4250 Forestbrook Dr · Liverpool, NY 13090

$289,900

3 bd · 1.5 ba · 1,804 sqft · SingleFamily public records · 24 Days on market

Built 1970 8,890 sqft lot Est $318k · 9% under

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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 +11.8/30.0
• ARV discount +11.4/15.0
• 1% rule +4.7/10.0
• Schools +4.3/10.0
• Livability +4.3/5.0
• DSCR +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to Forestbrook Drive! This 1800 sqft, 3-bedroom, 1.5-bathroom home on a corner lot is sure to impress. You will be welcomed by a large, bright, freshly painted entry. Original hardwoods flow beautifully from the front living room to the formal dining room. The dining room windows could be replaced with a sliding door for additional access to the deck. The eat-in kitchen has newer appliances, large windows above the sink, and enough countertop space for a coffee bar, while still making meal preparation a breeze. The kitchen is open to the back living room with wood burning fireplace. A sliding glass door provides wonderful light and access to the three-season room. Perfect for enjoying morning coffee, reading, or a cocktail with friends. The grill space and newer Trex deck offer a low maintenance space to enjoy the outdoors. The large unfinished basement and laundry space is a diamond in the rough. This space is begging for someone to dream big and finish it for additional living space. Upstairs you will be blown away by the size of the primary bedroom, with space to add an ensuite, as well as a full bath and two additional large bedrooms. This is the one!

Key facts

• Large closet
• Welcoming foyer
• Convenient half bath

Tags

• GENUINE HARDWOOD FLOORS
• STEEL I-BEAM CONSTRUCTION
• WELCOMING FOYER
• LARGE CLOSET
• CONVENIENT HALF BATH
• SPACIOUS LIVING ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $-78 ($-937/yr) — negative.
• To cash-flow at today's rent, offer at most $276k (4.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $281k (3.1% below list).
• Recommended offer: $276k (4.8% 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: 94 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 38% 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 $9k 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 24 days — a 2% lower offer ($286k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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: property tax is 2.7% of price.

Recommended offer $276,113 (4.8% 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 1970 — 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: 5.97%
• Cash-on-cash: -1.15%
• DSCR: 0.95
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $317,504
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4250 Forestbrook Dr	0.00mi	3/1.5	1,804 (0%)	1mo	$320,000	$177	99
131 Sagamore Dr S	0.17mi	4/1.5 (+1)	1,712 (-5%)	1mo	$365,000	$213	78
13 Kingman Rd	0.37mi	4/2.5 (+1)	1,792 (-1%)	5mo	$285,000	$159	68
119 Sagamore Dr S	0.20mi	3/1.5	1,616 (-10%)	7mo	$298,625	$185	68
11 Damson Ln	0.34mi	4/2.5 (+1)	1,836 (+2%)	7mo	$270,000	$147	66
4336 Forestbrook Dr	0.41mi	3/2.5	1,904 (+6%)	4mo	$295,000	$155	64
7 Berrywood Rd	0.28mi	4/2.5 (+1)	1,980 (+10%)	5mo	$315,000	$159	58
7645 Admiral Dr	0.66mi	4/2.5 (+1)	1,752 (-3%)	6mo	$250,000	$143	51
17 Dove	0.49mi	4/2.0 (+1)	1,594 (-12%)	5mo	$280,900	$176	46
4115 Poplar Dr	0.60mi	4/2.5 (+1)	1,616 (-10%)	3mo	$325,500	$201	43
4270 Virgo Crse	0.68mi	4/2.5 (+1)	1,924 (+7%)	7mo	$345,000	$179	43
122 Riverdale Rd	0.74mi	4/1.5 (+1)	1,678 (-7%)	7mo	$285,000	$170	42

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: -18.1%
• Equity multiple: 0.36×
• Total profit: $-51,724
• Equity at exit: $43,225

10-year hold

• IRR: -10.2%
• Equity multiple: 0.38×
• Total profit: $-50,536
• Equity at exit: $25,065

Cash invested: $81,172 (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: 94
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $2,809 medium
• Mortgage (P&I): −$1,520
• Tax from tax record: −$656 /mo · $7,871/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$590
• Net cashflow: $-78

Break-even live

Break-even rent $2,908

Max offer price $276,113

Occupancy floor 98%

Sensitivity live

Price	-10% $86	-5% $4	+0% $-78	+5% $-160	+10% $-242
Rent	-10% $-300	-5% $-189	+0% $-78	+5% $33	+10% $144
Rate	-1.0pp $68	-0.5pp $-4	base $-78	+0.5pp $-153	+1.0pp $-230

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: $72,475
• Closing costs: $8,697
• 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	1.20mi

Listing history 9 events

1. 2026-04-11
   status Pending
2. 2026-03-20
   historical Active Under Contract
3. 2026-03-20
   status Active
4. 2026-02-04
   listed $289,900 Active
5. 2024-05-13
   soldstatus $275,000
6. 2024-05-09
   soldstatus $275,000 Closed 1186-char remark

   Show marketing remark (1186 chars)

