8198 Soule Rd · Radisson, NY 13090

$299,900

4 bd · 1.0 ba · 1,566 sqft · SingleFamily public records · 48 Days on market

Built 1880 3.82 ac lot $192/sqft · 9% below area Est $329k · 9% 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 +20.5/30.0
• ARV discount +11.5/15.0
• DSCR +6.5/10.0
• 1% rule +6.1/10.0
• Schools +4.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

* * One of a Kind Property * * Original Farmhouse and acreage of all surrounding Subdivisions * * * Versatile Property with over 3.8 acres covered in trees and bushes for private yard buffer * Set up your own home business in either the detached 2 car garage with office space or one of the 2 Large Barns all equipped with 220 amp! Have Trucks or equipment to store. .. ? Perfect Location in the middle of everything ! Main Barn has loft which lends itself to additional office space, studio, or sitting area. * * Main house is side turned on lot which allows you to sit on front porch and enjoy the wildlife! * * 4 Bedrooms with primary bedroom on 1st floor, Open Kitchen, 1st f

Key facts

• Original farmhouse
• Front porch
• Over 3.8 acres

Tags

• ORIGINAL FARMHOUSE
• OVER 3.8 ACRES
• DETACHED 2 CAR GARAGE
• LARGE BARNS
• MAIN BARN HAS LOFT
• FRONT PORCH

Property features AI

Exterior

• Parking: Detached garage; Garage with 10 spaces
• Utilities: Water connected (public); Septic tank
• Home design: Single-story home; Existing construction
• Construction: Wood siding; Block and stone foundation
• Exterior features: Blacktop driveway; Second garage; Rectangular, wooded lot (approx. 3.82 acres, dimensions 500 x 400)

Interior

• Kitchen: Kitchen island; Eat-in kitchen; Breakfast bar; Appliances negotiable; Gas water heater
• Bedrooms: 1 main-level bedroom
• Flooring: Carpet; Tile; Varies
• Bathrooms: 1 full bathroom; 1 half bathroom; 1 main-level bathroom
• Heating & cooling: Gas heating; Baseboard heat; Hot water heat; Has heating
• Interior features: Breakfast bar; Ceiling fan(s); Entrance foyer; Eat-in kitchen; Separate/formal living room; Country kitchen; Kitchen island; Main level primary
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $393 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $300k).
• Recommended offer: $291k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 3.5% in Radisson — 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: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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: 96 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 616 units permitted in Onondaga County in 2024 (256 in 5+ unit buildings).
• This rent runs 45% 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 $9k 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 48 days — a 3% lower offer ($291k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 13y ago; this cycle's ask has dropped $125k (29%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1880 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $290,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1880 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.11% ✓
• Cap rate: 7.87%
• Cash-on-cash: 5.62%
• DSCR: 1.25
• GRM: 7.5

CMA / ARV

• ARV (median comp): $328,906
• List price: $299,900
• Delta: -8.82%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8195 Laurie Ln	0.12mi	4/2.0	1,610 (+3%)	7mo	$240,000	$149	80
8137 Mesa Ln	0.24mi	3/1.5 (-1)	1,550 (-1%)	6mo	$275,000	$177	75
4122 Metauro Dr	0.17mi	3/2.5 (-1)	1,624 (+4%)	2mo	$377,000	$232	74
4041 Winterpark Dr	0.28mi	5/1.5 (+1)	1,520 (-3%)	4mo	$270,000	$178	71
8252 Elaine Cir	0.17mi	3/1.5 (-1)	1,418 (-10%)	2mo	$133,000	$94	68
8159 Portobello	0.13mi	3/2.5 (-1)	1,716 (+10%)	6mo	$359,900	$210	61
4245 Rancho Park Dr	0.67mi	3/1.5 (-1)	1,536 (-2%)	2mo	$315,000	$205	57
4189 Balboa Dr	0.52mi	3/1.5 (-1)	1,450 (-7%)	7mo	$284,000	$196	51
8323 Falcon Dr	0.52mi	3/1.0 (-1)	1,404 (-10%)	6mo	$215,000	$153	48
8292 Redwing Dr	0.71mi	3/2.0 (-1)	1,520 (-3%)	7mo	$217,000	$143	47
4177 Torrey Ln	0.52mi	4/2.0	1,368 (-13%)	6mo	$240,000	$175	46
4152 Lucan Rd	0.75mi	4/1.5	1,792 (+14%)	1mo	$335,000	$187	38

