203 Leopold Blvd · Seneca Knolls, NY 13209

$129,900

3 bd · 1.0 ba · 864 sqft · SingleFamily public records · 6 Days on market

Built 1957 9,147 sqft lot $150/sqft · 36% below area Est $203k · 36% under

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Why this score? — see what drove the B 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 +27.3/30.0
• ARV discount +15.0/15.0
• DSCR +9.5/10.0
• 1% rule +8.8/10.0
• Schools +4.4/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming 3-bedroom, 1-bath Ranch style home offering comfort, functionality, and inviting living spaces throughout. It features a bright and spacious living area, an efficient kitchen with ample cabinet space, and generously sized bedrooms perfect for family, guests, or a home office. The full bathroom is thoughtfully designed for everyday convenience. Outside, enjoy a private yard ideal for relaxing, entertaining, or gardening. Conveniently located near shopping, dining, schools, and major routes, this home combines everyday practicality with cozy charm. Seller is requesting best and final offers by 5pm Monday 5/18.

Key facts

• Ranch style home
• Efficient kitchen
• Private yard

Tags

• RANCH STYLE HOME
• EFFICIENT KITCHEN
• AMPLE CABINET SPACE
• PRIVATE YARD

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water (connected); Sewer connected; Electric service with circuit breakers
• Home design: Single-story home
• Construction: Vinyl siding; Asphalt shingle roof; Block foundation; Existing construction
• Exterior features: Blacktop driveway; Deck; Fully fenced yard; Rectangular residential lot; City street frontage; Lot dimensions approximately 80 x 118

Interior

• Kitchen: Gas cooktop; Gas oven; Gas range; Refrigerator
• Bedrooms: Three main-level bedrooms
• Flooring: Carpet; Laminate; Tile
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Gas forced-air heating
• Interior features: Eat-in kitchen; Separate/formal living room; Solid surface counters; Bedroom on main level; Main level primary
• Laundry & utility: Washer and dryer on the main level; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $376 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Cap rate 9.8% vs local median 2.3% in Seneca Knolls — 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 (#918 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.
• 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: 59 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 616 units permitted in Onondaga County in 2024 (256 in 5+ unit buildings).
• This rent runs 32% of the median local income ($68k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $898 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1957 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $129,900

Questions for the listing agent

1. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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: 1.38% ✓
• Cap rate: 9.77%
• Cash-on-cash: 12.41%
• DSCR: 1.55
• GRM: 6.1

CMA / ARV

• ARV (median comp): $203,020
• List price: $129,900
• Delta: -36.02%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
203 Baker Blvd	0.05mi	3/1.0	925 (+7%)	5mo	$159,000	$172	82
142 Blanchard Blvd	0.12mi	3/1.0	950 (+10%)	3mo	$231,000	$243	75
109 Blanchard Blvd	0.22mi	3/1.0	900 (+4%)	10mo	$235,000	$261	75
144 Rufus Cir	0.20mi	3/1.0	962 (+11%)	1mo	$198,000	$206	71
226 Blanchard Blvd	0.27mi	3/1.0	925 (+7%)	7mo	$176,000	$190	70
111 Henderson Blvd	0.40mi	3/1.0	875 (+1%)	18mo	$198,000	$226	64
223 Leopold Blvd	0.14mi	3/1.0	925 (+7%)	23mo	$218,000	$236	63
101 Northrup Blvd	0.44mi	3/1.0	900 (+4%)	12mo	$197,000	$219	62
7424 Obrien Rd	0.71mi	2/1.0 (-1)	930 (+8%)	12mo	$226,000	$243	40

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: 2.2%
• Equity multiple: 1.08×
• Total profit: $3,029
• Equity at exit: $19,369

10-year hold

• IRR: 11.8%
• Equity multiple: 1.93×
• Total profit: $33,955
• Equity at exit: $11,231

Cash invested: $36,372 (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 13209

• Home prices YoY: -7.7%
• Active inventory: 59
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,789 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$301 /mo · $3,618/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $376

Break-even live

Break-even rent $1,312

Max offer price $129,900

Occupancy floor 74%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10 Cedarwood Blvd Baldwinsville, NY	3.0	1.0–2.0	725	$1,695	$2.34	13d	1	1.06mi
489 Idlewood Blvd #489 Baldwinsville, NY	2.0	1.0	903	$1,550	$1.72	13d	1	1.47mi
555 Village Blvd N Baldwinsville, NY	3.0	1.5	1043	$1,900	$1.82	13d	1	1.49mi

Listing history 1 events

1. 2026-05-13
   listed $129,900 Active 624-char remark

ⓘ 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: $3,618 · $301/mo
• Projected year-2 tax: $3,618 · $301/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 ≥96°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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,465
• − Mortgage interest: −$7,276
• − Property taxes: −$3,618
• − Insurance: −$650
• − Repairs & maintenance: −$1,717
• − Management: −$1,717
• − Depreciation: −$3,779
• Taxable income: $2,708
• Est. tax owed @ 24.0%: −$650
• After-tax cash flow: $3,866/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 — Seneca Knolls

• Score: 61/100
• State rank: #918
• US rank: #17961

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

• Census place: Seneca Knolls, NY
• County: Onondaga County · 247,257 people
• Metro: Syracuse, NY
• Population (ZIP): 12,714
• Household income: $68,138
• Rent vs Own: 29.6% rent · 70.4% own
• Severe rent burden: 210.0

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 (86%)
• Race & ethnicity: White 86% Two or more races 6% Hispanic / Latino 6% Black 3%
• Hispanic origin (detail): Mexican 1% Puerto Rican 4%
• Common ancestry: Romanian 11% Subsaharan African 6% Lithuanian 2%
• Foreign-born: 11% · Canada, China
• Languages at home: 87% English-only · Russian/Polish/Slavic 5% Spanish 3% Arabic 2%

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: ▼ -27.23%
• Current HPI: 326.7671
• 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

2 events — show timeline

• 2026-05-19 Pending — CNYIS
• 2026-05-13 Listed $129,900 CNYIS

Property tax history

+12.5%/yr

Latest (2025): $3,618 · +2.4% YoY. Source: county tax records.