1402 Landrush · Baldwinsville, NY 13027

$199,900

2 bd · 1.5 ba · 1,050 sqft · MultiFamily public records · 14 Days on market

Built 2011 4.21 ac lot $283/mo HOA · 18% of rent

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Beautifully updated 1st-floor condo offering seamless one-level living in the heart of Baldwinsville! This move-in-ready home features a bright and airy open-concept living and dining area, perfect for entertaining. The layout includes two generously sized bedrooms, 1.5 updated bathrooms, and the convenience of in-unit washer and dryer. Step outside to your private outdoor patio, offering peaceful views of the professionally landscaped grounds. Excellent storage and parking are provided by the large detached garage. This property has an unbeatable location—just minutes from major highways for an easy commute, and a short drive to shopping, dining, and charm of the Village of Baldwinsville. Turn-key and low-maintenance living at its finest and ready for the next owner!

Key facts

• Open concept living
• First floor condo
• Unbeatable location

Tags

• FIRST FLOOR CONDO
• OPEN CONCEPT LIVING
• PRIVATE OUTDOOR PATIO
• DETACHED GARAGE
• UNBEATABLE LOCATION

Property features AI

Finance

• HOA & community: Quarterly association fee of $850; Community trails/paths

Exterior

• Parking: Detached garage; 1 garage space
• Utilities: Public water connected; Sewer connected; Electric service
• Home design: Single-story home; Existing/resale property; City street frontage
• Construction: Stone and vinyl siding exterior; Block foundation
• Exterior features: Blacktop driveway; Patio; Near public transit; Rectangular residential lot

Interior

• Kitchen: Granite counters; Electric oven and electric range; Microwave; Dishwasher; Refrigerator
• Bedrooms: 2 main-level bedrooms
• Flooring: Carpet; Tile; Varied flooring
• Bathrooms: 1 full bathroom; 1 half bathroom (both bathrooms on main level)
• Heating & cooling: Electric baseboard heating; Wall cooling unit(s)
• Interior features: Accessible entrance; Separate/formal living room; Living/dining room combination; Galley kitchen; Granite counters; Bedroom on main level
• Laundry & utility: Main-level laundry; Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath multifamily listed at $200k.

Deal economics

• At list price, monthly cash flow is $832 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $200k).
• Cap rate 11.3% vs local median 3.8% 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.
• Zoned schools: Van Buren Elementary School (math 37% / reading 47%, grade F, #1,361 of 2,108 statewide, top 67%, 503 students, 28% FRL); Donald S Ray School (math 32% / reading 51%, grade F, #394 of 729 statewide, top 55%, 846 students, 31% FRL); Charles W Baker High School (math 97% / reading 70%, grade A, #435 of 1,100 statewide, top 40%, 1,281 students, 28% FRL).
• Market conditions: 231 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 616 units permitted in Onondaga County in 2024 (256 in 5+ unit buildings).
• This rent runs 41% of the median local income ($92k/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 $6k 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 $56k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 15y 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 $94k; list at $200k implies a 113% gain — meaningful room to come down on a strong offer.

Recommended offer $199,900

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.57% ✓
• Cap rate: 11.29%
• Cash-on-cash: 17.83%
• DSCR: 1.79
• GRM: 5.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 9.4%
• Equity multiple: 1.37×
• Total profit: $20,800
• Equity at exit: $29,806

10-year hold

• IRR: 18.6%
• Equity multiple: 2.56×
• Total profit: $87,188
• Equity at exit: $17,284

Cash invested: $55,972 (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 13027

• Active inventory: 231
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $3,136 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$231 /mo · $2,772/yr
• Insurance: −$83
• HOA: −$283
• Vacancy / Maint / Mgmt: −$659
• Net cashflow: $832

Break-even live

Break-even rent $2,083

Max offer price $199,900

Occupancy floor 68%

Sensitivity live

Price	-10% $945	-5% $888	+0% $832	+5% $775	+10% $719
Rent	-10% $584	-5% $708	+0% $832	+5% $956	+10% $1,080
Rate	-1.0pp $933	-0.5pp $883	base $832	+0.5pp $780	+1.0pp $727

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1.5	$3,136
Total (2 units)			$3,136

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
111 Pebblewood Ln Lysander, NY	1.0–3.0	1.0–2.0	1064	$2,448	$2.30	15d	16	0.21mi
61 1/2 Downer St #61 Baldwinsville, NY	2.0	1.0	1316	$2,200	$1.67	15d	1	0.37mi
69 Syracuse St Baldwinsville, NY	2.0	1.0	1192	$2,200	$1.85	45d	1	0.66mi
28 Syracuse St Unit 1 Baldwinsville, NY	2.0	1.0	1200	$1,595	$1.33	45d	1	0.67mi
2814 Cold Springs Rd Baldwinsville, NY	1.0	1.0	950	$1,900	$2.00	23d	1	1.47mi

