302 Delwood Dr · Village Green, NY 13027

$219,900

4 bd · 1.5 ba · 1,464 sqft · SingleFamily public records · 12 Days on market

Built 1961 0.32 ac lot $150/sqft · 17% below area Est $264k · 17% 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 +14.8/30.0
• 1% rule +5.3/10.0
• DSCR +4.5/10.0
• Schools +4.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cozy raised ranch on a corner lot in Village Green, featuring 4 bedrooms and 1.5 baths. Recently remodeled in 2017. Stainless steel appliances throughout the kitchen and new washer and dryer in laundry room, all purchased in 2017-included in sale. Laminate flooring in kitchen and living room, wall to wall carpeting in bedrooms. WiFi thermostat. New Sewer line in 2017 as well. Close to schools, parks and a public golf course.

Key facts

• Front porch
• Bonus living room
• Rear deck

Tags

• BALDWINSVILLE SCHOOL DISTRICT
• BONUS LIVING ROOM
• SPACIOUS CORNER LOT YARD
• FRONT PORCH
• REAR DECK

Property features AI

Exterior

• Parking: Attached underground garage with electricity; 1 garage space
• Utilities: Electricity connected with circuit breakers; Public water connected; Sewer connected; High-speed internet available
• Home design: Single-story home; Resale property; Shingle roof
• Construction: Aluminum siding; Copper plumbing; Block foundation; Existing (previously built)
• Exterior features: Blacktop driveway; Deck; Open porch; Yard shed / storage

Interior

• Kitchen: Gas oven; Gas range; Microwave; Dishwasher; Refrigerator
• Bedrooms: Total of 9 rooms including bonus room (bedroom count not specified)
• Flooring: Carpet; Laminate; Vinyl; Varies
• Bathrooms: 1 full bathroom; 1 half bathroom; Main level bathroom available
• Heating & cooling: Gas forced-air heating
• Interior features: Kitchen island; Open kitchen-family room layout
• Laundry & utility: Washer and dryer; Main-level laundry

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $60 ($719/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $220k).
• Cap rate 6.6% vs local median 5.3% in Village Green — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 64/100 on livability (#720 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A, crime B; Watch: employment C-, amenities F, 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; 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

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 9y 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 $157k; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $219,900

Questions for the listing agent

1. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.03% ✓
• Cap rate: 6.62%
• Cash-on-cash: 1.17%
• DSCR: 1.05
• GRM: 8.1

CMA / ARV

• ARV (median comp): $263,736
• List price: $219,900
• Delta: -16.62%
• 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
117 Daywood Dr	0.09mi	3/1.5 (-1)	1,500 (+2%)	1mo	$280,000	$187	86
117 Finwood Dr	0.16mi	4/1.5	1,406 (-4%)	4mo	$260,500	$185	83
106 Cheerwood Dr	0.20mi	3/1.5 (-1)	1,472 (+0%)	4mo	$282,500	$192	81
101 Timwood Dr	0.09mi	4/1.0	1,572 (+7%)	1mo	$207,000	$132	81
420 Idlewood Blvd	0.18mi	3/1.5 (-1)	1,497 (+2%)	19mo	$235,000	$157	67
102 Cedarwood Blvd	0.23mi	3/1.5 (-1)	1,560 (+7%)	8mo	$227,000	$146	66
740 Village Blvd S	0.33mi	3/1.5 (-1)	1,356 (-7%)	1mo	$225,000	$166	66
119 Cedarwood Blvd	0.20mi	4/1.5	1,579 (+8%)	14mo	$265,000	$168	66
438 Birchwood Blvd	0.26mi	3/2.0 (-1)	1,520 (+4%)	16mo	$270,000	$178	61
7670 Maple Rd	0.72mi	4/2.0	1,682 (+15%)	4mo	$285,000	$169	36
7652 Maple Rd	0.65mi	3/1.0 (-1)	1,634 (+12%)	12mo	$239,000	$146	33
825 Fairway Cir	0.48mi	3/2.5 (-1)	1,659 (+13%)	17mo	$237,500	$143	33

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: -14.4%
• Equity multiple: 0.49×
• Total profit: $-31,659
• Equity at exit: $32,788

