4394 Riverview Rd · Sand Ridge, NY 13029

$209,900

2 bd · 1.0 ba · 1,150 sqft · SingleFamily public records · 9 Days on market

Built 1930 0.69 ac lot $183/sqft · 19% below area Est $300k · 30% 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).

• ARV discount +15.0/15.0
• Cash flow +12.0/30.0
• DSCR +3.5/10.0
• Schools +3.5/10.0
• 1% rule +3.4/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this 2/3 bedroom, 1 bath bungalow nestled on 100' of Oneida river front! Enjoy the open floor plan with beautiful views of the river from your living room. Take a few steps out your back door and you are waterfront! This home has a new metal roof, windows, hot water tank, siding, new front porch and all the appliances stay! The lot is 100x300 and has 2 sheds for storage. The wood burning fireplace has never been used by the current owners. There is a pellet stove in the living room as a alternate heat source.

Key facts

• Water frontage
• Concrete dock
• Spacious kitchen

Tags

• WATER FRONTAGE
• OUTDOOR DINING AREA
• CONCRETE DOCK
• FLOATING DOCK
• UPDATED FULL BATHROOM
• SPACIOUS KITCHEN

Property features AI

Finance

• Other: Property is in a flood zone; Rectangular lot (approx. 0.69 acre) with about 101' frontage on the Oneida River; Dock access and stream/river frontage

Exterior

• Parking: No garage
• Utilities: Electricity connected; Water connected (public); Septic tank; Cable available; High-speed internet available
• Home design: Single-story existing home; Residential property facing city street
• Construction: Vinyl siding; Blown-in insulation; Metal roof; Built previously (existing)
• Exterior features: Dirt and gravel driveways; Open patio and porch; Patio; Porch; Dock with river access; Shed(s) and storage; See remarks

Interior

• Kitchen: Electric oven; Electric range; Dishwasher; Microwave; Refrigerator
• Bedrooms: Four bedrooms on the main level
• Flooring: Luxury vinyl; Vinyl; Varied flooring
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced air heating (propane); Central air cooling
• Interior features: Eat-in kitchen; Separate/formal living room; Living/dining room; Bedroom on main level; Main level primary; Crawl space basement
• Laundry & utility: Main-level laundry; Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $-477 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $126k (40.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $177k (15.7% below list).
• Recommended offer: $126k (40.2% below list) — sets the bar for cash-flow.
• Cap rate 6.0% vs local median 3.4% in Sand Ridge — 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 (#926 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.
• Central Square Central School District (suburban): math 40% / reading 40% proficiency, ranked #507 of 590 in NY (top 86%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 36 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 $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 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 10y 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 $110k; list at $210k implies a 90% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $125,624 (40.2% 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 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.84% ✗
• Cap rate: 6.00%
• Cash-on-cash: -1.03%
• DSCR: 0.95
• GRM: 9.9

CMA / ARV

• ARV (median comp): $300,472
• List price: $209,900
• Delta: -30.14%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9741 Ethel Rd	0.20mi	3/1.0 (+1)	1,087 (-6%)	18mo	$250,000	$230	62

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: -33.5%
• Equity multiple: -0.09×
• Total profit: $-64,110
• Equity at exit: $31,297

10-year hold

• IRR: -39.9%
• Equity multiple: -0.60×
• Total profit: $-93,784
• Equity at exit: $18,148

Cash invested: $58,772 (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 13029

• Home prices YoY: -12.0%
• Active inventory: 36
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,769 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$260 /mo · $3,118/yr
• Insurance: −$87
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $-477

Break-even live

Break-even rent $2,373

Max offer price $125,624

Occupancy floor —

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: $52,475
• Closing costs: $6,297
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-05-17
   historical Active Under Contract 1373-char remark
2. 2026-05-12
   listed $209,900 Active 1373-char remark
3. 2016-07-28
   soldstatus $110,500 Closed Sale or Rented 530-char remark

   Show marketing remark (530 chars)

   Welcome home to this 2/3 bedroom, 1 bath bungalow nestled on 100' of Oneida river front! Enjoy the open floor plan with beautiful views of the river from your living room. Take a few steps out your back door and you are waterfront! This home has a new metal roof, windows, hot water tank, siding, new front porch and all the appliances stay! The lot is 100x300 and has 2 sheds for storage. The wood burning fireplace has never been used by the current owners. There is a pellet stove in the living room as a alternate heat source.

