131 Sagamore Dr S · Liverpool, NY 13090

$318,700

4 bd · 1.5 ba · 1,712 sqft · SingleFamily public records · 14 Days on market

Built 1963 0.30 ac lot Est $306k · at est.

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Why this score? — see what drove the D- 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 +11.4/30.0
• ARV discount +5.7/15.0
• 1% rule +4.7/10.0
• Schools +4.3/10.0
• Livability +4.3/5.0
• DSCR +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome Home! This 4 bedroom Colonial is BEAUTIFUL with all new updates-nothing to do but move in! Hardwood floors throughout living room, dining room & all bedrooms. Kitchen with QUARTZ countertops, stainless steel appliances, breakfast bar and ceramic floors opens into a dining room. A large living room with wood burning fireplace is surrounded by front to back windows that allows so much sunlight. Family room with a gas fireplace includes a closet for your extras and a door leading to your backyard. 4 generously sized bedrooms with double closets in 2 rooms! Updated full bathroom with tile backsplash & ceramic tile. Beautifully landscaped with a large front porch to enjoy your spring, summer & fall months! Recent updates in the last 2 years include furnace, A/C, windows throughout, attic insulation, gutters, garage door, painting & more! Close to the Wetzel Woods walking trail! This is the place to call HOME! * * Please note showings begin 4/1 * *

Key facts

• 0.3 acre lot
• 2 garage spots
• Built 1963

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $319k.

Deal economics

• At list price, monthly cash flow is $-109 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $299k (6.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $309k (2.9% below list).
• Recommended offer: $299k (6.0% below list) — sets the bar for cash-flow.

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.
• Zoned schools: Elmcrest Elementary School (math 45% / reading 53%, grade D, #1,177 of 2,108 statewide, top 56%, 408 students, 38% FRL); Liverpool Middle School (math 47% / reading 62%, grade B-, #214 of 729 statewide, top 31%, 313 students, 51% FRL); Liverpool High School (math 94% / reading 54%, grade B+, #658 of 1,100 statewide, top 60%, 2,124 students, 42% FRL) — zoned schools average 44% FRL vs 28% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 95 active listings in the ZIP; 2 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 42% 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 $2k of loan paydown is wiped out by about $10k 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.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 7y 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 $242k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price.

Recommended offer $299,460 (6.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.97% ✗
• Cap rate: 5.88%
• Cash-on-cash: -1.46%
• DSCR: 0.93
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $306,448
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
131 Sagamore Dr S	0.00mi	4/1.5	1,712 (0%)	1mo	$365,000	$213	99
4250 Forestbrook Dr	0.17mi	3/1.5 (-1)	1,804 (+5%)	1mo	$320,000	$177	78
119 Sagamore Dr S	0.09mi	3/1.5 (-1)	1,616 (-6%)	7mo	$298,625	$185	76
4115 Poplar Dr	0.46mi	4/2.5	1,616 (-6%)	3mo	$325,500	$201	63
7645 Admiral Dr	0.55mi	4/2.5	1,752 (+2%)	6mo	$250,000	$143	61
13 Kingman Rd	0.54mi	4/2.5	1,792 (+5%)	5mo	$285,000	$159	59
114 Glenwood Dr S	0.27mi	4/2.0	1,488 (-13%)	7mo	$220,000	$148	58
4152 Lucan Rd	0.73mi	4/1.5	1,792 (+5%)	1mo	$335,000	$187	57
17 Dove	0.54mi	4/2.0	1,594 (-7%)	5mo	$280,900	$176	57
4219 Orion Path	0.70mi	3/1.5 (-1)	1,584 (-8%)	1mo	$300,000	$189	49
4336 Forestbrook Dr	0.57mi	3/2.5 (-1)	1,904 (+11%)	4mo	$295,000	$155	42
4270 Virgo Crse	0.66mi	4/2.5	1,924 (+12%)	7mo	$345,000	$179	39

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: -18.6%
• Equity multiple: 0.35×
• Total profit: $-58,318
• Equity at exit: $47,519

10-year hold

• IRR: -10.8%
• Equity multiple: 0.34×
• Total profit: $-58,649
• Equity at exit: $27,555

Cash invested: $89,236 (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: 95
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $3,094 medium
• Mortgage (P&I): −$1,671
• Tax from tax record: −$749 /mo · $8,988/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$650
• Net cashflow: $-109

Break-even live

Break-even rent $3,232

Max offer price $299,460

Occupancy floor 99%

Sensitivity live

Price	-10% $71	-5% $-19	+0% $-109	+5% $-199	+10% $-289
Rent	-10% $-353	-5% $-231	+0% $-109	+5% $13	+10% $136
Rate	-1.0pp $52	-0.5pp $-28	base $-109	+0.5pp $-191	+1.0pp $-276