10-year hold

• IRR: -5.5%
• Equity multiple: 0.64×
• Total profit: $-22,007
• Equity at exit: $19,013

Cash invested: $61,572 (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: 8.1×

Monthly cashflow live

• Estimated rent: $2,259 medium
• Mortgage (P&I): −$1,153
• Tax from tax record: −$480 /mo · $5,759/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$474
• Net cashflow: $60

Break-even live

Break-even rent $2,183

Max offer price $219,900

Occupancy floor 92%

Sensitivity live

Price	-10% $184	-5% $122	+0% $60	+5% $-2	+10% $-65
Rent	-10% $-119	-5% $-29	+0% $60	+5% $149	+10% $238
Rate	-1.0pp $171	-0.5pp $116	base $60	+0.5pp $3	+1.0pp $-55

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
555 Village Blvd N Baldwinsville, NY	3.0	1.5	1043	$1,900	$1.82	15d	1	0.28mi
10 Cedarwood Blvd Baldwinsville, NY	3.0	1.0–2.0	725	$1,695	$2.34	14d	1	0.39mi

Listing history 18 events

1. 2026-05-14
   listed $219,900 Active 713-char remark
2. 2021-09-14
   soldstatus $157,000 Closed Sale or Rented 428-char remark

   Show marketing remark (428 chars)

   Cozy raised ranch on a corner lot in Village Green, featuring 4 bedrooms and 1.5 baths. Recently remodeled in 2017. Stainless steel appliances throughout the kitchen and new washer and dryer in laundry room, all purchased in 2017-included in sale. Laminate flooring in kitchen and living room, wall to wall carpeting in bedrooms. WiFi thermostat. New Sewer line in 2017 as well. Close to schools, parks and a public golf course.

3. 2021-07-15
   status Pending Sale 428-char remark

   Show marketing remark (428 chars)

   Cozy raised ranch on a corner lot in Village Green, featuring 4 bedrooms and 1.5 baths. Recently remodeled in 2017. Stainless steel appliances throughout the kitchen and new washer and dryer in laundry room, all purchased in 2017-included in sale. Laminate flooring in kitchen and living room, wall to wall carpeting in bedrooms. WiFi thermostat. New Sewer line in 2017 as well. Close to schools, parks and a public golf course.

4. 2021-07-06
   historical Continue to Show- Under Contract 428-char remark

   Show marketing remark (428 chars)

   Cozy raised ranch on a corner lot in Village Green, featuring 4 bedrooms and 1.5 baths. Recently remodeled in 2017. Stainless steel appliances throughout the kitchen and new washer and dryer in laundry room, all purchased in 2017-included in sale. Laminate flooring in kitchen and living room, wall to wall carpeting in bedrooms. WiFi thermostat. New Sewer line in 2017 as well. Close to schools, parks and a public golf course.

5. 2021-06-28
   price $158,000 428-char remark

   Show marketing remark (428 chars)

   Cozy raised ranch on a corner lot in Village Green, featuring 4 bedrooms and 1.5 baths. Recently remodeled in 2017. Stainless steel appliances throughout the kitchen and new washer and dryer in laundry room, all purchased in 2017-included in sale. Laminate flooring in kitchen and living room, wall to wall carpeting in bedrooms. WiFi thermostat. New Sewer line in 2017 as well. Close to schools, parks and a public golf course.

6. 2021-06-23
   listed $169,900 Active 428-char remark

   Show marketing remark (428 chars)

   Cozy raised ranch on a corner lot in Village Green, featuring 4 bedrooms and 1.5 baths. Recently remodeled in 2017. Stainless steel appliances throughout the kitchen and new washer and dryer in laundry room, all purchased in 2017-included in sale. Laminate flooring in kitchen and living room, wall to wall carpeting in bedrooms. WiFi thermostat. New Sewer line in 2017 as well. Close to schools, parks and a public golf course.

7. 2018-01-31
   soldstatus $136,000 Closed Sale or Rented

   Show marketing remark (463 chars)

   Extensively remodeled home in Village Green. You will love the wide open floor plan with new kitchen, perfect for spending time with family and friends, plus a separate bonus living area. Enjoy the outdoors with a three season porch and large uncovered deck. New flooring, bathrooms and three car driveway highlight the many improvements done to this property. Two large sheds provide for substantial extra storage. A great value in Baldwinsville. Agent is owner.

