4195 Burningtree Rd · Radisson, NY 13090

$250,000

3 bd · 1.0 ba · 1,356 sqft · SingleFamily public records · 47 Days on market

Built 1979 5,060 sqft lot Est $258k · at est.

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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 +13.1/30.0
• ARV discount +8.8/15.0
• 1% rule +4.7/10.0
• Schools +4.3/10.0
• DSCR +3.9/10.0
• 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

Turn key home! This beautiful, well maintainted raised ranch is close to highways, schools and shopping plazas! The upstairs of this home has gorgeous, beaming maple wood floors in the living area, kitchen, and all 3 bedrooms! Living room leads right into the eat-in kitchen! Perfect for entertaining! Updated kitchen with stainless steel appliances and granite counter tops. Basement is perfect for second living room, play room, or home gym area. Bonus room could serve as an inhome office space! This entire home has been updated in the past 10 years! Book an appointment to see it today!

Key facts

• Large deck
• Open living room
• Back yard

Tags

• OPEN LIVING ROOM
• LARGE DECK
• BACK YARD
• MASSIVE FAMILY ROOM
• BONUS ROOM
• ATTACHED ONE CAR GARAGE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-8 ($-90/yr) — negative.
• To cash-flow at today's rent, offer at most $249k (0.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $242k (3.3% below list).
• Recommended offer: $242k (3.3% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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 D — affects rentability + tenant quality, not the cash-flow math above.
• 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; 1 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 33% 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 $8k 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 47 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 14y ago; this cycle's ask is 67% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $186k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $241,665 (3.3% 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. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
3. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 6.26%
• Cash-on-cash: -0.13%
• DSCR: 0.99
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $257,640
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4298 Old Meadow Rd	0.41mi	3/2.0	1,356 (0%)	6mo	$305,000	$225	72
4174B Burningtree Rd	0.09mi	3/1.5	1,260 (-7%)	14mo	$145,000	$115	70
4242 Hunting Creek Dr	0.23mi	3/1.0	1,520 (+12%)	8mo	$187,000	$123	62
8379 Golden Larch Ln	0.26mi	3/1.5	1,528 (+13%)	8mo	$280,000	$183	58
8252 Elaine Cir	0.74mi	3/1.5	1,418 (+5%)	2mo	$133,000	$94	54
4315 Old Meadow Rd	0.48mi	3/1.5	1,520 (+12%)	1mo	$312,000	$205	54
4170 Sandbar Ln	0.31mi	2/2.0 (-1)	1,278 (-6%)	16mo	$270,000	$211	54
4287 Amblewood Ln	0.37mi	3/2.0	1,520 (+12%)	8mo	$275,000	$181	52
8424 Sweetmill Ln	0.53mi	3/2.0	1,476 (+9%)	10mo	$290,000	$196	48
8430 Sweetmill Ln	0.51mi	3/1.5	1,484 (+9%)	15mo	$282,000	$190	46
8263 Cottonwood Ct	0.56mi	3/2.0	1,514 (+12%)	12mo	$407,000	$269	40
8254 Beehive Cir	0.65mi	2/1.5 (-1)	1,204 (-11%)	17mo	$225,000	$187	30

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: -16.4%
• Equity multiple: 0.42×
• Total profit: $-40,838
• Equity at exit: $37,276

10-year hold

• IRR: -8.1%
• Equity multiple: 0.49×
• Total profit: $-35,560
• Equity at exit: $21,615

Cash invested: $70,000 (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: 8.6×

Monthly cashflow live

• Estimated rent: $2,417 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$502 /mo · $6,018/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$507
• Net cashflow: $-8

Break-even live

Break-even rent $2,426

Max offer price $248,668

Occupancy floor 95%

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4220 Anguilla Dr Liverpool, NY	2.0	1.5	1212	$2,200	$1.82	13d	1	1.34mi

Listing history 19 events

1. 2026-05-01
   status Pending
2. 2026-03-26
   historical Active Under Contract
3. 2026-03-15
   price $250,000
4. 2026-03-15
   listed $150,000 Active
5. 2021-12-02
   soldstatus $185,500
6. 2021-12-02
   soldstatus $185,500
7. 2021-11-23
   soldstatus $185,500 Closed Sale or Rented 591-char remark

   Show marketing remark (591 chars)

   Turn key home! This beautiful, well maintainted raised ranch is close to highways, schools and shopping plazas! The upstairs of this home has gorgeous, beaming maple wood floors in the living area, kitchen, and all 3 bedrooms! Living room leads right into the eat-in kitchen! Perfect for entertaining! Updated kitchen with stainless steel appliances and granite counter tops. Basement is perfect for second living room, play room, or home gym area. Bonus room could serve as an inhome office space! This entire home has been updated in the past 10 years! Book an appointment to see it today!

8. 2021-11-09
   status Under Contract- Do Not Show 591-char remark

   Show marketing remark (591 chars)

   Turn key home! This beautiful, well maintainted raised ranch is close to highways, schools and shopping plazas! The upstairs of this home has gorgeous, beaming maple wood floors in the living area, kitchen, and all 3 bedrooms! Living room leads right into the eat-in kitchen! Perfect for entertaining! Updated kitchen with stainless steel appliances and granite counter tops. Basement is perfect for second living room, play room, or home gym area. Bonus room could serve as an inhome office space! This entire home has been updated in the past 10 years! Book an appointment to see it today!

