3273 Patchett Rd · Radisson, NY 13027

$134,900

3 bd · 1.0 ba · 1,272 sqft · SingleFamily public records · 62 Days on market

Built 1945 0.28 ac lot

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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
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Three Bedroom Ranch With a View!! Kitchen Is Open To The Living Room, Dining Room And Family Room With Fireplace. Family room With Door Accessing The concrete patio overlooking the back yard. There Is an additional Flex Room That Could Serve As a den or office.

Key facts

• 0.28 acre lot
• Built 1945
• Listed 62 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $607 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $127k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.7% vs local median 3.5% in Radisson — 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: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• 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.
• Market conditions: 222 active listings in the ZIP; 1 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 $933 of loan paydown is wiped out by about $4k 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 $38k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y 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 $106k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1945 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $126,806 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1945 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.58% ✓
• Cap rate: 11.70%
• Cash-on-cash: 19.30%
• DSCR: 1.86
• 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: 11.3%
• Equity multiple: 1.45×
• Total profit: $16,955
• Equity at exit: $20,114

10-year hold

• IRR: 20.4%
• Equity multiple: 2.72×
• Total profit: $65,086
• Equity at exit: $11,664

Cash invested: $37,772 (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: 222
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $2,136 medium
• Mortgage (P&I): −$707
• Tax from tax record: −$316 /mo · $3,795/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$449
• Net cashflow: $607

Break-even live

Break-even rent $1,367

Max offer price $134,900

Occupancy floor 67%

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3400 Hammocks Dr Baldwinsville, NY	1.0–3.0	1.0–2.0	1155	$2,110	$1.83	13d	1	0.81mi

Listing history 19 events

1. 2026-04-22
   status Pending
2. 2026-03-05
   historical Active Under Contract
3. 2026-02-19
   listed $134,900 Active
4. 2018-12-18
   soldstatus $106,000 Closed Sale or Rented 261-char remark

   Show marketing remark (261 chars)

   Three Bedroom Ranch With a View!! Kitchen Is Open To The Living Room, Dining Room And Family Room With Fireplace. Family room With Door Accessing The concrete patio overlooking the back yard. There Is an additional Flex Room That Could Serve As a den or office.

5. 2018-12-18
   soldstatus $106,000

   Show marketing remark (261 chars)

   Three Bedroom Ranch With a View!! Kitchen Is Open To The Living Room, Dining Room And Family Room With Fireplace. Family room With Door Accessing The concrete patio overlooking the back yard. There Is an additional Flex Room That Could Serve As a den or office.

6. 2018-11-27
   status Under Contract- Do Not Show 261-char remark

   Show marketing remark (261 chars)

   Three Bedroom Ranch With a View!! Kitchen Is Open To The Living Room, Dining Room And Family Room With Fireplace. Family room With Door Accessing The concrete patio overlooking the back yard. There Is an additional Flex Room That Could Serve As a den or office.

7. 2018-10-11
   historical Continue to Show- Under Contract 261-char remark

   Show marketing remark (261 chars)

   Three Bedroom Ranch With a View!! Kitchen Is Open To The Living Room, Dining Room And Family Room With Fireplace. Family room With Door Accessing The concrete patio overlooking the back yard. There Is an additional Flex Room That Could Serve As a den or office.

8. 2018-09-19
   price $104,900 261-char remark

   Show marketing remark (261 chars)

   Three Bedroom Ranch With a View!! Kitchen Is Open To The Living Room, Dining Room And Family Room With Fireplace. Family room With Door Accessing The concrete patio overlooking the back yard. There Is an additional Flex Room That Could Serve As a den or office.

9. 2018-09-01
   listed $109,500 Active 261-char remark

   Show marketing remark (261 chars)

   Three Bedroom Ranch With a View!! Kitchen Is Open To The Living Room, Dining Room And Family Room With Fireplace. Family room With Door Accessing The concrete patio overlooking the back yard. There Is an additional Flex Room That Could Serve As a den or office.

10. 2017-07-28
    soldstatus $23,500 Closed Sale or Rented 232-char remark

    Show marketing remark (232 chars)

    This is a Fannie Mae Homepath property. Enjoy the convenient location of this home. It is nestled among much higher priced properties. Enjoy the natural light that streams through the windows of this country yet convenient property.

