7821 Bull St · Bridgeport, NY 13030

$99,000

4 bd · 1.0 ba · 1,216 sqft · SingleFamily public records · 35 Days on market

Built 1925 0.46 ac lot $81/sqft · 51% below area ↓ 9% since listing

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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 +25.7/30.0
• 1% rule +9.0/10.0
• DSCR +8.6/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.6/10.0

Listing remarks MLS

home features 4-bedrooms 1 full bath with large deep lot. Home will need updates and some work. 1 car garage. Home has country feel. Would make a great rental or flip. Home has 2 lots 66 wide X 305 Deep. For total of 112 x 305. NO Survey Provided. Will need work to pass loan. Heat is off but works. Public water off but hooked up. Some broke water lines in basement. Sold As-IS to settle estate. All offers must have proof of funds and signed addendums. CNS Schools.

Key facts

• 0.46 acre lot
• Garage
• Built 1925

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $237 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $96k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.2% vs local median 2.3% in Bridgeport — 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 66/100 on livability (#655 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: schools C-, amenities F, commute F.
• North Syracuse Central School District (suburban): math 45% / reading 50% proficiency, ranked #402 of 590 in NY (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 46 active listings in the ZIP; 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 $684 of loan paydown is wiped out by about $3k 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 35 days — a 3% lower offer ($96k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.6% of price; built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $96,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — 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. 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 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: 1.40% ✓
• Cap rate: 9.17%
• Cash-on-cash: 10.26%
• DSCR: 1.46
• GRM: 6.0

CMA / ARV

• ARV (median comp): $200,510
• List price: $99,000
• Delta: -50.63%
• 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
7872 Beaver Ln	0.36mi	3/1.0 (-1)	1,170 (-4%)	4mo	$212,180	$181	68
7926 Rinaldo Blvd N	0.39mi	3/1.0 (-1)	1,152 (-5%)	6mo	$170,000	$148	63
7899 Rinaldo Blvd W	0.45mi	3/1.0 (-1)	1,152 (-5%)	7mo	$140,000	$122	60
7935 Rinaldo Blvd E	0.50mi	3/1.0 (-1)	1,152 (-5%)	5mo	$123,641	$107	59
7887 Rinaldo Blvd E	0.59mi	3/1.0 (-1)	1,152 (-5%)	10mo	$145,000	$126	50
7848 State Route 31	0.44mi	3/1.0 (-1)	1,157 (-5%)	20mo	$180,000	$156	50
7843 Oneida Trl	0.37mi	3/1.0 (-1)	1,056 (-13%)	8mo	$281,500	$267	49
7936 John Huss Ave	0.49mi	3/1.0 (-1)	1,152 (-5%)	18mo	$120,000	$104	49
7924 Rinaldo Blvd E	0.54mi	3/1.0 (-1)	1,392 (+14%)	6mo	$193,000	$139	40
7842 Eisenhower Blvd	0.66mi	3/1.0 (-1)	1,344 (+10%)	8mo	$210,000	$156	40
7830 Areopagitica Ave	0.68mi	3/1.0 (-1)	1,306 (+7%)	15mo	$203,000	$155	39
7921 Eisenhower Blvd	0.73mi	3/1.0 (-1)	1,340 (+10%)	9mo	$207,300	$155	37

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: -0.8%
• Equity multiple: 0.97×
• Total profit: $-818
• Equity at exit: $14,761

10-year hold

• IRR: 9.0%
• Equity multiple: 1.69×
• Total profit: $19,241
• Equity at exit: $8,560

Cash invested: $27,720 (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 13030

• Home prices YoY: -2.7%
• Active inventory: 46
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,384 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$296 /mo · $3,547/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $237

Break-even live

Break-even rent $1,084

Max offer price $99,000

Occupancy floor 78%

Sensitivity live

Price	-10% $293	-5% $265	+0% $237	+5% $209	+10% $181
Rent	-10% $128	-5% $182	+0% $237	+5% $292	+10% $346
Rate	-1.0pp $287	-0.5pp $262	base $237	+0.5pp $211	+1.0pp $185

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-04
   price $99,000 468-char remark

   Show marketing remark (468 chars)

   home features 4-bedrooms 1 full bath with large deep lot. Home will need updates and some work. 1 car garage. Home has country feel. Would make a great rental or flip. Home has 2 lots 66 wide X 305 Deep. For total of 112 x 305. NO Survey Provided. Will need work to pass loan. Heat is off but works. Public water off but hooked up. Some broke water lines in basement. Sold As-IS to settle estate. All offers must have proof of funds and signed addendums. CNS Schools.

2. 2026-04-15
   listed $109,000 Active 468-char remark

   Show marketing remark (468 chars)

   home features 4-bedrooms 1 full bath with large deep lot. Home will need updates and some work. 1 car garage. Home has country feel. Would make a great rental or flip. Home has 2 lots 66 wide X 305 Deep. For total of 112 x 305. NO Survey Provided. Will need work to pass loan. Heat is off but works. Public water off but hooked up. Some broke water lines in basement. Sold As-IS to settle estate. All offers must have proof of funds and signed addendums. CNS Schools.

ⓘ 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: $3,547 · $296/mo
• Projected year-2 tax: $3,547 · $296/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
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,603
• − Mortgage interest: −$5,546
• − Property taxes: −$3,547
• − Insurance: −$495
• − Repairs & maintenance: −$1,328
• − Management: −$1,328
• − Depreciation: −$2,880
• Taxable income: $1,479
• Est. tax owed @ 24.0%: −$355
• After-tax cash flow: $2,490/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: North Syracuse Central School District
• NCES district ID: 3621210
• Math proficiency: 45% ▼ -9.00%
• Reading proficiency: 50% ▲ 1.00%
• Median HH income: $62,904
• Composite: 41.93/100
• National rank: #3356
• State rank: #402 of 590 in NY

Livability — Bridgeport

• Score: 66/100
• State rank: #655
• US rank: #12191

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 3,611
• Population (ZIP): 3,611

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 (90%)
• Race & ethnicity: White 90% Hispanic / Latino 5% Two or more races 5% Asian 2%
• Common ancestry: Romanian 5% Lithuanian 3% Serbian 2%
• Foreign-born: 4% · Canada, China
• Languages at home: 93% English-only · Spanish 3% Other Indo-European 1% Chinese 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: ▼ -8.81%
• Current HPI: 315.162
• Rent YoY: —
• Metro: —
• 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

-9.2% since first listed

2 events — show timeline

• 2026-05-04 Price Changed $99,000 CNYIS
• 2026-04-15 Listed $109,000 CNYIS

Property tax history

+17.2%/yr

Latest (2025): $3,547 · +3.1% YoY. Source: county tax records.