HOA detail

• Monthly dues: $283 · $3,396/yr
• Likely covers: landscaping

Listing history 11 events

1. 2026-06-22
   days on market $199,900 Active 14 DOM
2. 2026-06-18
   days on market $199,900 Active 11 DOM
3. 2026-06-17
   days on market $199,900 Active 10 DOM
4. 2026-06-16
   days on market $199,900 Active 9 DOM
5. 2026-06-15
   days on market $199,900 Active 8 DOM
6. 2026-06-14
   days on market $199,900 Active 6 DOM
7. 2026-06-13
   days on market $199,900 Active 5 DOM
8. 2026-06-10
   days on market $199,900 Active 3 DOM
9. 2026-06-09
   days on market $199,900 Active 2 DOM
10. 2026-06-07
    remarks 693-char remark

    Show marketing remark (785 chars)

    Beautifully updated 1st-floor condo offering seamless one-level living in the heart of Baldwinsville! This move-in-ready home features a bright and airy open-concept living and dining area, perfect for entertaining. The layout includes two generously sized bedrooms, 1.5 updated bathrooms, and the convenience of in-unit washer and dryer. Step outside to your private outdoor patio, offering peaceful views of the professionally landscaped grounds. Excellent storage and parking are provided by the large detached garage. This property has an unbeatable location—just minutes from major highways for an easy commute, and a short drive to shopping, dining, and charm of the Village of Baldwinsville. Turn-key and low-maintenance living at its finest and ready for the next owner!

11. 2026-06-07
    listed $199,900 Active 1 DOM

    Show marketing remark (785 chars)

    Beautifully updated 1st-floor condo offering seamless one-level living in the heart of Baldwinsville! This move-in-ready home features a bright and airy open-concept living and dining area, perfect for entertaining. The layout includes two generously sized bedrooms, 1.5 updated bathrooms, and the convenience of in-unit washer and dryer. Step outside to your private outdoor patio, offering peaceful views of the professionally landscaped grounds. Excellent storage and parking are provided by the large detached garage. This property has an unbeatable location—just minutes from major highways for an easy commute, and a short drive to shopping, dining, and charm of the Village of Baldwinsville. Turn-key and low-maintenance living at its finest and ready for the next owner!

ⓘ 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: $2,772 · $231/mo
• Projected year-2 tax: $3,075 · $256/mo
• Expected delta: +$303/yr (+$25/mo · 10.9%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 100% 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: $37,632
• − Mortgage interest: −$11,198
• − Property taxes: −$2,772
• − Insurance: −$1,000
• − Repairs & maintenance: −$3,011
• − Management: −$3,011
• − HOA: −$3,396
• − Depreciation: −$5,815
• Taxable income: $7,431
• Est. tax owed @ 24.0%: −$1,783
• After-tax cash flow: $8,199/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
• County: Onondaga County · 247,257 people
• City population: 35,088
• Metro: Syracuse, NY
• Population (ZIP): 35,088
• Household income: $91,797
• Rent vs Own: 30.9% rent · 69.1% own
• Severe rent burden: 1057.0

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 (89%)
• Race & ethnicity: White 89% Two or more races 6% Hispanic / Latino 4% Black 2% Asian 1%
• Common ancestry: Romanian 6% Lithuanian 5% Subsaharan African 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Other Indo-European 1% Russian/Polish/Slavic 1% Spanish 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: ▼ -204.01%
• Current HPI: 321.8247
• 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

+100.1% since first listed

12 events — show timeline

• 2026-06-07 Listed $199,900 CNYIS
• 2026-06-07 Listed $199,900 CNYIS
• 2018-03-09 Sold (Public Records) $94,000 Public Records
• 2018-03-09 Sold (MLS) $94,000 CNYIS
• 2018-02-07 Pending — CNYIS
• 2017-12-31 Price Changed $99,000 CNYIS
• 2017-11-28 Price Changed $102,500 CNYIS
• 2017-07-10 Listed $109,900 CNYIS
• 2014-07-18 Listed $110,000 CNYIS
• 2011-12-28 Listing Removed — CNYIS
• 2011-12-22 Sold (MLS) $99,900 CNYIS
• 2011-05-13 Listed $99,900 CNYIS

Property tax history

-0.5%/yr

Latest (2025): $2,772 · +2.7% YoY. Source: county tax records.