103 Resseguie Dr · Seneca Knolls, NY 13209

$164,900

3 bd · 1.0 ba · 925 sqft · SingleFamily public records · 4 Days on market

Built 1960 10,150 sqft lot Est $209k · 21% 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).

• Cash flow +18.2/30.0
• ARV discount +15.0/15.0
• 1% rule +5.7/10.0
• DSCR +5.7/10.0
• Schools +4.4/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Adorable ranch at an incredible price in Baldwinsville Schools! This 3 bedroom 1 bath ranch home is move-in ready and affordable in a great neighborhood. It offers a freshly painted interior including beautifully painted cabinets and brick for a gorgeous accent in your eat-in kitchen. ALL BRAND NEW APPLIANCES- including gas range and vent, stainless refrigerator, washer and dryer! Bathroom has been updated with a new vanity and vinyl flooring. First floor laundry also included in bathroom with built in shelving. NEW light fixtures and living room fan. NEW mailbox. Double sliding glass doors off the kitchen so you can easily enjoy your nice big yard with a wooden deck! Huge shed for storage.

Key facts

• Brand new appliances
• Painted cabinets
• Brick accent

Tags

• FRESHLY PAINTED INTERIOR
• PAINTED CABINETS
• BRICK ACCENT
• BRAND NEW APPLIANCES
• GAS RANGE
• STAINLESS REFRIGERATOR

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water connected; Sewer connected; Cable available; High-speed internet available; Electric service with circuit breakers
• Home design: Single-story home; Existing (previously built); Entry level: main level
• Construction: Vinyl siding; Asphalt shingle roof; Block, pier/post, and slab foundations
• Exterior features: Blacktop driveway; Deck (open); Porch; Shed(s) / storage

Interior

• Kitchen: Gas oven and gas range; Range hood; Refrigerator; Exhaust fan; Eat-in layout
• Bedrooms: Three bedrooms, all on the main level; Main level primary bedroom
• Flooring: Carpet; Tile; Vinyl; Varies
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Gas forced-air heating
• Interior features: Ceiling fan(s); Eat-in kitchen; Separate/formal living room; Sliding glass door(s); Storm windows; Thermal windows; Wood window frames; Sliding doors
• Laundry & utility: Washer and dryer on the main level; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $147 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Cap rate 7.4% vs local median 2.3% in Seneca Knolls — 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 61/100 on livability (#918 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A, crime A-; Watch: employment D, schools F, amenities 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: 59 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 616 units permitted in Onondaga County in 2024 (256 in 5+ unit buildings).
• This rent runs 31% of the median local income ($68k/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 $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.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $50k; list at $165k implies a 230% gain — meaningful room to come down on a strong offer.

Recommended offer $164,900

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.07% ✓
• Cap rate: 7.36%
• Cash-on-cash: 3.81%
• DSCR: 1.17
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $209,050
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
203 Baker Blvd	0.11mi	3/1.0	925 (0%)	6mo	$159,000	$172	90
144 Rufus Cir	0.10mi	3/1.0	962 (+4%)	1mo	$198,000	$206	88
226 Blanchard Blvd	0.18mi	3/1.0	925 (0%)	7mo	$176,000	$190	86
142 Blanchard Blvd	0.16mi	3/1.0	950 (+3%)	3mo	$231,000	$243	85
109 Blanchard Blvd	0.34mi	3/1.0	900 (-3%)	10mo	$235,000	$261	72
223 Leopold Blvd	0.26mi	3/1.0	925 (0%)	23mo	$218,000	$236	68
101 Northrup Blvd	0.46mi	3/1.0	900 (-3%)	12mo	$197,000	$219	64
111 Henderson Blvd	0.37mi	3/1.0	875 (-5%)	18mo	$198,000	$226	58
7424 Obrien Rd	0.59mi	2/1.0 (-1)	930 (+0%)	12mo	$226,000	$243	57
116 Leonard Dr	0.57mi	3/1.0	1,056 (+14%)	20mo	$170,000	$161	34

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: -10.3%
• Equity multiple: 0.63×
• Total profit: $-17,282
• Equity at exit: $24,587

10-year hold

• IRR: -0.8%
• Equity multiple: 0.94×
• Total profit: $-2,644
• 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 13209

• Home prices YoY: -7.7%
• Active inventory: 59
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,759 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$310 /mo · $3,716/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $147

Break-even live

Break-even rent $1,574

Max offer price $164,900

Occupancy floor 87%

Sensitivity live

Price	-10% $240	-5% $193	+0% $147	+5% $100	+10% $53
Rent	-10% $8	-5% $77	+0% $147	+5% $216	+10% $286
Rate	-1.0pp $230	-0.5pp $189	base $147	+0.5pp $104	+1.0pp $61

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
10 Cedarwood Blvd Baldwinsville, NY	3.0	1.0–2.0	725	$1,695	$2.34	14d	1	0.98mi
489 Idlewood Blvd #489 Baldwinsville, NY	2.0	1.0	903	$1,550	$1.72	15d	1	1.39mi
555 Village Blvd N Baldwinsville, NY	3.0	1.5	1043	$1,900	$1.82	15d	1	1.40mi
327 Village Blvd N Baldwinsville, NY	2.0	1.0	806	$1,500	$1.86	22d	1	1.48mi

Listing history 5 events

1. 2026-06-18
   days on market $164,900 Active 4 DOM
2. 2026-06-17
   days on market $164,900 Active 3 DOM
3. 2026-06-16
   days on market $164,900 Active 2 DOM
4. 2026-06-15
   remarks 699-char remark
5. 2026-06-15
   listed $164,900 Active 1 DOM

ⓘ 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: $3,716 · $310/mo
• Projected year-2 tax: $3,716 · $310/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $21,113
• − Mortgage interest: −$9,237
• − Property taxes: −$3,716
• − Insurance: −$824
• − Repairs & maintenance: −$1,689
• − Management: −$1,689
• − Depreciation: −$4,797
• Taxable loss: −$840
• Est. tax savings @ 24.0%: +$202
• After-tax cash flow: $1,963/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 — Seneca Knolls

• Score: 61/100
• State rank: #918
• US rank: #17961

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Seneca Knolls, NY
• County: Onondaga County · 247,257 people
• Metro: Syracuse, NY
• Population (ZIP): 12,714
• Household income: $68,138
• Rent vs Own: 29.6% rent · 70.4% own
• Severe rent burden: 210.0

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 (86%)
• Race & ethnicity: White 86% Two or more races 6% Hispanic / Latino 6% Black 3%
• Hispanic origin (detail): Mexican 1% Puerto Rican 4%
• Common ancestry: Romanian 11% Subsaharan African 6% Lithuanian 2%
• Foreign-born: 11% · Canada, China
• Languages at home: 87% English-only · Russian/Polish/Slavic 5% Spanish 3% Arabic 2%

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: ▼ -27.23%
• Current HPI: 326.7671
• 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

+229.8% since first listed

2 events — show timeline

• 2026-06-14 Listed $164,900 CNYIS
• 1996-12-13 Sold (Public Records) $50,000 Public Records

Property tax history

+1.5%/yr

Latest (2025): $3,716 · +1.3% YoY. Source: county tax records.