9. 2021-10-13
   historical Continue to Show- Under Contract 591-char remark

   Show marketing remark (591 chars)

   Turn key home! This beautiful, well maintainted raised ranch is close to highways, schools and shopping plazas! The upstairs of this home has gorgeous, beaming maple wood floors in the living area, kitchen, and all 3 bedrooms! Living room leads right into the eat-in kitchen! Perfect for entertaining! Updated kitchen with stainless steel appliances and granite counter tops. Basement is perfect for second living room, play room, or home gym area. Bonus room could serve as an inhome office space! This entire home has been updated in the past 10 years! Book an appointment to see it today!

10. 2021-10-04
    listed $150,000 Active 591-char remark

    Show marketing remark (591 chars)

    Turn key home! This beautiful, well maintainted raised ranch is close to highways, schools and shopping plazas! The upstairs of this home has gorgeous, beaming maple wood floors in the living area, kitchen, and all 3 bedrooms! Living room leads right into the eat-in kitchen! Perfect for entertaining! Updated kitchen with stainless steel appliances and granite counter tops. Basement is perfect for second living room, play room, or home gym area. Bonus room could serve as an inhome office space! This entire home has been updated in the past 10 years! Book an appointment to see it today!

11. 2013-11-20
    historical 614-char remark

    Show marketing remark (614 chars)

    Total Remodel! Head to Toe make over. .. Ready to move right into. .. All New kitchen with tasteful granite, extra counter space, new cabinetry over looks living room, brand-new stainless steel appliances. New Maple Floors throughout, new lighting fixtures, all 2013 style! Formal dining room has new slider that walks out to deck & private yard. Dual sinks in master bath with granite counter. Finished "bonus room" or master bed in basement. Plus Laundry/Utility Room, attached garage, fully fenced yard. New Roof, furnace, hot water tank. Nothing to do, but move in! 3 beds, 1 bath raised ranch.

12. 2013-10-17
    soldstatus $125,000
13. 2013-09-30
    soldstatus $124,000 614-char remark

    Show marketing remark (614 chars)

    Total Remodel! Head to Toe make over. .. Ready to move right into. .. All New kitchen with tasteful granite, extra counter space, new cabinetry over looks living room, brand-new stainless steel appliances. New Maple Floors throughout, new lighting fixtures, all 2013 style! Formal dining room has new slider that walks out to deck & private yard. Dual sinks in master bath with granite counter. Finished "bonus room" or master bed in basement. Plus Laundry/Utility Room, attached garage, fully fenced yard. New Roof, furnace, hot water tank. Nothing to do, but move in! 3 beds, 1 bath raised ranch.

14. 2013-08-05
    listed $124,900 614-char remark

    Show marketing remark (614 chars)

    Total Remodel! Head to Toe make over. .. Ready to move right into. .. All New kitchen with tasteful granite, extra counter space, new cabinetry over looks living room, brand-new stainless steel appliances. New Maple Floors throughout, new lighting fixtures, all 2013 style! Formal dining room has new slider that walks out to deck & private yard. Dual sinks in master bath with granite counter. Finished "bonus room" or master bed in basement. Plus Laundry/Utility Room, attached garage, fully fenced yard. New Roof, furnace, hot water tank. Nothing to do, but move in! 3 beds, 1 bath raised ranch.

15. 2012-12-27
    soldstatus $59,900
16. 2012-09-11
    listed $64,900
17. 2006-05-30
    soldstatus $66,100
18. 2005-06-08
    soldstatus $75,000
19. 1993-12-17
    soldstatus $63,500

ⓘ 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: $6,018 · $502/mo
• Projected year-2 tax: $6,018 · $502/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 6/10 Major FEMA zone X (unshaded) · 74% 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 0% 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: $29,000
• − Mortgage interest: −$14,004
• − Property taxes: −$6,018
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,320
• − Management: −$2,320
• − Depreciation: −$7,273
• Taxable loss: −$4,185
• Est. tax savings @ 24.0%: +$1,004
• After-tax cash flow: $914/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 — 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): 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

+293.7% since first listed

19 events — show timeline

• 2026-05-01 Pending — CNYIS
• 2026-03-26 Contingent — CNYIS
• 2026-03-15 Price Changed $250,000 CNYIS
• 2026-03-15 Listed $150,000 CNYIS
• 2021-12-02 Sold (Public Records) $185,500 Public Records
• 2021-12-02 Sold (Public Records) $185,500 Public Records
• 2021-11-23 Sold (MLS) $185,500 CNYIS
• 2021-11-09 Pending — CNYIS
• 2021-10-13 Contingent — CNYIS
• 2021-10-04 Listed $150,000 CNYIS
• 2013-11-20 Listing Removed — CNYIS
• 2013-10-17 Sold (Public Records) $125,000 Public Records
• 2013-09-30 Sold (MLS) $124,000 CNYIS
• 2013-08-05 Listed $124,900 CNYIS
• 2012-12-27 Sold (MLS) $59,900 CNYIS
• 2012-09-11 Listed $64,900 CNYIS
• 2006-05-30 Sold (Public Records) $66,100 Public Records
• 2005-06-08 Sold (Public Records) $75,000 Public Records
• 1993-12-17 Sold (Public Records) $63,500 Public Records

Property tax history

+5.2%/yr

Latest (2025): $6,018 · +4.3% YoY. Source: county tax records.