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: -7.6%
• Equity multiple: 0.72×
• Total profit: $-23,406
• Equity at exit: $44,716

10-year hold

• IRR: 2.1%
• Equity multiple: 1.15×
• Total profit: $12,454
• Equity at exit: $25,930

Cash invested: $83,972 (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: 96
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $3,315 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$528 /mo · $6,332/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$696
• Net cashflow: $393

Break-even live

Break-even rent $2,817

Max offer price $299,900

Occupancy floor 83%

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8439 Lace Bark Ln Liverpool, NY	5.0	3.0	1694	$2,897	$1.71	13d	1	0.81mi
4071 Sesame Path Liverpool, NY	4.0	2.5	1928	$3,200	$1.66	20d	1	1.00mi

Listing history 25 events

1. 2026-06-19
   status $299,900 Pending 48 DOM
2. 2026-06-18
   days on market $299,900 Active 48 DOM
3. 2026-06-17
   days on market $299,900 Active 47 DOM
4. 2026-06-16
   days on market $299,900 Active 46 DOM
5. 2026-06-15
   days on market $299,900 Active 45 DOM
6. 2026-06-14
   days on market $299,900 Active 43 DOM
7. 2026-06-13
   days on market $299,900 Active 42 DOM
8. 2026-06-10
   days on market $299,900 Active 40 DOM
9. 2026-06-09
   days on market $299,900 Active 39 DOM
10. 2026-06-08
    days on market $299,900 Active 38 DOM
11. 2026-06-07
    days on market $299,900 Active 37 DOM
12. 2026-06-02
    days on market $299,900 Active 32 DOM
13. 2026-06-01
    pricedays on market $299,900 Active 31 DOM
14. 2026-05-05
    price $399,900 840-char remark
15. 2026-04-29
    listed $424,900 Active 840-char remark
16. 2024-01-13
    historical
17. 2024-01-13
    historical
18. 2023-11-08
    listed $325,000 Active
19. 2023-11-07
    price $325,000
20. 2023-08-27
    price $370,000
21. 2023-07-31
    price $489,000
22. 2023-06-13
    listed $550,000 Active
23. 2014-05-13
    listed $245,000
24. 2014-05-12
    listed $245,000
25. 2013-06-21
    listed $259,900

ⓘ 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: $6,332 · $528/mo
• Projected year-2 tax: $6,332 · $528/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: $39,776
• − Mortgage interest: −$16,799
• − Property taxes: −$6,332
• − Insurance: −$1,500
• − Repairs & maintenance: −$3,182
• − Management: −$3,182
• − Depreciation: −$8,724
• Taxable income: $57
• Est. tax owed @ 24.0%: −$14
• After-tax cash flow: $4,705/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 — Radisson

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Onondaga County · 247,257 people
• 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

+15.4% since first listed

15 events — show timeline

• 2026-06-18 Pending — CNYIS
• 2026-06-01 Relisted — CNYIS
• 2026-06-01 Price Changed $299,900 CNYIS
• 2026-05-05 Price Changed $399,900 CNYIS
• 2026-04-29 Listed $424,900 CNYIS
• 2024-01-13 Listing Removed — CNYIS
• 2024-01-13 Listing Removed — CNYIS
• 2023-11-08 Listed $325,000 CNYIS
• 2023-11-07 Price Changed $325,000 CNYIS
• 2023-08-27 Price Changed $370,000 CNYIS
• 2023-07-31 Price Changed $489,000 CNYIS
• 2023-06-13 Listed $550,000 CNYIS
• 2014-05-13 Listed $245,000 CNYIS
• 2014-05-12 Listed $245,000 CNYIS
• 2013-06-21 Listed $259,900 CNYIS

Property tax history

+16.5%/yr

Latest (2025): $6,332 · +5.4% YoY. Source: county tax records.