1311 Lamson Rd · Baldwinsville, NY 13135

$134,900

2 bd · 1.0 ba · 1,216 sqft · SingleFamily public records · 13 Days on market

Built 1837 0.95 ac lot $111/sqft · 54% below area

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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 +12.5/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +4.4/10.0
• Schools +4.4/10.0
• Livability +3.9/5.0
• DSCR +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Come and see the opportunities available to you with this long time family home. Located in a rural area of Phoenix/Lysander, the possibilities are endless. Enter through a long covered porch, into a home with so much potential! Whether you are a do-it yourselfer looking for your next great home, a house flipper wanting to make your vision come to life, a potential landlord looking to rent a space, or someone who is ready to move in right away, this home may be the one for you! Schedule your appointment now and don't miss an opportunity!

Key facts

• New well system
• Newer furnace
• Newer roof

Tags

• BALDWINSVILLE SCHOOL DISTRICT
• NEWER ROOF
• NEWER FURNACE
• NEWER HOT WATER TANK
• NEWER GUTTERS
• NEW WELL SYSTEM

Property features AI

Exterior

• Parking: No garage
• Utilities: Well water; Septic system; Cable available
• Home design: Two-story home; Resale property; Asphalt roof; Wood siding
• Construction: Stone foundation; Wood siding construction; Built as existing structure
• Exterior features: Blacktop driveway; Covered porch; Shed(s) / outdoor storage; Rectangular, rural lot approximately 0.95 acres (180 x 230)

Interior

• Kitchen: Microwave; Water purifier (owned)
• Bedrooms: Total of 8 rooms (includes bedrooms and living spaces)
• Flooring: Hardwood; Laminate; Varied flooring
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Propane forced-air heating
• Interior features: Eat-in kitchen; Basement with walk-out access and sump pump
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $-19 ($-231/yr) — negative.
• To cash-flow at today's rent, offer at most $132k (2.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $127k (6.1% below list).
• Recommended offer: $127k (6.1% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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: 40 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 $14k of equity ($933 loan paydown + $13k 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 $38k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 16y 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 $65k; list at $135k implies a 108% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1837 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $126,626 (6.1% 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 1837 — 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 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?
5. 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?
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: 0.94% ✗
• Cap rate: 6.12%
• Cash-on-cash: -0.61%
• DSCR: 0.97
• GRM: 8.9

CMA / ARV

• ARV (median comp): $292,667
• List price: $134,900
• Delta: -53.91%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9374 Fenner Rd	0.72mi	3/2.0 (+1)	1,356 (+12%)	18mo	$430,000	$317	24

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: 23.9%
• Equity multiple: 2.91×
• Total profit: $72,318
• Equity at exit: $121,529

10-year hold

• IRR: 21.2%
• Equity multiple: 6.67×
• Total profit: $214,073
• Equity at exit: $262,081

Cash invested: $37,772 (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 13135

• Home prices YoY: 8.8%
• Active inventory: 40
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,266 medium
• Mortgage (P&I): −$707
• Tax from tax record: −$256 /mo · $3,071/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $-19

Break-even live

Break-even rent $1,291

Max offer price $131,504

Occupancy floor 97%

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-05-16
   status Pending 1232-char remark
2. 2026-05-12
   historical Active Under Contract 1232-char remark
3. 2026-05-03
   listed $134,900 Active 1232-char remark
4. 2024-01-25
   soldstatus $65,000
5. 2024-01-18
   soldstatus $65,000 Closed 543-char remark

   Show marketing remark (543 chars)

   Come and see the opportunities available to you with this long time family home. Located in a rural area of Phoenix/Lysander, the possibilities are endless. Enter through a long covered porch, into a home with so much potential! Whether you are a do-it yourselfer looking for your next great home, a house flipper wanting to make your vision come to life, a potential landlord looking to rent a space, or someone who is ready to move in right away, this home may be the one for you! Schedule your appointment now and don't miss an opportunity!

6. 2023-12-27
   status Pending 543-char remark

   Show marketing remark (543 chars)

   Come and see the opportunities available to you with this long time family home. Located in a rural area of Phoenix/Lysander, the possibilities are endless. Enter through a long covered porch, into a home with so much potential! Whether you are a do-it yourselfer looking for your next great home, a house flipper wanting to make your vision come to life, a potential landlord looking to rent a space, or someone who is ready to move in right away, this home may be the one for you! Schedule your appointment now and don't miss an opportunity!

7. 2023-11-16
   status Under Contract- Do Not Show 543-char remark

   Show marketing remark (543 chars)

   Come and see the opportunities available to you with this long time family home. Located in a rural area of Phoenix/Lysander, the possibilities are endless. Enter through a long covered porch, into a home with so much potential! Whether you are a do-it yourselfer looking for your next great home, a house flipper wanting to make your vision come to life, a potential landlord looking to rent a space, or someone who is ready to move in right away, this home may be the one for you! Schedule your appointment now and don't miss an opportunity!

8. 2023-11-11
   price $70,000 543-char remark

   Show marketing remark (543 chars)

   Come and see the opportunities available to you with this long time family home. Located in a rural area of Phoenix/Lysander, the possibilities are endless. Enter through a long covered porch, into a home with so much potential! Whether you are a do-it yourselfer looking for your next great home, a house flipper wanting to make your vision come to life, a potential landlord looking to rent a space, or someone who is ready to move in right away, this home may be the one for you! Schedule your appointment now and don't miss an opportunity!

