12 Artillery Ln · Baldwinsville, NY 13027

$209,900

3 bd · 2.0 ba · 960 sqft · SingleFamily public records · 5 Days on market

Built 1993 9,300 sqft lot Est $184k · 14% over

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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 +17.6/30.0
• 1% rule +5.9/10.0
• DSCR +5.5/10.0
• Schools +4.4/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.3/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for a home that is absolutely move in ready? This charming ranch is located in Baldwinsville and is close to everything the village has to offer. Updates include roof, forced air furnace, central air conditioning some carpets and paint throughout. A finished basement with 4th bed and a full bath. Full house backup generator as well. Nice village lot with ample parking space. Will not last! See it today!!

Key facts

• Full house generator
• New front porch
• Landscaping

Tags

• ONE FLOOR LIVING
• VINYL PLANK FLOORING
• LARGE BASEMENT
• FULL HOUSE GENERATOR
• NEW FRONT PORCH
• LANDSCAPING

Property features AI

Exterior

• Parking: Detached garage with garage door opener; 2-car garage
• Utilities: Public water (connected); Sewer connected; Cable available; Gas water heater
• Home design: Single-story home; Resale property; Vinyl siding; Attic/crawl hatchway(s) insulated
• Construction: Built (existing); Block foundation
• Exterior features: Blacktop driveway; Rectangular residential lot (approx. 62 x 150); City street frontage

Interior

• Kitchen: Gas oven and gas range; Range hood; Refrigerator; Eat-in kitchen
• Bedrooms: Three main-level bedrooms
• Flooring: Carpet; Luxury vinyl; Varies
• Bathrooms: Two full bathrooms; One main-level bathroom
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Ceiling fan(s); Eat-in kitchen; Sliding glass door(s); Sliding doors; Convertible bedroom; Full basement with sump pump; Recreation room
• Laundry & utility: Washer and dryer in basement; Generator

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $164 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $210k).
• Cap rate 7.2% vs local median 3.9% in Baldwinsville — 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 77/100 on livability (#199 in NY, #3,083 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living B+; Watch: crime D+, amenities D+, commute F.
• 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 $1k of loan paydown is wiped out by about $6k 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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 11y 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 $116k; list at $210k implies a 81% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price.

Recommended offer $209,900

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.09% ✓
• Cap rate: 7.23%
• Cash-on-cash: 3.35%
• DSCR: 1.15
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $184,320
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
37 W Oneida St	0.14mi	2/1.0 (-1)	960 (0%)	5mo	$105,000	$109	80
32 Brown St	0.12mi	3/1.0	1,024 (+7%)	9mo	$211,500	$207	72
56 Artillery Ln	0.34mi	3/1.0	1,088 (+13%)	6mo	$208,550	$192	53
2286 Crego St	0.36mi	3/1.5	1,068 (+11%)	15mo	$235,000	$220	50
10 Mott Rd	0.43mi	3/1.0	1,022 (+6%)	18mo	$215,000	$210	50
20 Frawley Dr	0.61mi	3/1.0	918 (-4%)	12mo	$200,000	$218	50
12 Ford St	0.69mi	3/1.0	918 (-4%)	11mo	$172,315	$188	47
19 Virginia St	0.63mi	3/1.0	1,013 (+6%)	16mo	$190,000	$188	44
15 Division St	0.64mi	2/1.0 (-1)	876 (-9%)	6mo	$131,000	$150	41
19 Frawley Dr	0.65mi	3/1.0	918 (-4%)	21mo	$150,000	$163	41
5 Gale Pl	0.69mi	2/1.0 (-1)	975 (+2%)	22mo	$201,000	$206	38

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: -11.0%
• Equity multiple: 0.60×
• Total profit: $-23,417
• Equity at exit: $31,297

10-year hold

• IRR: -1.6%
• Equity multiple: 0.89×
• Total profit: $-6,337
• Equity at exit: $18,148

Cash invested: $58,772 (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: 7.7×

Monthly cashflow live

• Estimated rent: $2,278 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$447 /mo · $5,365/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$478
• Net cashflow: $164

