466 Idlewood Blvd · Village Green, NY 13027

$164,900

3 bd · 1.5 ba · 1,043 sqft · MultiFamily public records · 1 Days on market

Built 1975 7.53 ac lot $226/mo HOA · 12% of rent

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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
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

This 3 bedroom, 1 1/2 bath condo was completely renovated in 2023. Located on the ground floor, updates include all new flooring, all new windows, completely remodeled kitchen and bathrooms, new built in A/C and all new doors throughout. Laundry and your own secure storage space are located just outside your door. The HOA takes care of all of your exterior maintenance. Plus, water and trash fees are included. This unit is currently rented month-to-month. The tenants would prefer to stay, if possible.

Key facts

• Remodeled kitchen
• New built in a/c
• Completely renovated

Tags

• COMPLETELY RENOVATED
• REMODELED KITCHEN
• NEW BUILT IN A/C
• SECURE STORAGE SPACE

Property features AI

Finance

• HOA & community: Association fee of $226 monthly

Exterior

• Parking: No garage; Driveway; Shared driveway
• Utilities: Electricity connected; Sewer connected; Public water connected
• Home design: Single-story home; Existing construction
• Construction: Cedar construction; Block foundation; Slab foundation
• Exterior features: Blacktop driveway; Irregular lot; Near public transit

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Microwave; Refrigerator; Range hood; Exhaust fan
• Bedrooms: 3 bedrooms on the main level
• Flooring: Carpet; Luxury vinyl; Varies
• Bathrooms: 1 full bathroom; 1 half bathroom; 2 total bathrooms on the main level
• Heating & cooling: Electric heating; Baseboard heating; Wall cooling unit(s)
• Interior features: Ceiling fan(s); Separate/formal dining room; Entrance foyer; Storage; Main level primary; Primary suite
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath multifamily listed at $165k.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $165k).
• Cap rate 17.8% vs local median 5.3% in Village Green — 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 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; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 616 units permitted in Onondaga County in 2024 (256 in 5+ unit buildings).
• At $3,658/mo this rent would consume 48% of the median local household income ($92k/yr) (locally 1057% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 $46k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 4y 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 $104k; list at $165k implies a 59% gain — meaningful room to come down on a strong offer.

Recommended offer $164,900

Questions for the listing agent

1. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.22% ✓
• Cap rate: 17.76%
• Cash-on-cash: 40.94%
• DSCR: 2.82
• GRM: 3.8

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: 37.5%
• Equity multiple: 2.60×
• Total profit: $73,767
• Equity at exit: $24,587

10-year hold

• IRR: 44.1%
• Equity multiple: 5.20×
• Total profit: $194,081
• Equity at exit: $14,258

Cash invested: $46,172 (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: 7.5×

Monthly cashflow live

• Estimated rent: $3,658 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$155 /mo · $1,862/yr
• Insurance: −$69
• HOA: −$226
• Vacancy / Maint / Mgmt: −$768
• Net cashflow: $1,575

Break-even live

Break-even rent $1,664

Max offer price $164,900

Occupancy floor 52%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	1.5	$3,658
Total (2 units)			$3,658

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
489 Idlewood Blvd #489 Baldwinsville, NY	2.0	1.0	903	$1,550	$1.72	13d	1	0.24mi
555 Village Blvd N Baldwinsville, NY	3.0	1.5	1043	$1,900	$1.82	13d	1	0.28mi
10 Cedarwood Blvd Baldwinsville, NY	3.0	1.0–2.0	725	$1,695	$2.34	13d	1	0.39mi
327 Village Blvd N Baldwinsville, NY	2.0	1.0	806	$1,500	$1.86	21d	1	0.42mi

HOA detail

• Monthly dues: $226 · $2,712/yr
• Likely covers: watertrashexterior maint.

Listing history 2 events

1. 2026-06-18
   remarks 506-char remark

   Show marketing remark (505 chars)

   This 3 bedroom, 1 1/2 bath condo was completely renovated in 2023. Located on the ground floor, updates include all new flooring, all new windows, completely remodeled kitchen and bathrooms, new built in A/C and all new doors throughout. Laundry and your own secure storage space are located just outside your door. The HOA takes care of all of your exterior maintenance. Plus, water and trash fees are included. This unit is currently rented month-to-month. The tenants would prefer to stay, if possible.

2. 2026-06-18
   listed $164,900 Active 1 DOM

   Show marketing remark (505 chars)

   This 3 bedroom, 1 1/2 bath condo was completely renovated in 2023. Located on the ground floor, updates include all new flooring, all new windows, completely remodeled kitchen and bathrooms, new built in A/C and all new doors throughout. Laundry and your own secure storage space are located just outside your door. The HOA takes care of all of your exterior maintenance. Plus, water and trash fees are included. This unit is currently rented month-to-month. The tenants would prefer to stay, if possible.

ⓘ 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: $1,862 · $155/mo
• Projected year-2 tax: $2,324 · $194/mo
• Expected delta: +$462/yr (+$39/mo · 24.8%)

ⓘ 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: $43,896
• − Mortgage interest: −$9,237
• − Property taxes: −$1,862
• − Insurance: −$824
• − Repairs & maintenance: −$3,512
• − Management: −$3,512
• − HOA: −$2,712
• − Depreciation: −$4,797
• Taxable income: $17,440
• Est. tax owed @ 24.0%: −$4,186
• After-tax cash flow: $14,717/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

+199.8% since first listed

10 events — show timeline

• 2026-06-18 Listed $164,900 CNYIS
• 2026-06-18 Listed $164,900 CNYIS
• 2023-06-06 Sold (Public Records) $104,000 Public Records
• 2023-05-23 Sold (MLS) $104,000 CNYIS
• 2023-03-06 Pending — CNYIS
• 2023-02-16 Contingent — CNYIS
• 2022-10-18 Relisted — CNYIS
• 2022-10-09 Listing Removed — CNYIS
• 2022-10-07 Listed $112,900 CNYIS
• 2010-02-23 Sold (Public Records) $55,000 Public Records

Property tax history

-0.6%/yr

Latest (2025): $1,862 · +2.4% YoY. Source: county tax records.