9. 2023-10-20
   price $72,000 543-char remark

   Show marketing remark (543 chars)

   Come and see the opportunities available to you with this long time family home. Located in a rural area of Phoenix/Lysander, the possibilities are endless. Enter through a long covered porch, into a home with so much potential! Whether you are a do-it yourselfer looking for your next great home, a house flipper wanting to make your vision come to life, a potential landlord looking to rent a space, or someone who is ready to move in right away, this home may be the one for you! Schedule your appointment now and don't miss an opportunity!

10. 2023-10-08
    price $75,000 543-char remark

    Show marketing remark (543 chars)

    Come and see the opportunities available to you with this long time family home. Located in a rural area of Phoenix/Lysander, the possibilities are endless. Enter through a long covered porch, into a home with so much potential! Whether you are a do-it yourselfer looking for your next great home, a house flipper wanting to make your vision come to life, a potential landlord looking to rent a space, or someone who is ready to move in right away, this home may be the one for you! Schedule your appointment now and don't miss an opportunity!

11. 2023-10-07
    status Active 543-char remark

    Show marketing remark (543 chars)

    Come and see the opportunities available to you with this long time family home. Located in a rural area of Phoenix/Lysander, the possibilities are endless. Enter through a long covered porch, into a home with so much potential! Whether you are a do-it yourselfer looking for your next great home, a house flipper wanting to make your vision come to life, a potential landlord looking to rent a space, or someone who is ready to move in right away, this home may be the one for you! Schedule your appointment now and don't miss an opportunity!

12. 2023-08-25
    status Under Contract- Do Not Show 543-char remark

    Show marketing remark (543 chars)

    Come and see the opportunities available to you with this long time family home. Located in a rural area of Phoenix/Lysander, the possibilities are endless. Enter through a long covered porch, into a home with so much potential! Whether you are a do-it yourselfer looking for your next great home, a house flipper wanting to make your vision come to life, a potential landlord looking to rent a space, or someone who is ready to move in right away, this home may be the one for you! Schedule your appointment now and don't miss an opportunity!

13. 2023-08-25
    status Pending Sale 543-char remark

    Show marketing remark (543 chars)

    Come and see the opportunities available to you with this long time family home. Located in a rural area of Phoenix/Lysander, the possibilities are endless. Enter through a long covered porch, into a home with so much potential! Whether you are a do-it yourselfer looking for your next great home, a house flipper wanting to make your vision come to life, a potential landlord looking to rent a space, or someone who is ready to move in right away, this home may be the one for you! Schedule your appointment now and don't miss an opportunity!

14. 2023-08-18
    listed $79,900 Active 543-char remark

    Show marketing remark (543 chars)

    Come and see the opportunities available to you with this long time family home. Located in a rural area of Phoenix/Lysander, the possibilities are endless. Enter through a long covered porch, into a home with so much potential! Whether you are a do-it yourselfer looking for your next great home, a house flipper wanting to make your vision come to life, a potential landlord looking to rent a space, or someone who is ready to move in right away, this home may be the one for you! Schedule your appointment now and don't miss an opportunity!

15. 2014-08-18
    listed $76,000
16. 2010-11-01
    historical
17. 2010-11-01
    soldstatus $77,300
18. 2010-10-28
    soldstatus $77,800
19. 2010-05-18
    listed $74,900
20. 2003-07-07
    soldstatus $65,000

ⓘ 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: $3,071 · $256/mo
• Projected year-2 tax: $3,071 · $256/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 2/10 Low 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: $15,195
• − Mortgage interest: −$7,556
• − Property taxes: −$3,071
• − Insurance: −$674
• − Repairs & maintenance: −$1,216
• − Management: −$1,216
• − Depreciation: −$3,924
• Taxable loss: −$2,463
• Est. tax savings @ 24.0%: +$591
• After-tax cash flow: $360/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

• City population: 35,088
• Population (ZIP): 6,229

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 (92%)
• Race & ethnicity: White 92% Two or more races 5% Hispanic / Latino 2% Asian 2%
• Common ancestry: Lithuanian 8% Romanian 5% Slovak 2%
• Foreign-born: 2% · China, Vietnam
• Languages at home: 97% English-only · Russian/Polish/Slavic 1% 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: ▲ 25.32%
• Current HPI: 313.5591
• 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

+107.5% since first listed

20 events — show timeline

• 2026-05-16 Pending — CNYIS
• 2026-05-12 Contingent — CNYIS
• 2026-05-03 Listed $134,900 CNYIS
• 2024-01-25 Sold (Public Records) $65,000 Public Records
• 2024-01-18 Sold (MLS) $65,000 CNYIS
• 2023-12-27 Pending — CNYIS
• 2023-11-16 Pending — CNYIS
• 2023-11-11 Price Changed $70,000 CNYIS
• 2023-10-20 Price Changed $72,000 CNYIS
• 2023-10-08 Price Changed $75,000 CNYIS
• 2023-10-07 Relisted — CNYIS
• 2023-08-25 Pending — CNYIS
• 2023-08-25 Pending — CNYIS
• 2023-08-18 Listed $79,900 CNYIS
• 2014-08-18 Listed $76,000 CNYIS
• 2010-11-01 Sold (Public Records) $77,300 Public Records
• 2010-11-01 Listing Removed — CNYIS
• 2010-10-28 Sold (MLS) $77,800 CNYIS
• 2010-05-18 Listed $74,900 CNYIS
• 2003-07-07 Sold (Public Records) $65,000 Public Records

Property tax history

+5.8%/yr

Latest (2025): $3,071 · +3.1% YoY. Source: county tax records.