214 Baum Rd · Central Square, NY 13076

$79,900

3 bd · 1.5 ba · 1,800 sqft · SingleFamily public records · 23 Days on market

Built 1973 3.00 ac lot

---

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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +9.3/10.0
• ARV discount +7.5/15.0
• Schools +3.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Don't let this one slip away! This is country living at its finest. This 3 bedroom, updated home, boasts 2 impressive full baths, with plenty of acreage, and even a pool. There is plenty of room on the lower level for a 4th bedroom, or home office! This home has been meticulously kept. New carpets, fridge, farmhouse faucet, gutters, and deck, along with newer windows, invisible fence, and pool liner. SELLERS ARE MOTIVATED!!!!

Key facts

• 3 acre lot
• Built 1973
• Listed 23 days

Property features AI

Finance

• Other:
• Financial info:
• HOA & community:

Exterior

• Parking:
• Security:
• Utilities: Public water; Septic tank sewer
• Home design: Single-story property
• Construction: Block foundation
• Exterior features: Gravel driveway; Partially wooded grounds; Irregular, residential wooded lot; Topography: see remarks

Interior

• Kitchen:
• Bedrooms:
• Flooring:
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling:
• Interior features: Below-grade finished space (approx. 500)
• Laundry & utility:

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $527 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $79k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.2% vs local median 3.9% in Central Square — 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 64/100 on livability (#723 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A, cost of living A; Watch: amenities F, commute F, health & safety D-.
• Central Square Central School District (suburban): math 40% / reading 40% proficiency, ranked #507 of 590 in NY (top 86%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Hastings Mallory Elementary School (math 32% / reading 47%, grade F, #1,444 of 2,108 statewide, top 71%, 394 students, 54% FRL); Central Square Middle School (math 19% / reading 35%, grade F, #587 of 729 statewide, top 81%, 833 students, 45% FRL); Paul V Moore High School (math 91% / reading 75%, grade A, #440 of 1,100 statewide, top 40%, 1,101 students, 44% FRL).
• Market conditions: 16 active listings in the ZIP; 172 units permitted in Oswego County in 2024 (27 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($552 loan paydown + $7k appreciation (8.6% local appreciation)).
• Oswego County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (8.6% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y ago; this cycle's ask has dropped $10k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $78,701 (1.5% below list)

Questions for the listing agent

1. Built in 1973 — 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. 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.
4. 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.
5. 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: 1.71% ✓
• Cap rate: 14.20%
• Cash-on-cash: 28.25%
• DSCR: 2.26
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $406,800
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
118 Pierce Rd	0.63mi	3/2.0	1,612 (-10%)	18mo	$365,000	$226	37

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

8.62% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 43.5%
• Equity multiple: 4.11×
• Total profit: $69,686
• Equity at exit: $64,110

10-year hold

• IRR: 38.6%
• Equity multiple: 8.94×
• Total profit: $177,558
• Equity at exit: $130,652

Cash invested: $22,372 (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 13076

• Home prices YoY: 2.6%
• Active inventory: 16
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,366 medium
• Mortgage (P&I): −$419
• Tax est. 1.5%: −$100 /mo · $1,198/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $527

Break-even live

Break-even rent $699

Max offer price $79,900

Occupancy floor 56%

Sensitivity live

Price	-10% $582	-5% $554	+0% $527	+5% $499	+10% $472
Rent	-10% $419	-5% $473	+0% $527	+5% $581	+10% $635
Rate	-1.0pp $567	-0.5pp $547	base $527	+0.5pp $506	+1.0pp $485

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-21
   days on market $79,900 Active 23 DOM
2. 2026-06-21
   days on market $79,900 Active 22 DOM
3. 2026-06-18
   days on market $79,900 Active 20 DOM
4. 2026-06-17
   days on market $79,900 Active 19 DOM
5. 2026-06-17
   price $79,900 Active 18 DOM
6. 2026-06-16
   days on market $89,900 Active 18 DOM
7. 2026-06-15
   days on market $89,900 Active 17 DOM
8. 2026-06-13
   days on market $89,900 Active 15 DOM
9. 2026-06-12
   days on market $89,900 Active 14 DOM
10. 2026-06-09
    days on market $89,900 Active 11 DOM
11. 2026-06-08
    days on market $89,900 Active 10 DOM
12. 2026-06-07
    days on market $89,900 Active 9 DOM
13. 2026-06-07
    days on market $89,900 Active 8 DOM
14. 2026-06-04
    days on market $89,900 Active 5 DOM
15. 2026-06-02
    days on market $89,900 Active 4 DOM
16. 2026-06-01
    days on market $89,900 Active 3 DOM
17. 2026-05-31
    days on market $89,900 Active 2 DOM
18. 2026-05-29
    listed $89,900 Active
19. 2025-02-08
    historical
20. 2024-09-14
    historical Active Under Contract
21. 2024-09-07
    listed $199,000 Active
22. 2017-11-08
    soldstatus $164,300
23. 2017-10-30
    soldstatus $164,300 Closed Sale or Rented 431-char remark

    Show marketing remark (431 chars)

    Don't let this one slip away! This is country living at its finest. This 3 bedroom, updated home, boasts 2 impressive full baths, with plenty of acreage, and even a pool. There is plenty of room on the lower level for a 4th bedroom, or home office! This home has been meticulously kept. New carpets, fridge, farmhouse faucet, gutters, and deck, along with newer windows, invisible fence, and pool liner. SELLERS ARE MOTIVATED!!!!

