3 North St · Baldwinsville, NY 13027

$194,500

3 bd · 1.5 ba · 1,213 sqft · SingleFamily public records · 5 Days on market

Built 1888 7,405 sqft lot Est $224k · 13% 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 +19.1/30.0
• ARV discount +13.5/15.0
• 1% rule +6.3/10.0
• DSCR +6.0/10.0
• Schools +4.4/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 3 North Street in the Village of Baldwinsville, where charm, location, and river views come together. Tucked near the Seneca River with Mercer Park just beyond the backyard, this old-style home offers the kind of setting that is hard to find. Enjoy views of the water, nearby green space, and the convenience of being close to local shops, restaurants, parks, and village amenities. Inside, the home offers a spacious and flexible layout with multiple living areas, a formal dining area, and beautiful character throughout. The enclosed front porch is filled with natural light and creates a welcoming spot to relax, enjoy morning coffee, or take in the village surroundings. The main lev

Key facts

• Close to parks
• Close to restaurants
• Nearby green space

Tags

• RIVER VIEWS
• NEARBY GREEN SPACE
• CLOSE TO LOCAL SHOPS
• CLOSE TO RESTAURANTS
• CLOSE TO PARKS
• CLOSE TO VILLAGE AMENITIES

Property features AI

Exterior

• Parking: No garage
• Utilities: High-speed internet available; Public water connected; Sewer connected; Circuit breaker electric
• Home design: 2-story house; Existing construction
• Construction: Aluminum siding; Asphalt roof; Stone foundation
• Exterior features: Blacktop driveway; Enclosed porch; Porch; Shed(s) and storage; Corner, rectangular residential lot; River access / stream; City street frontage; Has view

Interior

• Kitchen: Gas oven; Gas range; Dishwasher; Refrigerator
• Bedrooms: 1 main-level bedroom
• Flooring: Laminate; Luxury vinyl; Varies
• Bathrooms: 1 full bathroom; 1 half bathroom; 1 main-level bathroom
• Heating & cooling: Gas heating; Hot water heat
• Interior features: Separate/formal dining room; Bedroom on main level; Full basement
• Laundry & utility: Main-level laundry; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $194k.

Deal economics

• At list price, monthly cash flow is $208 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $194k).
• Cap rate 7.6% 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; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 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.
• Current owner paid $92k; list at $194k implies a 110% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1888 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $194,500

Questions for the listing agent

1. Built in 1888 — 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. 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?
5. 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?
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: 1.13% ✓
• Cap rate: 7.57%
• Cash-on-cash: 4.58%
• DSCR: 1.20
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $224,405
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
89 Oswego St	0.35mi	3/2.0	1,309 (+8%)	6mo	$277,000	$212	63
46 Seneca St	0.51mi	2/2.0 (-1)	1,180 (-3%)	3mo	$175,000	$148	62
4 Mildred Ave	0.68mi	3/1.0	1,255 (+4%)	0mo	$235,000	$187	60
9 Battery	0.37mi	3/1.0	1,172 (-3%)	18mo	$215,000	$183	60
66 E Oneida St	0.65mi	2/1.5 (-1)	1,308 (+8%)	0mo	$242,000	$185	51
41 1/2 Seneca St St	0.48mi	3/1.5	1,340 (+10%)	12mo	$245,500	$183	50
23 Comstock Rd	0.70mi	3/1.0	1,166 (-4%)	15mo	$222,000	$190	46
81 Canton St	0.72mi	3/2.0	1,248 (+3%)	16mo	$180,000	$144	46
56 Artillery Ln	0.74mi	3/1.0	1,088 (-10%)	6mo	$208,550	$192	41
74 Syracuse St	0.64mi	3/1.5	1,334 (+10%)	16mo	$200,000	$150	40
3 Tabor St	0.70mi	3/1.5	1,344 (+11%)	16mo	$185,000	$138	36
1404 Landrush Way	0.73mi	2/1.5 (-1)	1,050 (-13%)	14mo	$195,000	$186	27

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: -9.1%
• Equity multiple: 0.67×
• Total profit: $-18,143
• Equity at exit: $29,001

10-year hold

• IRR: 0.5%
• Equity multiple: 1.03×
• Total profit: $1,831
• Equity at exit: $16,817

Cash invested: $54,460 (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: 7.4×

Monthly cashflow live

• Estimated rent: $2,200 medium
• Mortgage (P&I): −$1,020
• Tax from tax record: −$429 /mo · $5,148/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $208

Break-even live

Break-even rent $1,937

Max offer price $194,500

Occupancy floor 86%

Sensitivity live

Price	-10% $318	-5% $263	+0% $208	+5% $153	+10% $98
Rent	-10% $34	-5% $121	+0% $208	+5% $295	+10% $381
Rate	-1.0pp $306	-0.5pp $257	base $208	+0.5pp $157	+1.0pp $106

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: $48,625
• Closing costs: $5,835
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
28 Syracuse St Unit 1 Baldwinsville, NY	2.0	1.0	1200	$1,595	$1.33	44d	1	0.36mi
61 1/2 Downer St #61 Baldwinsville, NY	2.0	1.0	1316	$2,200	$1.67	14d	1	0.41mi
111 Pebblewood Ln Lysander, NY	1.0–3.0	1.0–2.0	1064	$3,221	$3.03	14d	16	0.62mi
69 Syracuse St Baldwinsville, NY	2.0	1.0	1192	$2,200	$1.85	44d	1	0.63mi

Listing history 4 events

1. 2026-06-08
   status $194,500 Pending 5 DOM
2. 2026-06-07
   days on market $194,500 Active 5 DOM
3. 2026-06-03
   remarks 699-char remark
4. 2026-06-03
   listed $194,500 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: $5,148 · $429/mo
• Projected year-2 tax: $5,148 · $429/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 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: $26,396
• − Mortgage interest: −$10,895
• − Property taxes: −$5,148
• − Insurance: −$972
• − Repairs & maintenance: −$2,112
• − Management: −$2,112
• − Depreciation: −$5,658
• Taxable loss: −$502
• Est. tax savings @ 24.0%: +$120
• After-tax cash flow: $2,612/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

+269.1% since first listed

4 events — show timeline

• 2026-06-02 Listed $194,500 CNYIS
• 2009-09-02 Sold (Public Records) $92,500 Public Records
• 2005-12-08 Sold (Public Records) $88,100 Public Records
• 1996-04-01 Sold (Public Records) $52,700 Public Records

Property tax history

+4.1%/yr

Latest (2025): $5,148 · +2.1% YoY. Source: county tax records.