   Welcome home to Forestbrook Drive! This 1800 sqft, 3-bedroom, 1.5-bathroom home on a corner lot is sure to impress. You will be welcomed by a large, bright, freshly painted entry. Original hardwoods flow beautifully from the front living room to the formal dining room. The dining room windows could be replaced with a sliding door for additional access to the deck. The eat-in kitchen has newer appliances, large windows above the sink, and enough countertop space for a coffee bar, while still making meal preparation a breeze. The kitchen is open to the back living room with wood burning fireplace. A sliding glass door provides wonderful light and access to the three-season room. Perfect for enjoying morning coffee, reading, or a cocktail with friends. The grill space and newer Trex deck offer a low maintenance space to enjoy the outdoors. The large unfinished basement and laundry space is a diamond in the rough. This space is begging for someone to dream big and finish it for additional living space. Upstairs you will be blown away by the size of the primary bedroom, with space to add an ensuite, as well as a full bath and two additional large bedrooms. This is the one!

7. 2024-03-26
   status Pending 1186-char remark

   Show marketing remark (1186 chars)

   Welcome home to Forestbrook Drive! This 1800 sqft, 3-bedroom, 1.5-bathroom home on a corner lot is sure to impress. You will be welcomed by a large, bright, freshly painted entry. Original hardwoods flow beautifully from the front living room to the formal dining room. The dining room windows could be replaced with a sliding door for additional access to the deck. The eat-in kitchen has newer appliances, large windows above the sink, and enough countertop space for a coffee bar, while still making meal preparation a breeze. The kitchen is open to the back living room with wood burning fireplace. A sliding glass door provides wonderful light and access to the three-season room. Perfect for enjoying morning coffee, reading, or a cocktail with friends. The grill space and newer Trex deck offer a low maintenance space to enjoy the outdoors. The large unfinished basement and laundry space is a diamond in the rough. This space is begging for someone to dream big and finish it for additional living space. Upstairs you will be blown away by the size of the primary bedroom, with space to add an ensuite, as well as a full bath and two additional large bedrooms. This is the one!

8. 2024-03-25
   historical Active Under Contract 1186-char remark

   Show marketing remark (1186 chars)

   Welcome home to Forestbrook Drive! This 1800 sqft, 3-bedroom, 1.5-bathroom home on a corner lot is sure to impress. You will be welcomed by a large, bright, freshly painted entry. Original hardwoods flow beautifully from the front living room to the formal dining room. The dining room windows could be replaced with a sliding door for additional access to the deck. The eat-in kitchen has newer appliances, large windows above the sink, and enough countertop space for a coffee bar, while still making meal preparation a breeze. The kitchen is open to the back living room with wood burning fireplace. A sliding glass door provides wonderful light and access to the three-season room. Perfect for enjoying morning coffee, reading, or a cocktail with friends. The grill space and newer Trex deck offer a low maintenance space to enjoy the outdoors. The large unfinished basement and laundry space is a diamond in the rough. This space is begging for someone to dream big and finish it for additional living space. Upstairs you will be blown away by the size of the primary bedroom, with space to add an ensuite, as well as a full bath and two additional large bedrooms. This is the one!

9. 2024-03-22
   listed $255,000 Active 1186-char remark

   Show marketing remark (1186 chars)

   Welcome home to Forestbrook Drive! This 1800 sqft, 3-bedroom, 1.5-bathroom home on a corner lot is sure to impress. You will be welcomed by a large, bright, freshly painted entry. Original hardwoods flow beautifully from the front living room to the formal dining room. The dining room windows could be replaced with a sliding door for additional access to the deck. The eat-in kitchen has newer appliances, large windows above the sink, and enough countertop space for a coffee bar, while still making meal preparation a breeze. The kitchen is open to the back living room with wood burning fireplace. A sliding glass door provides wonderful light and access to the three-season room. Perfect for enjoying morning coffee, reading, or a cocktail with friends. The grill space and newer Trex deck offer a low maintenance space to enjoy the outdoors. The large unfinished basement and laundry space is a diamond in the rough. This space is begging for someone to dream big and finish it for additional living space. Upstairs you will be blown away by the size of the primary bedroom, with space to add an ensuite, as well as a full bath and two additional large bedrooms. This is the one!

ⓘ 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: $7,871 · $656/mo
• Projected year-2 tax: $7,871 · $656/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: $33,706
• − Mortgage interest: −$16,239
• − Property taxes: −$7,871
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,696
• − Management: −$2,696
• − Depreciation: −$8,433
• Taxable loss: −$5,680
• Est. tax savings @ 24.0%: +$1,363
• After-tax cash flow: $427/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

+13.7% since first listed

9 events — show timeline

• 2026-04-11 Pending — CNYIS
• 2026-03-20 Contingent — CNYIS
• 2026-03-20 Relisted — CNYIS
• 2026-02-04 Listed $289,900 CNYIS
• 2024-05-13 Sold (Public Records) $275,000 Public Records
• 2024-05-09 Sold (MLS) $275,000 CNYIS
• 2024-03-26 Pending — CNYIS
• 2024-03-25 Contingent — CNYIS
• 2024-03-22 Listed $255,000 CNYIS

Property tax history

+1.6%/yr

Latest (2025): $7,871 · +4.6% YoY. Source: county tax records.