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: $79,675
• Closing costs: $9,561
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4071 Sesame Path Liverpool, NY	4.0	2.5	1928	$3,200	$1.66	22d	1	0.90mi
1 Gallowgate Ct Liverpool, NY	3.0	1.5	1585	$1,698	$1.07	15d	1	1.34mi

Listing history 13 events

1. 2026-04-08
   status Pending
2. 2026-03-30
   historical Active Under Contract
3. 2026-03-25
   listed $318,700 Active
4. 2021-05-24
   soldstatus $241,716
5. 2021-05-21
   soldstatus $241,716 Closed Sale or Rented 991-char remark

   Show marketing remark (991 chars)

   Welcome Home! This 4 bedroom Colonial is BEAUTIFUL with all new updates-nothing to do but move in! Hardwood floors throughout living room, dining room & all bedrooms. Kitchen with QUARTZ countertops, stainless steel appliances, breakfast bar and ceramic floors opens into a dining room. A large living room with wood burning fireplace is surrounded by front to back windows that allows so much sunlight. Family room with a gas fireplace includes a closet for your extras and a door leading to your backyard. 4 generously sized bedrooms with double closets in 2 rooms! Updated full bathroom with tile backsplash & ceramic tile. Beautifully landscaped with a large front porch to enjoy your spring, summer & fall months! Recent updates in the last 2 years include furnace, A/C, windows throughout, attic insulation, gutters, garage door, painting & more! Close to the Wetzel Woods walking trail! This is the place to call HOME! * * Please note showings begin 4/1 * *

6. 2021-04-20
   status Pending Sale 991-char remark

   Show marketing remark (991 chars)

   Welcome Home! This 4 bedroom Colonial is BEAUTIFUL with all new updates-nothing to do but move in! Hardwood floors throughout living room, dining room & all bedrooms. Kitchen with QUARTZ countertops, stainless steel appliances, breakfast bar and ceramic floors opens into a dining room. A large living room with wood burning fireplace is surrounded by front to back windows that allows so much sunlight. Family room with a gas fireplace includes a closet for your extras and a door leading to your backyard. 4 generously sized bedrooms with double closets in 2 rooms! Updated full bathroom with tile backsplash & ceramic tile. Beautifully landscaped with a large front porch to enjoy your spring, summer & fall months! Recent updates in the last 2 years include furnace, A/C, windows throughout, attic insulation, gutters, garage door, painting & more! Close to the Wetzel Woods walking trail! This is the place to call HOME! * * Please note showings begin 4/1 * *

7. 2021-04-06
   status Under Contract- Do Not Show 991-char remark

   Show marketing remark (991 chars)

   Welcome Home! This 4 bedroom Colonial is BEAUTIFUL with all new updates-nothing to do but move in! Hardwood floors throughout living room, dining room & all bedrooms. Kitchen with QUARTZ countertops, stainless steel appliances, breakfast bar and ceramic floors opens into a dining room. A large living room with wood burning fireplace is surrounded by front to back windows that allows so much sunlight. Family room with a gas fireplace includes a closet for your extras and a door leading to your backyard. 4 generously sized bedrooms with double closets in 2 rooms! Updated full bathroom with tile backsplash & ceramic tile. Beautifully landscaped with a large front porch to enjoy your spring, summer & fall months! Recent updates in the last 2 years include furnace, A/C, windows throughout, attic insulation, gutters, garage door, painting & more! Close to the Wetzel Woods walking trail! This is the place to call HOME! * * Please note showings begin 4/1 * *

8. 2021-03-30
   listed $214,990 Active 991-char remark

   Show marketing remark (991 chars)

   Welcome Home! This 4 bedroom Colonial is BEAUTIFUL with all new updates-nothing to do but move in! Hardwood floors throughout living room, dining room & all bedrooms. Kitchen with QUARTZ countertops, stainless steel appliances, breakfast bar and ceramic floors opens into a dining room. A large living room with wood burning fireplace is surrounded by front to back windows that allows so much sunlight. Family room with a gas fireplace includes a closet for your extras and a door leading to your backyard. 4 generously sized bedrooms with double closets in 2 rooms! Updated full bathroom with tile backsplash & ceramic tile. Beautifully landscaped with a large front porch to enjoy your spring, summer & fall months! Recent updates in the last 2 years include furnace, A/C, windows throughout, attic insulation, gutters, garage door, painting & more! Close to the Wetzel Woods walking trail! This is the place to call HOME! * * Please note showings begin 4/1 * *

9. 2019-06-14
   soldstatus $170,000
10. 2019-06-11
    soldstatus $170,000 Closed Sale or Rented 744-char remark

    Show marketing remark (744 chars)

