121 Cheerwood Dr · Village Green, NY 13027

$215,000

3 bd · 1.5 ba · 1,616 sqft · SingleFamily public records · 21 Days on market

Built 1970 10,880 sqft lot Est $271k · 21% 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).

• ARV discount +15.0/15.0
• Cash flow +14.1/30.0
• 1% rule +4.8/10.0
• Schools +4.4/10.0
• DSCR +4.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity meets potential in this spacious 3-bedroom, 1.5-bath split-level home located in the highly sought-after Baldwinsville School District. Offering approximately 1,600 square feet of living space, this home is full of character and ready for your personal touch. Inside, you’ll find a functional split-level layout with generous room sizes, multiple living areas, and plenty of natural light throughout. The main living spaces offer a great foundation for updates, while the large bedrooms provide comfort and flexibility. Whether you’re a first-time buyer looking to build equity, an investor searching for your next project, or someone eager to create their dream home, this p

Key facts

• Large bedrooms
• Natural light
• Split-level home

Tags

• SPLIT-LEVEL HOME
• BALDWINSVILLE SCHOOL DISTRICT
• MULTIPLE LIVING AREAS
• NATURAL LIGHT
• LARGE BEDROOMS

Property features AI

Finance

• Other: Basement: full, 288 sq ft of below-grade finished area; Lot dimensions approximately 80 x 136 (0.2498 acres); Lot features: rectangular, near public transit, residential lot

Exterior

• Parking: Attached garage with electricity; 2 garage spaces
• Utilities: Electricity connected (circuit breakers); Public water connected; Sewer connected; Cable available; High-speed internet available
• Home design: 2-story house; Resale property; City street frontage
• Construction: Fiber cement exterior; Asphalt roof; Block foundation; Built existing (year built details: existing)
• Exterior features: Private yard; Awning(s); Blacktop driveway; Shed(s) / additional storage; See remarks

Interior

• Kitchen: Electric oven and electric range; Dishwasher; Microwave; Refrigerator; Garbage disposal; Pantry; Eat-in kitchen
• Bedrooms: Total rooms: 10; Includes living room, family room, sunroom, Florida room, entry foyer, laundry (room types listed)
• Flooring: Carpet; Hardwood; Laminate; Tile; Varies
• Bathrooms: 1 full bathroom; 1 half bathroom; 1 main-level bathroom
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Ceiling fan(s); Entrance foyer; Separate/formal dining room; Separate/formal living room; Eat-in kitchen; Pantry; Sliding glass door(s); Sliding doors
• Laundry & utility: Main-level laundry; Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $30 ($363/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $212k (1.6% below list).
• Recommended offer: $212k (1.6% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 5.3% in Village Green — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 64/100 on livability (#720 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A, crime B; Watch: employment C-, amenities F, 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: Mae E Reynolds School (math 37% / reading 62%, grade D, #1,085 of 2,108 statewide, top 56%, 503 students, 36% 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; solid renter incomes; 616 units permitted in Onondaga County in 2024 (256 in 5+ unit buildings).

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.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($212k) is reasonable based on typical stale-listing flexibility.

Recommended offer $211,555 (1.6% below list)

Questions for the listing agent

1. Built in 1970 — 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: 0.98% ✗
• Cap rate: 6.46%
• Cash-on-cash: 0.60%
• DSCR: 1.03
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $271,488
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
101 Timwood Dr	0.16mi	4/1.0 (+1)	1,572 (-3%)	1mo	$207,000	$132	80
106 Cheerwood Dr	0.09mi	3/1.5	1,472 (-9%)	4mo	$282,500	$192	77
117 Daywood Dr	0.23mi	3/1.5	1,500 (-7%)	1mo	$280,000	$187	77
438 Birchwood Blvd	0.09mi	3/2.0	1,520 (-6%)	16mo	$270,000	$178	71
437 Birchwood Blvd	0.12mi	3/1.5	1,756 (+9%)	12mo	$290,000	$165	70
102 Cedarwood Blvd	0.38mi	3/1.5	1,560 (-4%)	8mo	$227,000	$146	70
123 Farwood Dr	0.18mi	3/2.0	1,725 (+7%)	11mo	$270,000	$157	69
117 Finwood Dr	0.09mi	4/1.5 (+1)	1,406 (-13%)	4mo	$260,500	$185	66
825 Fairway Cir	0.32mi	3/2.5	1,659 (+3%)	17mo	$237,500	$143	63
119 Cedarwood Blvd	0.40mi	4/1.5 (+1)	1,579 (-2%)	14mo	$265,000	$168	61
313 Idlewood Blvd	0.14mi	3/1.0	1,850 (+14%)	11mo	$170,000	$92	58
119 Dogleg Dr	0.44mi	4/2.5 (+1)	1,832 (+13%)	14mo	$390,000	$213	36

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: -15.3%
• Equity multiple: 0.46×
• Total profit: $-32,783
• Equity at exit: $32,057

10-year hold

• IRR: -6.6%
• Equity multiple: 0.58×
• Total profit: $-25,546
• Equity at exit: $18,589

Cash invested: $60,200 (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: 8.5×

Monthly cashflow live

• Estimated rent: $2,116 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$424 /mo · $5,087/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$444
• Net cashflow: $30

Break-even live

Break-even rent $2,077

Max offer price $215,000

Occupancy floor 94%

Sensitivity live

Price	-10% $152	-5% $91	+0% $30	+5% $-31	+10% $-91
Rent	-10% $-137	-5% $-53	+0% $30	+5% $114	+10% $197
Rate	-1.0pp $139	-0.5pp $85	base $30	+0.5pp $-25	+1.0pp $-82

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-03
   status $215,000 Pending 21 DOM
2. 2026-06-02
   days on market $215,000 Active Under Contract 21 DOM
3. 2026-06-01
   days on market $215,000 Active Under Contract 20 DOM
4. 2026-05-31
   days on market $215,000 Active Under Contract 19 DOM
5. 2026-05-30
   days on market $215,000 Active Under Contract 18 DOM
6. 2026-05-17
   historical Active Under Contract
7. 2026-05-12
   status Pending
8. 2026-05-08
   listed $215,000 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: $5,087 · $424/mo
• Projected year-2 tax: $5,087 · $424/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 ≥96°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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,387
• − Mortgage interest: −$12,043
• − Property taxes: −$5,087
• − Insurance: −$1,075
• − Repairs & maintenance: −$2,031
• − Management: −$2,031
• − Depreciation: −$6,255
• Taxable loss: −$3,135
• Est. tax savings @ 24.0%: +$752
• After-tax cash flow: $1,116/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 — Village Green

• Score: 64/100
• State rank: #720
• US rank: #13628

Category grades

Amenities F Commute F Cost of living A Crime B Employment C- Housing A+ Health & safety D- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Village Green, NY
• County: Onondaga County · 247,257 people
• 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

3 events — show timeline

• 2026-05-17 Contingent — CNYIS
• 2026-05-12 Pending — CNYIS
• 2026-05-08 Listed $215,000 CNYIS

Property tax history

+4.5%/yr

Latest (2025): $5,087 · +1.5% YoY. Source: county tax records.