5 Craig St · Baldwinsville, NY 14822

$79,900

4 bd · 1.0 ba · 1,188 sqft · SingleFamily public records · 1 Days on market

Built 1892 1.80 ac lot

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Why this score? — see what drove the A- 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 +9.5/10.0
• ARV discount +7.5/15.0
• Schools +4.4/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Completely remodeled ranch in the Village of Bville. Immediately you’ll notice a brand new roof, windows, siding, doors, and sealed driveway in front of the attached garage. Inside you’ll be greeted with gleaming refinished original hardwood floors throughout much of the home. The cozy living room offers a wood burning fireplace with wood wall accent. The open kitchen features 2-level granite countertops, stainless appliances, semi-custom cabinetry, garbage disposal, and LVT flooring. The adjacent dining area is light and bright with sliding glass door giving access to the backyard, ready for your outdoor oasis vision. Next to a spacious linen closet is a new bathroom featuring a custom tile shower. Each of the 4 bedrooms adorns more beautiful hardwood flooring. With a fresh facelift, the mudroom offers an abundance of storage solutions from pantry needs to muddy shoes. The full basement is wide open for finishing or storage. You’ll be comfortable year round with the tuned up furnace (excellent condition) and brand new AC unit. This home has been meticulously renovated to be enjoyed practically maintenance free for many years. Delayed negotiations till 6/7/21 @ 5pm

Key facts

• Large private lot
• Storage shed
• 1.8 acre lot

Tags

• LARGE PRIVATE LOT
• DETACHED 2 CAR GARAGE
• STORAGE SHED
• ASPHALT ROOF REPLACED

Property features AI

Finance

• Other: Property sits on approximately 1.8 acres with irregular residential lot and city street frontage
• Financial info: Three total rental units, each on month-to-month tenancy; Reported rents: Unit 1 $472, Unit 2 $375, Unit 3 $400; Operating expenses include maintenance and water/sewer; Owner pays water

Exterior

• Parking: Garage serving the property; Two garage spaces; Additional parking with two or more spaces
• Utilities: Public water connected; Sewer connected
• Home design: Two-story multi-unit building; Resale property
• Construction: Wood siding exterior; Stone foundation; Asphalt roof; Originally existing construction
• Exterior features: Covered porch

Interior

• Kitchen: Each unit includes an eat-in kitchen
• Bedrooms: Unit 1: 3 bedrooms; Unit 2: 1 bedroom; Unit 3: 2 bedrooms
• Flooring: Hardwood; Laminate; Vinyl; Varies
• Bathrooms: Three full bathrooms (total in building); each unit has 1 full bath
• Heating & cooling: Oil heating with forced air and hot water options
• Interior features: Hardwood, laminate, vinyl and mixed flooring throughout; Full basement
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $2k ($24k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $80k).
• Cap rate 36.2% 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: 13 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 616 units permitted in Onondaga County in 2024 (256 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($552 loan paydown + $7k appreciation (8.9% 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 (8.9% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 5y 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.

Risks & watch-outs

• Watch-outs: built in 1892 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $79,900

Questions for the listing agent

1. Built in 1892 — 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. 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?
4. 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?
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: 4.03% ✓
• Cap rate: 36.22%
• Cash-on-cash: 106.87%
• DSCR: 5.76
• GRM: 2.1

CMA / ARV

• ARV (on-the-fly): $245,916
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
56 Artillery Ln	0.26mi	3/1.0 (-1)	1,088 (-8%)	6mo	$208,550	$192	64
5 Smallwood St	0.29mi	4/1.5	1,215 (+2%)	23mo	$265,000	$218	62
2286 Crego St	0.06mi	3/1.5 (-1)	1,068 (-10%)	15mo	$235,000	$220	61
9 Battery	0.42mi	3/1.0 (-1)	1,172 (-1%)	18mo	$215,000	$183	58
2247 W Genesee Rd	0.26mi	3/2.0 (-1)	1,236 (+4%)	18mo	$275,000	$222	57
23 Comstock Rd	0.50mi	3/1.0 (-1)	1,166 (-2%)	15mo	$222,000	$190	56
32 Brown St	0.28mi	3/1.0 (-1)	1,024 (-14%)	9mo	$211,500	$207	51
60 Brown St	0.08mi	3/1.5 (-1)	1,355 (+14%)	21mo	$250,000	$185	48
28 W Oneida St	0.50mi	5/1.0 (+1)	1,272 (+7%)	15mo	$120,000	$94	47
10 Mott Rd	0.21mi	3/1.0 (-1)	1,022 (-14%)	18mo	$215,000	$210	46
89 Oswego St	0.62mi	3/2.0 (-1)	1,309 (+10%)	6mo	$277,000	$212	40

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

Projected returns pro-forma

8.95% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 8.37×
• Total profit: $164,806
• Equity at exit: $65,963

10-year hold

• IRR: —
• Equity multiple: 18.19×
• Total profit: $384,495
• Equity at exit: $136,299

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 14822

• Home prices YoY: 3.6%
• Active inventory: 13
• Price-to-rent: 2.1×

Monthly cashflow live

• Estimated rent: $3,221 medium
• Mortgage (P&I): −$419
• Tax est. 1.5%: −$100 /mo · $1,198/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$676
• Net cashflow: $1,992

Break-even live

Break-even rent $699

Max offer price $79,900

Occupancy floor 33%

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: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
111 Pebblewood Ln Lysander, NY	1.0–3.0	1.0–2.0	1064	$3,221	$3.03	14d	16	1.09mi

Listing history 2 events

1. 2026-06-19
   remarks 699-char remark
2. 2026-06-19
   listed $79,900 Active 1 DOM

ⓘ 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 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: $38,652
• − Mortgage interest: −$4,476
• − Property taxes: −$1,198
• − Insurance: −$400
• − Repairs & maintenance: −$3,092
• − Management: −$3,092
• − Depreciation: −$2,324
• Taxable income: $24,070
• Est. tax owed @ 24.0%: −$5,777
• After-tax cash flow: $18,132/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
• City population: 35,088
• Population (ZIP): 826

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 (93%)
• Race & ethnicity: White 93% Hispanic / Latino 6% Two or more races 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 3% Cuban 1%
• Common ancestry: Slovak 5% Iranian 4% Lithuanian 2%
• Foreign-born: 3%
• Languages at home: 97% English-only · German/W. Germanic 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: ▲ 8.95%
• Current HPI: 254.8905
• 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

+0.9% since first listed

6 events — show timeline

• 2026-06-18 Listed $79,900 UNYREIS
• 2021-08-11 Sold (Public Records) $196,900 Public Records
• 2021-08-10 Sold (MLS) $196,900 CNYIS
• 2021-06-08 Pending — CNYIS
• 2021-06-03 Listed $179,900 CNYIS
• 2014-02-19 Sold (Public Records) $79,200 Public Records

Property tax history

+4.3%/yr

Latest (2025): $6,215 · +2.9% YoY. Source: county tax records.