117 Knowland Dr · Liverpool, NY 13090

$229,900

3 bd · 1.0 ba · 1,188 sqft · SingleFamily public records · 4 Days on market

Built 1954 0.31 ac lot Est $247k · 7% under

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Why this score? — see what drove the D+ 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 +12.5/30.0
• ARV discount +10.6/15.0
• 1% rule +4.9/10.0
• Schools +4.3/10.0
• Livability +4.3/5.0
• DSCR +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This home is a winner! So much to offer here. 3 bedrooms (large 1st floor master bedroom), 1 full bath on 1st floor, 1/4 bath in basement, front to back open kitchen and dinning room with island, living room with gas fireplace and brick surround, 10x 16 4 season room with electric fireplace stove & many sliders, oversized gas heated garage 24x24, an 8x10 shed, backyard goes to creek, architectural roof, vinyl siding, 200 amp electrical service, all appliances stay including washer and dryer, 594.50 star savings not included must apply.

Key facts

• Four season room
• Gas fireplace
• Architectural roof

Tags

• OPEN KITCHEN
• GAS FIREPLACE
• FOUR SEASON ROOM
• BACKYARD GOES TO CREEK
• ARCHITECTURAL ROOF
• VINYL SIDING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $-36 ($-427/yr) — negative.
• To cash-flow at today's rent, offer at most $224k (2.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $228k (0.9% below list).
• Recommended offer: $224k (2.7% below list) — sets the bar for cash-flow.
• Cap rate 6.1% vs local median 5.0% in Liverpool — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• Zoned schools: Long Branch Elementary School (math 42% / reading 47%, grade F, #1,277 of 2,108 statewide, top 64%, 354 students, 54% FRL); Liverpool Middle School (math 47% / reading 62%, grade B-, #214 of 729 statewide, top 31%, 313 students, 51% FRL); Liverpool High School (math 94% / reading 54%, grade B+, #658 of 1,100 statewide, top 60%, 2,124 students, 42% FRL) — zoned schools average 49% FRL vs 28% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 94 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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).
• This rent runs 31% of the median local income ($88k/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 $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 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $223,612 (2.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.99% ✗
• Cap rate: 6.11%
• Cash-on-cash: -0.66%
• DSCR: 0.97
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $247,104
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
117 Knowland Dr	0.00mi	3/1.0	1,188 (0%)	0mo	$242,000	$204	100
107 Juanita Dr	0.11mi	3/1.0	1,080 (-9%)	3mo	$225,000	$208	77
102 Knowland Dr	0.10mi	3/2.0	1,344 (+13%)	6mo	$294,000	$219	64
107 Kies Dr	0.06mi	3/1.5	1,080 (-9%)	20mo	$135,000	$125	64
132 Duerr Rd	0.55mi	3/1.0	1,130 (-5%)	3mo	$250,000	$221	63
4010 Marlton Cir	0.24mi	3/2.0	1,332 (+12%)	9mo	$272,500	$205	57
110 Longdale Dr	0.35mi	3/1.5	1,280 (+8%)	14mo	$275,000	$215	57
1305 Cold Springs Rd	0.36mi	2/2.0 (-1)	1,104 (-7%)	12mo	$231,000	$209	53
113 Rocky Rd	0.73mi	3/2.0	1,256 (+6%)	4mo	$220,000	$175	49
117 Green Acres Dr	0.37mi	3/1.5	1,348 (+14%)	13mo	$250,000	$185	48
113 Dorando Way	0.67mi	3/1.5	1,280 (+8%)	10mo	$292,500	$229	46
341 Cameco Cir	0.57mi	2/1.5 (-1)	1,072 (-10%)	17mo	$180,000	$168	36

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: -17.3%
• Equity multiple: 0.39×
• Total profit: $-39,335
• Equity at exit: $34,279

10-year hold

• IRR: -9.1%
• Equity multiple: 0.43×
• Total profit: $-36,416
• Equity at exit: $19,878

Cash invested: $64,372 (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 13090

• Active inventory: 94
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $2,278 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$534 /mo · $6,408/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$478
• Net cashflow: $-36

Break-even live

Break-even rent $2,323

Max offer price $223,612

Occupancy floor 97%

Sensitivity live

Price	-10% $95	-5% $29	+0% $-36	+5% $-101	+10% $-166
Rent	-10% $-216	-5% $-126	+0% $-36	+5% $54	+10% $144
Rate	-1.0pp $80	-0.5pp $23	base $-36	+0.5pp $-95	+1.0pp $-156

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: $57,475
• Closing costs: $6,897
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
364 Cameco Cir Liverpool, NY	2.0	1.5	1072	$2,200	$2.05	15d	1	0.52mi
108 Parker Ave Liverpool, NY	4.0	1.0	1152	$1,875	$1.63	45d	1	1.05mi
66 Grampian Rd Liverpool, NY	1.0–2.0	1.0	840	$1,300	$1.55	45d	1	1.31mi

Listing history 3 events

1. 2026-03-15
   status Pending
2. 2026-03-10
   listed $229,900 Active
3. 2025-06-20
   soldstatus $210,000

ⓘ 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: $6,408 · $534/mo
• Projected year-2 tax: $6,408 · $534/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 2/10 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: $27,339
• − Mortgage interest: −$12,878
• − Property taxes: −$6,408
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,187
• − Management: −$2,187
• − Depreciation: −$6,688
• Taxable loss: −$4,159
• Est. tax savings @ 24.0%: +$998
• After-tax cash flow: $571/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

• County: Onondaga County · 247,257 people
• City population: 29,004
• Metro: Syracuse, NY
• Population (ZIP): 29,004
• Household income: $88,492
• Rent vs Own: 32.1% rent · 67.9% own
• Severe rent burden: 733.0

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 (79%)
• Race & ethnicity: White 79% Two or more races 9% Hispanic / Latino 7% Black 6% Asian 3%
• Hispanic origin (detail): Mexican 1% Puerto Rican 4%
• Common ancestry: Romanian 7% Lithuanian 4% Italian 2%
• Foreign-born: 6% · Canada, China, South Korea
• Languages at home: 93% English-only · Other Indo-European 2% Spanish 1% Russian/Polish/Slavic 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: ▼ -228.53%
• Current HPI: 320.4989
• 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

+9.5% since first listed

3 events — show timeline

• 2026-03-15 Pending — CNYIS
• 2026-03-10 Listed $229,900 CNYIS
• 2025-06-20 Sold (Public Records) $210,000 Public Records

Property tax history

+6.1%/yr

Latest (2025): $6,408 · +0.3% YoY. Source: county tax records.