Break-even live

Break-even rent $2,070

Max offer price $209,900

Occupancy floor 88%

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: $52,475
• Closing costs: $6,297
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
111 Pebblewood Ln Lysander, NY	1.0–3.0	1.0–2.0	1064	$3,221	$3.03	14d	16	0.87mi

Listing history 14 events

1. 2026-06-03
   status $209,900 Pending 5 DOM
2. 2026-06-02
   days on market $209,900 Active 5 DOM
3. 2026-06-01
   days on market $209,900 Active 4 DOM
4. 2026-05-31
   days on market $209,900 Active 3 DOM
5. 2026-05-30
   remarks 699-char remark
6. 2026-05-30
   days on market $209,900 Active 2 DOM
7. 2026-05-28
   listed $209,900 Active
8. 2015-12-18
   soldstatus $116,000
9. 2015-12-14
   soldstatus $115,540 Closed Sale or Rented 415-char remark

   Show marketing remark (415 chars)

   Looking for a home that is absolutely move in ready? This charming ranch is located in Baldwinsville and is close to everything the village has to offer. Updates include roof, forced air furnace, central air conditioning some carpets and paint throughout. A finished basement with 4th bed and a full bath. Full house backup generator as well. Nice village lot with ample parking space. Will not last! See it today!!

10. 2015-11-18
    status Pending Sale 415-char remark

    Show marketing remark (415 chars)

    Looking for a home that is absolutely move in ready? This charming ranch is located in Baldwinsville and is close to everything the village has to offer. Updates include roof, forced air furnace, central air conditioning some carpets and paint throughout. A finished basement with 4th bed and a full bath. Full house backup generator as well. Nice village lot with ample parking space. Will not last! See it today!!

11. 2015-10-22
    historical Continue to Show- Under Contract 415-char remark

    Show marketing remark (415 chars)

    Looking for a home that is absolutely move in ready? This charming ranch is located in Baldwinsville and is close to everything the village has to offer. Updates include roof, forced air furnace, central air conditioning some carpets and paint throughout. A finished basement with 4th bed and a full bath. Full house backup generator as well. Nice village lot with ample parking space. Will not last! See it today!!

12. 2015-10-15
    listed $115,000 Active 415-char remark

    Show marketing remark (415 chars)

    Looking for a home that is absolutely move in ready? This charming ranch is located in Baldwinsville and is close to everything the village has to offer. Updates include roof, forced air furnace, central air conditioning some carpets and paint throughout. A finished basement with 4th bed and a full bath. Full house backup generator as well. Nice village lot with ample parking space. Will not last! See it today!!

13. 1993-10-27
    soldstatus $82,500
14. 1993-04-30
    soldstatus $13,000

ⓘ 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: $5,365 · $447/mo
• Projected year-2 tax: $5,365 · $447/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 2/10 Low 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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,331
• − Mortgage interest: −$11,758
• − Property taxes: −$5,365
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,186
• − Management: −$2,186
• − Depreciation: −$6,106
• Taxable loss: −$1,320
• Est. tax savings @ 24.0%: +$317
• After-tax cash flow: $2,285/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 — Baldwinsville

• Score: 77/100
• State rank: #199
• US rank: #3083

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Baldwinsville, NY
• County: Onondaga County · 247,257 people
• City population: 35,088
• 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

+1514.6% since first listed

8 events — show timeline

• 2026-05-28 Listed $209,900 CNYIS
• 2015-12-18 Sold (Public Records) $116,000 Public Records
• 2015-12-14 Sold (MLS) $115,540 CNYIS
• 2015-11-18 Pending — CNYIS
• 2015-10-22 Contingent — CNYIS
• 2015-10-15 Listed $115,000 CNYIS
• 1993-10-27 Sold (Public Records) $82,500 Public Records
• 1993-04-30 Sold (Public Records) $13,000 Public Records

Property tax history

+9.0%/yr

Latest (2025): $5,365 · +2.2% YoY. Source: county tax records.