4254 Vine Meadow Rd · Liverpool, NY 13090

$179,000

3 bd · 2.0 ba · 1,520 sqft · SingleFamily public records · 9 Days on market

Built 1976 9,591 sqft lot Est $306k · 41% 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 +27.9/30.0
• ARV discount +15.0/15.0
• DSCR +9.9/10.0
• 1% rule +9.5/10.0
• Schools +4.3/10.0
• Livability +4.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

A little TLC will bring you instant equity with this fantastic opportunity in a great neighborhood! This 4-level split has a nice open layout including a spacious living room with wood burning fireplace and a kitchen/ dining room with sliding glass door opening to wooden deck in your tree lined backyard. Attractive vinyl flooring throughout first floor. Upstairs there are 3 bedrooms with a full bath. Downstairs is another large living space/recreation room with newer carpet, as well as a 4th bedroom and an updated second full bath! Laundry is in lower-level basement, as well as lots of storage/hobby space. One car garage. Liverpool Schools Central Quadrant.

Key facts

• Tree lined backyard
• Open layout
• Large living space

Tags

• OPEN LAYOUT
• WOOD BURNING FIREPLACE
• SLIDING GLASS DOOR
• WOODEN DECK
• TREE LINED BACKYARD
• LARGE LIVING SPACE

Property features AI

Exterior

• Parking: Attached garage; 1 garage space
• Security: No security features listed
• Utilities: Cable available; High-speed internet available; Public water (connected); Sewer connected
• Home design: Single-story home; Vinyl siding; Shingle roof; Resale property; Block foundation; Below-grade finished area present
• Construction: Built (existing); Vinyl siding construction; Block foundation; Shingle roof
• Exterior features: Blacktop driveway; Deck; Shed(s) and additional storage

Interior

• Kitchen: No kitchen appliance specifics listed
• Bedrooms: Total rooms: 9; Room types include laundry, living room, storage room, entry foyer, family room
• Flooring: Carpet; Tile; Varies
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Gas heating; Baseboard heating; Forced air
• Interior features: Ceiling fan(s); Separate/formal dining room; Entrance foyer; Separate/formal living room; Living/dining room; Sliding glass door(s); Storage; Window treatments; Drapes; Sliding doors; Has fireplace (1)
• Laundry & utility: Washer and dryer; Laundry located in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $179k.

Deal economics

• At list price, monthly cash flow is $550 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $179k).
• Cap rate 10.0% vs local median 5.0% in Liverpool — 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 86/100 on livability (#16 in NY, #363 nationally) — a professional / high-income tenant draw. Strengths: commute A+, housing A+, health & safety A+.
• Liverpool Central School District (suburban): math 49% / reading 49% proficiency, ranked #381 of 590 in NY (top 65%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 96 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).
• This rent runs 35% of the median local income ($88k/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 $1k of loan paydown is wiped out by about $5k 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 $50k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price.

Recommended offer $179,000

Questions for the listing agent

1. Built in 1976 — 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. 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.
5. 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.
6. 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: 1.45% ✓
• Cap rate: 9.98%
• Cash-on-cash: 13.18%
• DSCR: 1.59
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $305,520
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4245 Rancho Park Dr	0.16mi	3/1.5	1,536 (+1%)	2mo	$315,000	$205	88
4219 Orion Path	0.21mi	3/1.5	1,584 (+4%)	1mo	$300,000	$189	80
4166 Balboa Dr	0.32mi	3/1.5	1,520 (0%)	7mo	$240,000	$158	77
4189 Balboa Dr	0.26mi	3/1.5	1,450 (-5%)	7mo	$284,000	$196	72
8227 Renfrew Dr	0.60mi	3/2.5	1,514 (-0%)	7mo	$335,000	$221	64
4177 Torrey Ln	0.26mi	4/2.0 (+1)	1,368 (-10%)	6mo	$240,000	$175	62
4291 Luna	0.21mi	3/2.5	1,728 (+14%)	7mo	$335,000	$194	60
7939 Walnut Pl	0.45mi	3/2.0	1,348 (-11%)	2mo	$291,000	$216	58
4122 Metauro Dr	0.64mi	3/2.5	1,624 (+7%)	2mo	$377,000	$232	55
4115 Poplar Dr	0.69mi	4/2.5 (+1)	1,616 (+6%)	3mo	$325,500	$201	48
8159 Portobello	0.64mi	3/2.5	1,716 (+13%)	6mo	$359,900	$210	41
4170 Wetzel Rd	0.72mi	3/2.0	1,311 (-14%)	4mo	$235,437	$180	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: 3.2%
• Equity multiple: 1.12×
• Total profit: $6,251
• Equity at exit: $26,689

10-year hold

• IRR: 12.9%
• Equity multiple: 2.03×
• Total profit: $51,393
• Equity at exit: $15,477

Cash invested: $50,120 (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 13090

• Active inventory: 96
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $2,592 medium
• Mortgage (P&I): −$939
• Tax from tax record: −$484 /mo · $5,805/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$544
• Net cashflow: $550

Break-even live

Break-even rent $1,895

Max offer price $179,000

Occupancy floor 74%

Sensitivity live

Price	-10% $652	-5% $601	+0% $550	+5% $500	+10% $449
Rent	-10% $346	-5% $448	+0% $550	+5% $653	+10% $755
Rate	-1.0pp $641	-0.5pp $596	base $550	+0.5pp $504	+1.0pp $457

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4071 Sesame Path Liverpool, NY	4.0	2.5	1928	$3,200	$1.66	21d	1	0.25mi

Listing history 3 events

1. 2026-05-20
   status Pending
2. 2026-05-14
   historical Active Under Contract
3. 2026-05-11
   listed $179,000 Active

ⓘ 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: $5,805 · $484/mo
• Projected year-2 tax: $5,805 · $484/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 0% 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: $31,101
• − Mortgage interest: −$10,027
• − Property taxes: −$5,805
• − Insurance: −$895
• − Repairs & maintenance: −$2,488
• − Management: −$2,488
• − Depreciation: −$5,207
• Taxable income: $4,191
• Est. tax owed @ 24.0%: −$1,006
• After-tax cash flow: $5,599/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: Liverpool Central School District
• NCES district ID: 3617520
• Math proficiency: 49% ▼ -6.00%
• Reading proficiency: 49% ▲ 1.00%
• Median HH income: $59,134
• Composite: 42.84/100
• National rank: #3134
• State rank: #381 of 590 in NY

Livability — Liverpool

• Score: 86/100
• State rank: #16
• US rank: #363

Category grades

Amenities C+ Commute A+ Cost of living A- Crime A 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: 29,004
• Metro: Syracuse, NY
• Population (ZIP): 29,004
• Household income: $88,492
• Rent vs Own: 32.1% rent · 67.9% own
• Severe rent burden: 733.0

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 (79%)
• Race & ethnicity: White 79% Two or more races 9% Hispanic / Latino 7% Black 6% Asian 3%
• Hispanic origin (detail): Mexican 1% Puerto Rican 4%
• Common ancestry: Romanian 7% Lithuanian 4% Italian 2%
• Foreign-born: 6% · Canada, China, South Korea
• Languages at home: 93% English-only · Other Indo-European 2% Spanish 1% Russian/Polish/Slavic 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: ▼ -228.53%
• Current HPI: 320.4989
• 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

3 events — show timeline

• 2026-05-20 Pending — CNYIS
• 2026-05-14 Contingent — CNYIS
• 2026-05-11 Listed $179,000 CNYIS

Property tax history

+3.2%/yr

Latest (2025): $5,805 · +4.3% YoY. Source: county tax records.