104 Tamarack St · Liverpool, NY 13088

$385,000

7 bd · 3.0 ba · 2,597 sqft · MultiFamily public records · 62 Days on market

Built 1920 7,590 sqft lot Est $322k · 20% over

---

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 +25.3/30.0
• DSCR +8.3/10.0
• 1% rule +7.9/10.0
• Schools +4.3/10.0
• Livability +4.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

Fantastic buy on this 3 family home in village of Liverpool. Two 2 bedroom units, one 3 bedroom unit (owner occupied). Potential income of 31,300 yearly ($675, $775, $1075 typical rents) Updated vinyl siding and roof, all separate utilities, oversized attached 2 car garage, walk to all village amenities.

Key facts

• Large laundry room
• 2 car garage
• 7,590 sq ft lot

Tags

• MULTI-FAMILY PROPERTY
• SPACIOUS EAT-IN KITCHEN
• WASHER DRYER INCLUDED
• HOT WATER BASEBOARD HEATING
• 2 CAR GARAGE
• LARGE LAUNDRY ROOM

What this means for you Summary

Snapshot

• This is a 3 × 2-bed/1.0-bath units multifamily listed at $385k.

Deal economics

• At list price, monthly cash flow is $869 ($10k/yr) — positive. Per door: $290/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $385k).
• Recommended offer: $362k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.0% vs local median 5.0% in Liverpool — 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 86/100 on livability (#16 in NY, #363 nationally) — a professional / high-income tenant draw. Strengths: commute A+, housing A+, health & safety A+.
• Liverpool Central School District (suburban): math 49% / reading 49% proficiency, ranked #381 of 590 in NY (top 65%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 68 active listings in the ZIP; 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 $3k of loan paydown is wiped out by about $12k 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

• It's been on market 62 days — a 6% lower offer ($362k) is reasonable based on typical stale-listing flexibility.
• 2 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 $169k; list at $385k implies a 128% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $361,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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.
9. 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.
10. 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: 1.29% ✓
• Cap rate: 9.00%
• Cash-on-cash: 9.67%
• DSCR: 1.43
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $322,028
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
623 & 625 Sunflower Dr #625	0.60mi	6/3.0 (-1)	2,600 (+0%)	17mo	$322,500	$124	52

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: -1.6%
• Equity multiple: 0.94×
• Total profit: $-6,719
• Equity at exit: $57,405

10-year hold

• IRR: 8.1%
• Equity multiple: 1.62×
• Total profit: $66,715
• Equity at exit: $33,288

Cash invested: $107,800 (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 13088

• Active inventory: 68
• Price-to-rent: 19.4×

Monthly cashflow live

• Estimated rent: $4,970 high
• Mortgage (P&I): −$2,019
• Tax from tax record: −$878 /mo · $10,534/yr
• Insurance: −$160
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,044
• Net cashflow: $869

Break-even live

Break-even rent $3,870

Max offer price $385,000

Occupancy floor 78%

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$4,971
Total (3 units)			$4,970

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: $96,250
• Closing costs: $11,550
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-04-08
   status Pending
2. 2026-03-05
   historical Active Under Contract
3. 2026-02-20
   price $385,000
4. 2026-02-05
   listed $397,000 Active
5. 2017-07-26
   soldstatus $168,700
6. 2017-07-20
   soldstatus $168,700 Closed Sale or Rented 305-char remark

   Show marketing remark (305 chars)

   Fantastic buy on this 3 family home in village of Liverpool. Two 2 bedroom units, one 3 bedroom unit (owner occupied). Potential income of 31,300 yearly ($675, $775, $1075 typical rents) Updated vinyl siding and roof, all separate utilities, oversized attached 2 car garage, walk to all village amenities.

7. 2017-05-17
   status Pending Sale 305-char remark

   Show marketing remark (305 chars)

   Fantastic buy on this 3 family home in village of Liverpool. Two 2 bedroom units, one 3 bedroom unit (owner occupied). Potential income of 31,300 yearly ($675, $775, $1075 typical rents) Updated vinyl siding and roof, all separate utilities, oversized attached 2 car garage, walk to all village amenities.

8. 2017-04-27
   historical Continue to Show- Under Contract 305-char remark

   Show marketing remark (305 chars)

   Fantastic buy on this 3 family home in village of Liverpool. Two 2 bedroom units, one 3 bedroom unit (owner occupied). Potential income of 31,300 yearly ($675, $775, $1075 typical rents) Updated vinyl siding and roof, all separate utilities, oversized attached 2 car garage, walk to all village amenities.

9. 2017-04-21
   listed $168,700 Active 305-char remark

   Show marketing remark (305 chars)

   Fantastic buy on this 3 family home in village of Liverpool. Two 2 bedroom units, one 3 bedroom unit (owner occupied). Potential income of 31,300 yearly ($675, $775, $1075 typical rents) Updated vinyl siding and roof, all separate utilities, oversized attached 2 car garage, walk to all village amenities.

ⓘ 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: $10,534 · $878/mo
• Projected year-2 tax: $10,534 · $878/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 ≥96°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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $59,640
• − Mortgage interest: −$21,566
• − Property taxes: −$10,534
• − Insurance: −$1,925
• − Repairs & maintenance: −$4,771
• − Management: −$4,771
• − Depreciation: −$11,200
• Taxable income: $4,872
• Est. tax owed @ 24.0%: −$1,169
• After-tax cash flow: $9,259/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: Liverpool Central School District
• NCES district ID: 3617520
• Math proficiency: 49% ▼ -6.00%
• Reading proficiency: 49% ▲ 1.00%
• Median HH income: $59,134
• Composite: 42.84/100
• National rank: #3134
• State rank: #381 of 590 in NY

Livability — Liverpool

• Score: 86/100
• State rank: #16
• US rank: #363

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Liverpool, NY
• City population: 29,004
• Population (ZIP): 21,875

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 (84%)
• Race & ethnicity: White 84% Hispanic / Latino 5% Two or more races 5% Asian 4% Black 3%
• Common ancestry: Romanian 8% Lithuanian 4% Italian 2%
• Foreign-born: 8% · Canada, Vietnam, China
• Languages at home: 89% English-only · Spanish 3% Other Indo-European 2% Vietnamese 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: ▼ -185.59%
• Current HPI: 334.0109
• Rent YoY: —
• Metro: —
• 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

+128.2% since first listed

9 events — show timeline

• 2026-04-08 Pending — CNYIS
• 2026-03-05 Contingent — CNYIS
• 2026-02-20 Price Changed $385,000 CNYIS
• 2026-02-05 Listed $397,000 CNYIS
• 2017-07-26 Sold (Public Records) $168,700 Public Records
• 2017-07-20 Sold (MLS) $168,700 CNYIS
• 2017-05-17 Pending — CNYIS
• 2017-04-27 Contingent — CNYIS
• 2017-04-21 Listed $168,700 CNYIS

Property tax history

+2.5%/yr

Latest (2025): $10,534 · +0.3% YoY. Source: county tax records.