4191 Rigel Crse · Liverpool, NY 13090

$249,900

3 bd · 1.5 ba · 1,574 sqft · SingleFamily public records · 19 Days on market

Built 1963 9,555 sqft lot $159/sqft · 15% below area Est $295k · 15% under

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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 +18.3/30.0
• ARV discount +14.4/15.0
• DSCR +5.7/10.0
• 1% rule +5.4/10.0
• 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

Welcome home to this lovely 3 bedroom, 1 1/2 bath, raised ranch in Liverpool School District! This home has been lovingly cared-for by the original owners and has had many upgrades in the past 11 years including a roof, furnace, air conditioner, hot water heater, gutters, bathroom lights, storm door, and a Timber tech Composite Deck in 2026. The large, park-like backyard is fully fenced and perfect for entertaining or relaxing on a sunny day. The first floor Recreation Room and 1/2 Bath, could be used for an in-law or guest suite too! Also, lots of windows throughout this cheery Home for natural light and viewing the lovely flowerbeds and yard. Conveniently located close to local schools, s

Key facts

• Park-like backyard
• Fully fenced
• Raised ranch

Tags

• RAISED RANCH
• TIMBER TECH COMPOSITE DECK
• PARK-LIKE BACKYARD
• FULLY FENCED
• FIRST FLOOR FAMILY ROOM
• IN-LAW OR GUEST SUITE

Property features AI

Exterior

• Parking: Attached garage with electricity (1 garage space)
• Utilities: Electricity connected; Public water connected; Sewer connected; High-speed internet available
• Home design: 2-story existing home; Rectangular residential lot; City street frontage
• Construction: Aluminum siding; Spray foam insulation; Asphalt shingle roof; Block foundation; Below-grade finished area
• Exterior features: Blacktop driveway; Deck; Fully fenced yard; Shed(s) / exterior storage

Interior

• Kitchen: Gas oven; Gas range; Refrigerator; Eat-in kitchen
• Bedrooms: Total 7 rooms including family room, laundry, and storage (bedroom count not specified)
• Flooring: Carpet; Ceramic tile; Varied flooring
• Bathrooms: 1 full bathroom; 1 half bathroom; 1 main-level bathroom
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Eat-in kitchen; Storage; Generator
• Laundry & utility: Washer; Dryer; Main-level laundry; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $227 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Recommended offer: $246k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.4% 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: 95 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 $2k of loan paydown is wiped out by about $7k 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

• It's been on market 19 days — a 2% lower offer ($246k) is reasonable based on typical stale-listing flexibility.

Recommended offer $246,151 (1.5% below list)

Questions for the listing agent

1. Built in 1963 — 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: 1.04% ✓
• Cap rate: 7.38%
• Cash-on-cash: 3.89%
• DSCR: 1.17
• GRM: 8.0

CMA / ARV

• ARV (median comp): $295,223
• List price: $249,900
• Delta: -15.35%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4219 Orion Path	0.32mi	3/1.5	1,584 (+1%)	1mo	$300,000	$189	83
119 Sagamore Dr S	0.30mi	3/1.5	1,616 (+3%)	7mo	$298,625	$185	76
4115 Poplar Dr	0.29mi	4/2.5 (+1)	1,616 (+3%)	3mo	$325,500	$201	71
4245 Rancho Park Dr	0.68mi	3/1.5	1,536 (-2%)	2mo	$315,000	$205	63
131 Sagamore Dr S	0.38mi	4/1.5 (+1)	1,712 (+9%)	1mo	$365,000	$213	62
7939 Walnut Pl	0.23mi	3/2.0	1,348 (-14%)	2mo	$291,000	$216	61
106 Pinewood Dr	0.30mi	3/2.0	1,365 (-13%)	2mo	$290,000	$212	60
114 Glenwood Dr S	0.39mi	4/2.0 (+1)	1,488 (-6%)	7mo	$220,000	$148	60
4250 Forestbrook Dr	0.46mi	3/1.5	1,804 (+15%)	1mo	$320,000	$177	54
4152 Lucan Rd	0.37mi	4/1.5 (+1)	1,792 (+14%)	1mo	$335,000	$187	54
4189 Balboa Dr	0.65mi	3/1.5	1,450 (-8%)	7mo	$284,000	$196	51
4177 Torrey Ln	0.71mi	4/2.0 (+1)	1,368 (-13%)	6mo	$240,000	$175	34

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: -10.2%
• Equity multiple: 0.63×
• Total profit: $-25,938
• Equity at exit: $37,261

10-year hold

• IRR: -0.7%
• Equity multiple: 0.95×
• Total profit: $-3,568
• Equity at exit: $21,607

Cash invested: $69,972 (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: 8.0×

Monthly cashflow live

• Estimated rent: $2,596 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$410 /mo · $4,914/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$545
• Net cashflow: $227

Break-even live

Break-even rent $2,309

Max offer price $249,900

Occupancy floor 86%

Sensitivity live

Price	-10% $368	-5% $298	+0% $227	+5% $156	+10% $86
Rent	-10% $22	-5% $124	+0% $227	+5% $330	+10% $432
Rate	-1.0pp $353	-0.5pp $291	base $227	+0.5pp $162	+1.0pp $96

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: $62,475
• Closing costs: $7,497
• 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	22d	1	0.62mi

Listing history 6 events

1. 2026-06-07
   statusdays on market $249,900 Pending 19 DOM
2. 2026-06-02
   days on market $249,900 Active Under Contract 18 DOM
3. 2026-06-01
   days on market $249,900 Active Under Contract 17 DOM
4. 2026-05-31
   days on market $249,900 Active Under Contract 16 DOM
5. 2026-05-30
   days on market $249,900 Active Under Contract 15 DOM
6. 2026-05-15
   listed $249,900 Active 1034-char remark

ⓘ 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: $4,914 · $410/mo
• Projected year-2 tax: $4,914 · $410/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 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: $31,157
• − Mortgage interest: −$13,998
• − Property taxes: −$4,914
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,493
• − Management: −$2,493
• − Depreciation: −$7,270
• Taxable loss: −$1,260
• Est. tax savings @ 24.0%: +$302
• After-tax cash flow: $3,026/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

• 2026-06-03 Pending — CNYIS
• 2026-05-19 Contingent — CNYIS
• 2026-05-15 Listed $249,900 CNYIS

Property tax history

+13.0%/yr

Latest (2025): $4,914 · +5.3% YoY. Source: county tax records.