2 Seneca St · Baldwinsville, NY 13027

$295,000

4 bd · 2.0 ba · 2,019 sqft · MultiFamily public records · 10 Days on market

Built 1900 0.28 ac lot Est $206k · 43% 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 +28.3/30.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• Schools +4.4/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Check out this 2-family home with a HUGE corner lot in the Village of Baldwinsville! Both units have had many updates over the past 10 years including some new windows, 2 new furnaces, new flooring, a new water heater, an Above Ground Pool, and much more! Both units are rented out for a total income of $1,150 a month which is way under current market rate!! Both units have private driveways for plenty of off-street parking! Have someone else pay your mortgage and live in one unit! Don't miss this opportunity!!

Key facts

• Large corner lot
• Renovated bathrooms
• Two family property

Tags

• TWO FAMILY PROPERTY
• TWO PRIVATE DRIVEWAYS
• TWO INDEPENDENT ENTRANCES
• LARGE CORNER LOT
• RENOVATED BATHROOMS
• NEWER KITCHEN APPLIANCES

Property features AI

Finance

• Other: Two total units with separate gas and electric meters
• Financial info: Gross income: $33,540 (multi-unit); Operating expenses: $8,494 (includes insurance, maintenance structure, maintenance, professional management, snow removal, water/sewer); Owner pays grounds care, snow removal, and water; rent includes gardener, snow removal, and water

Exterior

• Parking: Gravel and paved parking; Two or more parking spaces
• Utilities: Cable available; Electricity connected (circuit breakers); Public water connected; Sewer connected
• Home design: Single-story property; Resale condition; Metal roof
• Construction: Vinyl siding; Copper and PEX plumbing; Stone foundation; Existing construction
• Exterior features: Corner lot; Near public transit; Rectangular residential lot; City street frontage

Interior

• Flooring: Luxury vinyl; Tile; Varies
• Bathrooms: 2 full bathrooms
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Thermal windows; Partial basement
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $295k.

Deal economics

• At list price, monthly cash flow is $942 ($11k/yr) — positive. Per door: $471/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $295k).
• Cap rate 10.1% 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: 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).
• At $3,910/mo this rent would consume 51% of the median local household income ($92k/yr) (locally 1057% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $83k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 10 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 $120k; list at $295k implies a 146% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $295,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.33% ✓
• Cap rate: 10.12%
• Cash-on-cash: 13.68%
• DSCR: 1.61
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $205,938
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17 Tappan St	0.16mi	4/2.0	2,208 (+9%)	24mo	$225,000	$102	57

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: 3.9%
• Equity multiple: 1.15×
• Total profit: $12,312
• Equity at exit: $43,985

10-year hold

• IRR: 13.4%
• Equity multiple: 2.07×
• Total profit: $88,477
• Equity at exit: $25,506

Cash invested: $82,600 (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: 12.6×

Monthly cashflow live

• Estimated rent: $3,910 high
• Mortgage (P&I): −$1,547
• Tax from tax record: −$477 /mo · $5,725/yr
• Insurance: −$123
• HOA: −$0
• Vacancy / Maint / Mgmt: −$821
• Net cashflow: $942

Break-even live

Break-even rent $2,718

Max offer price $295,000

Occupancy floor 71%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,910
Total (2 units)			$3,910

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: $73,750
• Closing costs: $8,850
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
60 Oswego St Baldwinsville, NY	3.0	1.0	2916	$1,750	$0.60	43d	1	0.36mi

Listing history 9 events

1. 2026-06-18
   days on market $295,000 Active 10 DOM
2. 2026-06-17
   days on market $295,000 Active 9 DOM
3. 2026-06-16
   days on market $295,000 Active 8 DOM
4. 2026-06-15
   days on market $295,000 Active 7 DOM
5. 2026-06-14
   days on market $295,000 Active 5 DOM
6. 2026-06-13
   days on market $295,000 Active 4 DOM
7. 2026-06-10
   days on market $295,000 Active 2 DOM
8. 2026-06-09
   remarks 683-char remark
9. 2026-06-09
   listed $295,000 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: $5,725 · $477/mo
• Projected year-2 tax: $5,725 · $477/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $46,920
• − Mortgage interest: −$16,525
• − Property taxes: −$5,725
• − Insurance: −$1,475
• − Repairs & maintenance: −$3,754
• − Management: −$3,754
• − Depreciation: −$8,582
• Taxable income: $7,106
• Est. tax owed @ 24.0%: −$1,706
• After-tax cash flow: $9,597/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

• Census place: Baldwinsville, NY
• 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

+375.8% since first listed

10 events — show timeline

• 2026-06-08 Listed $295,000 CNYIS
• 2020-12-18 Sold (Public Records) $119,900 Public Records
• 2020-12-17 Sold (MLS) $119,900 CNYIS
• 2020-10-16 Pending — CNYIS
• 2020-10-05 Contingent — CNYIS
• 2020-08-31 Price Changed $119,900 CNYIS
• 2020-08-14 Price Changed $129,900 CNYIS
• 2020-08-06 Listed $139,900 CNYIS
• 2008-08-14 Sold (Public Records) $80,850 Public Records
• 1997-12-01 Sold (Public Records) $62,000 Public Records

Property tax history

+2.3%/yr

Latest (2025): $5,725 · +2.9% YoY. Source: county tax records.