246 Blackberry Rd · Liverpool, NY 13090

$219,999

3 bd · 1.5 ba · 1,136 sqft · SingleFamily public records · 15 Days on market

Built 1960 10,080 sqft lot $194/sqft · 19% below area Est $270k · 19% 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 +13.8/30.0
• 1% rule +4.8/10.0
• Schools +4.3/10.0
• Livability +4.3/5.0
• DSCR +4.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this spacious home located in Liverpool area! This property features 3 bedrooms and 3 full bathrooms, offering plenty of space for comfortable living. The main level boasts hardwood floors throughout, a functional galley-style kitchen, formal dining room, and a living room. The deck overlooks the yard. The partially finished basement offers additional living space with two bonus rooms that can be utilized for a home office, guest space, workout room, hobby area, or additional storage. A separate storage area provides even more convenience. Additional highlights include a one-car garage, ample living space, and a flexible floor plan to meet a variety of needs. Conveniently locate

Key facts

• Deck overlooks yard
• Formal dining room
• Galley-style kitchen

Tags

• HARDWOOD FLOORS
• GALLEY-STYLE KITCHEN
• FORMAL DINING ROOM
• LIVING ROOM
• DECK OVERLOOKS YARD
• PARTIALLY FINISHED BASEMENT

Property features AI

Exterior

• Parking: Attached 1-car garage
• Utilities: Public water (connected); Sewer connected
• Home design: Single-story home; Vinyl siding; Existing/resale property; Block foundation
• Construction: Vinyl siding construction; Block foundation
• Exterior features: Blacktop driveway; City street frontage; Rectangular residential lot (approx. 0.2314 acres, 80x126)

Interior

• Kitchen: Electric cooktop; Microwave; Refrigerator
• Bedrooms: Three main-level bedrooms
• Flooring: Carpet; Hardwood; Tile; Varied flooring
• Bathrooms: One full bathroom; One half bathroom (main level)
• Heating & cooling: Gas forced-air heating
• Interior features: Separate/formal dining room; Galley kitchen; Finished full basement; Recreation room / bonus room in basement; Laundry area in basement; One fireplace
• Laundry & utility: Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $20 ($245/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 $215k (2.5% below list).
• Recommended offer: $215k (2.5% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 5.0% in Liverpool — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: 96 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).

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 15 days — a 2% lower offer ($217k) is reasonable based on typical stale-listing flexibility.

Recommended offer $214,577 (2.5% below list)

Questions for the listing agent

1. Built in 1960 — 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: 6.40%
• Cash-on-cash: 0.40%
• DSCR: 1.02
• GRM: 8.5

CMA / ARV

• ARV (median comp): $270,047
• List price: $219,999
• Delta: -18.53%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11 Foxberry Ln	0.15mi	3/1.0	1,118 (-2%)	17mo	$214,900	$192	74
2 Ilex Ln	0.14mi	3/1.5	1,234 (+9%)	7mo	$175,750	$142	73
13 Ilex Ln	0.14mi	4/2.0 (+1)	1,234 (+9%)	8mo	$210,000	$170	65
2 Kumquat Ln	0.25mi	3/1.5	1,188 (+5%)	20mo	$300,000	$253	64
15 Mcintosh St	0.24mi	3/1.0	1,170 (+3%)	23mo	$245,000	$209	62
8 Mcintosh St	0.27mi	3/1.0	1,080 (-5%)	20mo	$260,000	$241	60
9 Cardinal	0.35mi	3/1.0	1,092 (-4%)	22mo	$252,250	$231	57
12 Oriole Path	0.13mi	4/1.5 (+1)	1,224 (+8%)	24mo	$315,000	$257	56
187 Blackberry Rd	0.50mi	3/1.5	1,234 (+9%)	20mo	$270,000	$219	46
121 Riverdale Rd	0.67mi	3/1.5	1,230 (+8%)	21mo	$250,000	$203	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: -15.6%
• Equity multiple: 0.44×
• Total profit: $-34,220
• Equity at exit: $32,803

10-year hold

• IRR: -7.0%
• Equity multiple: 0.55×
• Total profit: $-27,604
• Equity at exit: $19,021

Cash invested: $61,600 (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: 96
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $2,146 medium
• Mortgage (P&I): −$1,154
• Tax from tax record: −$429 /mo · $5,152/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$451
• Net cashflow: $20

Break-even live

Break-even rent $2,120

Max offer price $219,999

Occupancy floor 94%

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
66 Grampian Rd Liverpool, NY	1.0–2.0	1.0	840	$1,300	$1.55	43d	1	0.63mi
4314 Wetzel Rd Liverpool, NY	2.0	1.0	900	$1,200	$1.33	43d	1	0.80mi

Listing history 3 events

1. 2026-05-31
   status $219,999 Pending 15 DOM
2. 2026-05-30
   days on market $219,999 Active 15 DOM
3. 2026-05-15
   listed $219,999 Active 976-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: $5,152 · $429/mo
• Projected year-2 tax: $5,152 · $429/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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,749
• − Mortgage interest: −$12,323
• − Property taxes: −$5,152
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,060
• − Management: −$2,060
• − Depreciation: −$6,400
• Taxable loss: −$3,346
• Est. tax savings @ 24.0%: +$803
• After-tax cash flow: $1,048/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

2 events — show timeline

• 2026-05-30 Pending — CNYIS
• 2026-05-15 Listed $219,999 CNYIS

Property tax history

+3.7%/yr

Latest (2025): $5,152 · +5.5% YoY. Source: county tax records.