8. 2018-01-31
   soldstatus $136,000

   Show marketing remark (463 chars)

   Extensively remodeled home in Village Green. You will love the wide open floor plan with new kitchen, perfect for spending time with family and friends, plus a separate bonus living area. Enjoy the outdoors with a three season porch and large uncovered deck. New flooring, bathrooms and three car driveway highlight the many improvements done to this property. Two large sheds provide for substantial extra storage. A great value in Baldwinsville. Agent is owner.

9. 2017-12-26
   status Pending Sale

   Show marketing remark (463 chars)

   Extensively remodeled home in Village Green. You will love the wide open floor plan with new kitchen, perfect for spending time with family and friends, plus a separate bonus living area. Enjoy the outdoors with a three season porch and large uncovered deck. New flooring, bathrooms and three car driveway highlight the many improvements done to this property. Two large sheds provide for substantial extra storage. A great value in Baldwinsville. Agent is owner.

10. 2017-11-11
    historical Continue to Show- Under Contract

    Show marketing remark (463 chars)

    Extensively remodeled home in Village Green. You will love the wide open floor plan with new kitchen, perfect for spending time with family and friends, plus a separate bonus living area. Enjoy the outdoors with a three season porch and large uncovered deck. New flooring, bathrooms and three car driveway highlight the many improvements done to this property. Two large sheds provide for substantial extra storage. A great value in Baldwinsville. Agent is owner.

11. 2017-11-04
    listed $134,900 Active

    Show marketing remark (463 chars)

    Extensively remodeled home in Village Green. You will love the wide open floor plan with new kitchen, perfect for spending time with family and friends, plus a separate bonus living area. Enjoy the outdoors with a three season porch and large uncovered deck. New flooring, bathrooms and three car driveway highlight the many improvements done to this property. Two large sheds provide for substantial extra storage. A great value in Baldwinsville. Agent is owner.

12. 2017-09-25
    soldstatus $60,500 Closed Sale or Rented
13. 2017-09-25
    soldstatus $60,500
14. 2017-08-15
    status Pending Sale
15. 2017-08-11
    historical Continue to Show- Under Contract
16. 2017-08-07
    price $69,900
17. 2017-07-21
    price $79,900
18. 2017-07-10
    listed $87,000 Active

ⓘ 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: $5,759 · $480/mo
• Projected year-2 tax: $5,759 · $480/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 0% 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: $27,107
• − Mortgage interest: −$12,318
• − Property taxes: −$5,759
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,169
• − Management: −$2,169
• − Depreciation: −$6,397
• Taxable loss: −$2,803
• Est. tax savings @ 24.0%: +$673
• After-tax cash flow: $1,391/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 — Village Green

• Score: 64/100
• State rank: #720
• US rank: #13628

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Village Green, NY
• 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

+152.8% since first listed

20 events — show timeline

• 2026-05-26 Pending — CNYIS
• 2026-05-23 Contingent — CNYIS
• 2026-05-14 Listed $219,900 CNYIS
• 2021-09-14 Sold (MLS) $157,000 CNYIS
• 2021-07-15 Pending — CNYIS
• 2021-07-06 Contingent — CNYIS
• 2021-06-28 Price Changed $158,000 CNYIS
• 2021-06-23 Listed $169,900 CNYIS
• 2018-01-31 Sold (Public Records) $136,000 Public Records
• 2018-01-31 Sold (MLS) $136,000 CNYIS
• 2017-12-26 Pending — CNYIS
• 2017-11-11 Contingent — CNYIS
• 2017-11-04 Listed $134,900 CNYIS
• 2017-09-25 Sold (Public Records) $60,500 Public Records
• 2017-09-25 Sold (MLS) $60,500 CNYIS
• 2017-08-15 Pending — CNYIS
• 2017-08-11 Contingent — CNYIS
• 2017-08-07 Price Changed $69,900 CNYIS
• 2017-07-21 Price Changed $79,900 CNYIS
• 2017-07-10 Listed $87,000 CNYIS

Property tax history

+4.3%/yr

Latest (2025): $5,759 · +1.6% YoY. Source: county tax records.