4. 2016-07-28
   soldstatus $110,000

   Show marketing remark (530 chars)

   Welcome home to this 2/3 bedroom, 1 bath bungalow nestled on 100' of Oneida river front! Enjoy the open floor plan with beautiful views of the river from your living room. Take a few steps out your back door and you are waterfront! This home has a new metal roof, windows, hot water tank, siding, new front porch and all the appliances stay! The lot is 100x300 and has 2 sheds for storage. The wood burning fireplace has never been used by the current owners. There is a pellet stove in the living room as a alternate heat source.

5. 2016-05-23
   historical Under Contract- Do Not Show 530-char remark

   Show marketing remark (530 chars)

   Welcome home to this 2/3 bedroom, 1 bath bungalow nestled on 100' of Oneida river front! Enjoy the open floor plan with beautiful views of the river from your living room. Take a few steps out your back door and you are waterfront! This home has a new metal roof, windows, hot water tank, siding, new front porch and all the appliances stay! The lot is 100x300 and has 2 sheds for storage. The wood burning fireplace has never been used by the current owners. There is a pellet stove in the living room as a alternate heat source.

6. 2016-05-10
   price $125,000 530-char remark

   Show marketing remark (530 chars)

   Welcome home to this 2/3 bedroom, 1 bath bungalow nestled on 100' of Oneida river front! Enjoy the open floor plan with beautiful views of the river from your living room. Take a few steps out your back door and you are waterfront! This home has a new metal roof, windows, hot water tank, siding, new front porch and all the appliances stay! The lot is 100x300 and has 2 sheds for storage. The wood burning fireplace has never been used by the current owners. There is a pellet stove in the living room as a alternate heat source.

7. 2016-03-21
   listed $129,900 Active 530-char remark

   Show marketing remark (530 chars)

   Welcome home to this 2/3 bedroom, 1 bath bungalow nestled on 100' of Oneida river front! Enjoy the open floor plan with beautiful views of the river from your living room. Take a few steps out your back door and you are waterfront! This home has a new metal roof, windows, hot water tank, siding, new front porch and all the appliances stay! The lot is 100x300 and has 2 sheds for storage. The wood burning fireplace has never been used by the current owners. There is a pellet stove in the living room as a alternate heat source.

ⓘ 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: $3,118 · $260/mo
• Projected year-2 tax: $3,333 · $278/mo
• Expected delta: +$215/yr (+$18/mo · 6.9%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone AE · 24% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,228
• − Mortgage interest: −$11,758
• − Property taxes: −$3,118
• − Insurance: −$6,168
• − Repairs & maintenance: −$1,698
• − Management: −$1,698
• − Depreciation: −$6,106
• Taxable loss: −$9,318
• Est. tax savings @ 24.0%: +$2,236
• After-tax cash flow: $-3,488/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: Central Square Central School District
• NCES district ID: 3606900
• Math proficiency: 40% ▼ -18.00%
• Reading proficiency: 40% ▼ -12.00%
• Median HH income: $55,807
• Composite: 35.05/100
• National rank: #5035
• State rank: #507 of 590 in NY

Livability — Sand Ridge

• Score: 61/100
• State rank: #926
• US rank: #18073

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

• Population (ZIP): 7,594

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 (90%)
• Race & ethnicity: White 90% Two or more races 6% Black 2% Hispanic / Latino 1%
• Common ancestry: Lithuanian 6% Romanian 4% Subsaharan African 2%
• Foreign-born: 3% · Vietnam
• Languages at home: 97% English-only · Russian/Polish/Slavic 1% 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: ▼ -45.58%
• Current HPI: 333.4803
• 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

+61.6% since first listed

8 events — show timeline

• 2026-05-21 Pending — CNYIS
• 2026-05-17 Contingent — CNYIS
• 2026-05-12 Listed $209,900 CNYIS
• 2016-07-28 Sold (Public Records) $110,000 Public Records
• 2016-07-28 Sold (MLS) $110,500 CNYIS
• 2016-05-23 Contingent — CNYIS
• 2016-05-10 Price Changed $125,000 CNYIS
• 2016-03-21 Listed $129,900 CNYIS

Property tax history

+1.3%/yr

Latest (2025): $3,118 · +5.0% YoY. Source: county tax records.