    BAYBERRY COLONIAL - Spacious, recently renovated 4 Bedroom home with Hardwoods and two Fireplaces! First floor features an updated Kitchen with new Stainless Steel appliances, Ceramic Floors, Quartz Counter Tops, Pantry and a Breakfast Bar open to the Formal Dining Room. Light-filled front to back Living Room features a Wood Burning Fireplace. Cozy Family Room with new carpet warmed by a Gas Fireplace and an updated Half Bath off Living Room. Upstairs are four nicely sized Bedrooms and a completely remodeled Full Bath. Two Car Garage with new door, opener and entrance door. Tranquil, wooded and expansive back yard, in the sought after Bayberry area. Convenient location - walk to the high school, close to Rt. 57, shopping and highways.

11. 2019-06-10
    status Pending Sale 744-char remark

    Show marketing remark (744 chars)

    BAYBERRY COLONIAL - Spacious, recently renovated 4 Bedroom home with Hardwoods and two Fireplaces! First floor features an updated Kitchen with new Stainless Steel appliances, Ceramic Floors, Quartz Counter Tops, Pantry and a Breakfast Bar open to the Formal Dining Room. Light-filled front to back Living Room features a Wood Burning Fireplace. Cozy Family Room with new carpet warmed by a Gas Fireplace and an updated Half Bath off Living Room. Upstairs are four nicely sized Bedrooms and a completely remodeled Full Bath. Two Car Garage with new door, opener and entrance door. Tranquil, wooded and expansive back yard, in the sought after Bayberry area. Convenient location - walk to the high school, close to Rt. 57, shopping and highways.

12. 2019-04-20
    historical Continue to Show- Under Contract 744-char remark

    Show marketing remark (744 chars)

    BAYBERRY COLONIAL - Spacious, recently renovated 4 Bedroom home with Hardwoods and two Fireplaces! First floor features an updated Kitchen with new Stainless Steel appliances, Ceramic Floors, Quartz Counter Tops, Pantry and a Breakfast Bar open to the Formal Dining Room. Light-filled front to back Living Room features a Wood Burning Fireplace. Cozy Family Room with new carpet warmed by a Gas Fireplace and an updated Half Bath off Living Room. Upstairs are four nicely sized Bedrooms and a completely remodeled Full Bath. Two Car Garage with new door, opener and entrance door. Tranquil, wooded and expansive back yard, in the sought after Bayberry area. Convenient location - walk to the high school, close to Rt. 57, shopping and highways.

13. 2019-04-05
    listed $174,900 Active 744-char remark

    Show marketing remark (744 chars)

    BAYBERRY COLONIAL - Spacious, recently renovated 4 Bedroom home with Hardwoods and two Fireplaces! First floor features an updated Kitchen with new Stainless Steel appliances, Ceramic Floors, Quartz Counter Tops, Pantry and a Breakfast Bar open to the Formal Dining Room. Light-filled front to back Living Room features a Wood Burning Fireplace. Cozy Family Room with new carpet warmed by a Gas Fireplace and an updated Half Bath off Living Room. Upstairs are four nicely sized Bedrooms and a completely remodeled Full Bath. Two Car Garage with new door, opener and entrance door. Tranquil, wooded and expansive back yard, in the sought after Bayberry area. Convenient location - walk to the high school, close to Rt. 57, shopping and highways.

ⓘ 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: $8,988 · $749/mo
• Projected year-2 tax: $8,988 · $749/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 2/10 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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $37,127
• − Mortgage interest: −$17,852
• − Property taxes: −$8,988
• − Insurance: −$1,594
• − Repairs & maintenance: −$2,970
• − Management: −$2,970
• − Depreciation: −$9,271
• Taxable loss: −$6,518
• Est. tax savings @ 24.0%: +$1,564
• After-tax cash flow: $257/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

+82.2% since first listed

13 events — show timeline

• 2026-04-08 Pending — CNYIS
• 2026-03-30 Contingent — CNYIS
• 2026-03-25 Listed $318,700 CNYIS
• 2021-05-24 Sold (Public Records) $241,716 Public Records
• 2021-05-21 Sold (MLS) $241,716 CNYIS
• 2021-04-20 Pending — CNYIS
• 2021-04-06 Pending — CNYIS
• 2021-03-30 Listed $214,990 CNYIS
• 2019-06-14 Sold (Public Records) $170,000 Public Records
• 2019-06-11 Sold (MLS) $170,000 CNYIS
• 2019-06-10 Pending — CNYIS
• 2019-04-20 Contingent — CNYIS
• 2019-04-05 Listed $174,900 CNYIS

Property tax history

+3.3%/yr

Latest (2025): $8,988 · +4.7% YoY. Source: county tax records.