11. 2017-06-09
    status Pending Sale 232-char remark

    Show marketing remark (232 chars)

    This is a Fannie Mae Homepath property. Enjoy the convenient location of this home. It is nestled among much higher priced properties. Enjoy the natural light that streams through the windows of this country yet convenient property.

12. 2017-06-08
    status Active 232-char remark

    Show marketing remark (232 chars)

    This is a Fannie Mae Homepath property. Enjoy the convenient location of this home. It is nestled among much higher priced properties. Enjoy the natural light that streams through the windows of this country yet convenient property.

13. 2017-05-24
    status Pending Sale 232-char remark

    Show marketing remark (232 chars)

    This is a Fannie Mae Homepath property. Enjoy the convenient location of this home. It is nestled among much higher priced properties. Enjoy the natural light that streams through the windows of this country yet convenient property.

14. 2017-03-14
    price $59,900 232-char remark

    Show marketing remark (232 chars)

    This is a Fannie Mae Homepath property. Enjoy the convenient location of this home. It is nestled among much higher priced properties. Enjoy the natural light that streams through the windows of this country yet convenient property.

15. 2017-02-13
    price $64,900 232-char remark

    Show marketing remark (232 chars)

    This is a Fannie Mae Homepath property. Enjoy the convenient location of this home. It is nestled among much higher priced properties. Enjoy the natural light that streams through the windows of this country yet convenient property.

16. 2017-02-02
    price $74,900 232-char remark

    Show marketing remark (232 chars)

    This is a Fannie Mae Homepath property. Enjoy the convenient location of this home. It is nestled among much higher priced properties. Enjoy the natural light that streams through the windows of this country yet convenient property.

17. 2017-01-04
    price $84,900 232-char remark

    Show marketing remark (232 chars)

    This is a Fannie Mae Homepath property. Enjoy the convenient location of this home. It is nestled among much higher priced properties. Enjoy the natural light that streams through the windows of this country yet convenient property.

18. 2016-12-01
    listed $89,900 Active 232-char remark

    Show marketing remark (232 chars)

    This is a Fannie Mae Homepath property. Enjoy the convenient location of this home. It is nestled among much higher priced properties. Enjoy the natural light that streams through the windows of this country yet convenient property.

19. 2004-01-08
    soldstatus $75,000

ⓘ 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: $3,795 · $316/mo
• Projected year-2 tax: $3,795 · $316/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 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,631
• − Mortgage interest: −$7,556
• − Property taxes: −$3,795
• − Insurance: −$674
• − Repairs & maintenance: −$2,050
• − Management: −$2,050
• − Depreciation: −$3,924
• Taxable income: $5,580
• Est. tax owed @ 24.0%: −$1,339
• After-tax cash flow: $5,951/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 — Radisson

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• 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

+79.9% since first listed

19 events — show timeline

• 2026-04-22 Pending — CNYIS
• 2026-03-05 Contingent — CNYIS
• 2026-02-19 Listed $134,900 CNYIS
• 2018-12-18 Sold (Public Records) $106,000 Public Records
• 2018-12-18 Sold (MLS) $106,000 CNYIS
• 2018-11-27 Pending — CNYIS
• 2018-10-11 Contingent — CNYIS
• 2018-09-19 Price Changed $104,900 CNYIS
• 2018-09-01 Listed $109,500 CNYIS
• 2017-07-28 Sold (MLS) $23,500 CNYIS
• 2017-06-09 Pending — CNYIS
• 2017-06-08 Relisted — CNYIS
• 2017-05-24 Pending — CNYIS
• 2017-03-14 Price Changed $59,900 CNYIS
• 2017-02-13 Price Changed $64,900 CNYIS
• 2017-02-02 Price Changed $74,900 CNYIS
• 2017-01-04 Price Changed $84,900 CNYIS
• 2016-12-01 Listed $89,900 CNYIS
• 2004-01-08 Sold (Public Records) $75,000 Public Records

Property tax history

+5.0%/yr

Latest (2025): $3,795 · +1.6% YoY. Source: county tax records.