
• Math proficiency: 47% ▼ -11.00%
• Reading proficiency: 53% ▲ 2.00%
• Median HH income: $65,182
• Composite: 44.22/100
• National rank: #2848
• State rank: #355 of 590 in NY

Livability — Baldwinsville

• Score: 77/100
• State rank: #199
• US rank: #3083

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Onondaga County · 247,257 people
• City population: 35,088
• Metro: Syracuse, NY
• Population (ZIP): 35,088
• Household income: $91,797
• Rent vs Own: 30.9% rent · 69.1% own
• Severe rent burden: 1057.0

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 (89%)
• Race & ethnicity: White 89% Two or more races 6% Hispanic / Latino 4% Black 2% Asian 1%
• Common ancestry: Romanian 6% Lithuanian 5% Subsaharan African 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Other Indo-European 1% Russian/Polish/Slavic 1% Spanish 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: ▼ -204.01%
• Current HPI: 321.8247
• Rent YoY: —
• Metro: Syracuse, 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

+102.8% since first listed

11 events — show timeline

• 2026-06-12 Listed $198,500 CNYIS
• 2019-09-25 Sold (Public Records) $132,900 Public Records
• 2019-09-23 Sold (MLS) $132,900 CNYIS
• 2019-09-07 Pending — CNYIS
• 2019-08-20 Pending — CNYIS
• 2019-08-09 Contingent — CNYIS
• 2019-07-31 Listed $134,900 CNYIS
• 2014-08-18 Listing Removed — CNYIS
• 2014-08-13 Sold (Public Records) $90,000 Public Records
• 2014-08-11 Sold (MLS) $90,000 CNYIS
• 2014-05-12 Listed $97,900 CNYIS

Property tax history

+5.6%/yr

Latest (2025): $4,881 · +1.5% YoY. Source: county tax records.