24. 2017-09-27
    status Pending Sale 431-char remark

    Show marketing remark (431 chars)

    Don't let this one slip away! This is country living at its finest. This 3 bedroom, updated home, boasts 2 impressive full baths, with plenty of acreage, and even a pool. There is plenty of room on the lower level for a 4th bedroom, or home office! This home has been meticulously kept. New carpets, fridge, farmhouse faucet, gutters, and deck, along with newer windows, invisible fence, and pool liner. SELLERS ARE MOTIVATED!!!!

25. 2017-08-30
    status Under Contract- Do Not Show 431-char remark

    Show marketing remark (431 chars)

    Don't let this one slip away! This is country living at its finest. This 3 bedroom, updated home, boasts 2 impressive full baths, with plenty of acreage, and even a pool. There is plenty of room on the lower level for a 4th bedroom, or home office! This home has been meticulously kept. New carpets, fridge, farmhouse faucet, gutters, and deck, along with newer windows, invisible fence, and pool liner. SELLERS ARE MOTIVATED!!!!

26. 2017-07-24
    historical Continue to Show- Under Contract 431-char remark

    Show marketing remark (431 chars)

    Don't let this one slip away! This is country living at its finest. This 3 bedroom, updated home, boasts 2 impressive full baths, with plenty of acreage, and even a pool. There is plenty of room on the lower level for a 4th bedroom, or home office! This home has been meticulously kept. New carpets, fridge, farmhouse faucet, gutters, and deck, along with newer windows, invisible fence, and pool liner. SELLERS ARE MOTIVATED!!!!

27. 2017-07-13
    price $158,000 431-char remark

    Show marketing remark (431 chars)

    Don't let this one slip away! This is country living at its finest. This 3 bedroom, updated home, boasts 2 impressive full baths, with plenty of acreage, and even a pool. There is plenty of room on the lower level for a 4th bedroom, or home office! This home has been meticulously kept. New carpets, fridge, farmhouse faucet, gutters, and deck, along with newer windows, invisible fence, and pool liner. SELLERS ARE MOTIVATED!!!!

28. 2017-06-30
    listed $159,900 Active 431-char remark

    Show marketing remark (431 chars)

    Don't let this one slip away! This is country living at its finest. This 3 bedroom, updated home, boasts 2 impressive full baths, with plenty of acreage, and even a pool. There is plenty of room on the lower level for a 4th bedroom, or home office! This home has been meticulously kept. New carpets, fridge, farmhouse faucet, gutters, and deck, along with newer windows, invisible fence, and pool liner. SELLERS ARE MOTIVATED!!!!

29. 2005-07-26
    soldstatus $131,500
30. 1998-08-31
    soldstatus $83,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥93°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,388
• − Mortgage interest: −$4,476
• − Property taxes: −$1,198
• − Insurance: −$400
• − Repairs & maintenance: −$1,311
• − Management: −$1,311
• − Depreciation: −$2,324
• Taxable income: $5,368
• Est. tax owed @ 24.0%: −$1,288
• After-tax cash flow: $5,032/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: Central Square Central School District
• NCES district ID: 3606900
• Math proficiency: 40% ▼ -18.00%
• Reading proficiency: 40% ▼ -12.00%
• Median HH income: $55,807
• Composite: 35.05/100
• National rank: #5035
• State rank: #507 of 590 in NY

Livability — Central Square

• Score: 64/100
• State rank: #723
• US rank: #13714

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,521

Population outlook (Oswego County) Hauer SSP2

• Today (2025): 114,465 people
• By 2030: 109,968 · -3.9%
• By 2040: 99,205 · -13.3%
• By 2050: 87,979 · -23.1%
• By 2075: 65,100 · -43.1%
• By 2100: 47,117 · -58.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 3% Hispanic / Latino 2% Asian 1%
• Common ancestry: Iranian 5% Lithuanian 5% Romanian 4%
• Foreign-born: 3% · Philippines
• Languages at home: 95% English-only · Other Indo-European 3% Other Asian/Pacific 1% Spanish 1%

Political lean MEDSL · Oswego

• 2024 margin: Strong R (+24.2) · D 37.9% · R 62.1%
• 2008→2024 swing: -26.6pp toward R · 2008: 2.5pp · 2024: -24.2pp
• All cycles: 2024: R+24.2 2020: R+20.2 2016: R+23.2 2012: D+7.9 2008: D+2.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.62%
• Current HPI: 333.4308
• 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

+8.3% since first listed

13 events — show timeline

• 2026-05-29 Listed $89,900 CNYIS
• 2025-02-08 Listing Removed — CNYIS
• 2024-09-14 Contingent — CNYIS
• 2024-09-07 Listed $199,000 CNYIS
• 2017-11-08 Sold (Public Records) $164,300 Public Records
• 2017-10-30 Sold (MLS) $164,300 CNYIS
• 2017-09-27 Pending — CNYIS
• 2017-08-30 Pending — CNYIS
• 2017-07-24 Contingent — CNYIS
• 2017-07-13 Price Changed $158,000 CNYIS
• 2017-06-30 Listed $159,900 CNYIS
• 2005-07-26 Sold (Public Records) $131,500 Public Records
• 1998-08-31 Sold (Public Records) $83,000 Public Records

Property tax history

+2.6%/yr

Latest (2025): $5,072 · -0.2% YoY. Source: county tax records.