7723 Maple Rd · Village Green, NY 13027

$47,500

3 bd · 1.0 ba · 1,494 sqft · SingleFamily public records · 17 Days on market

Built 1952 0.32 ac lot $32/sqft · 83% below area

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• 0.32 acre lot
• Garage
• Built 1952

Property features AI

Finance

• HOA & community: Trails/paths in the community

Exterior

• Parking: Underground parking; One-car garage
• Utilities: Electricity connected with circuit breakers; Public water connected; Septic tank sewer; Cable and high-speed internet available
• Home design: Single-story home; Existing/resale property
• Construction: Wood siding; Asphalt shingle roof; Block foundation; Copper plumbing
• Exterior features: Blacktop driveway; Main thoroughfare frontage; Rectangular lot (approx. 0.32 acres, 64 x 218)

Interior

• Kitchen: See remarks (specific kitchen appliances not listed)
• Bedrooms: Three main-level bedrooms
• Flooring: Hardwood; Vinyl; Varied flooring
• Bathrooms: One full bathroom on main level
• Heating & cooling: Gas forced-air heating
• Interior features: Separate/formal living room; Natural woodwork; Main level primary bedroom; Bedroom on main level; Walk-out basement access; See remarks / other interior details
• Laundry & utility: Laundry located in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $48k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $48k).
• Recommended offer: $47k (1.5% below list) — sets the bar for market timing.
• Cap rate 39.9% vs local median 5.3% in Village Green — 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 64/100 on livability (#720 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A, crime B; Watch: employment C-, amenities F, 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; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $328 of loan paydown is wiped out by about $1k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($47k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $46,787 (1.5% below list)

Questions for the listing agent

1. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 4.42% ✓
• Cap rate: 39.93%
• Cash-on-cash: 120.14%
• DSCR: 6.35
• GRM: 1.9

CMA / ARV

• ARV (median comp): $278,502
• List price: $47,500
• Delta: -82.94%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7652 Maple Rd	0.39mi	3/1.0	1,634 (+9%)	12mo	$239,000	$146	56
7762 Seneca Beach Dr	0.34mi	3/2.0	1,594 (+7%)	18mo	$290,000	$182	54
7670 Maple Rd	0.29mi	4/2.0 (+1)	1,682 (+13%)	4mo	$285,000	$169	53
7748 Canton St	0.67mi	3/1.5	1,456 (-2%)	15mo	$273,500	$188	50
7671 Van Buren Rd	0.16mi	3/2.0	1,716 (+15%)	20mo	$330,000	$192	47
43 Mildred Ave	0.73mi	4/1.0 (+1)	1,416 (-5%)	11mo	$215,000	$152	44
87 Canton St	0.70mi	3/2.0	1,556 (+4%)	23mo	$353,000	$227	37
74 Syracuse St	0.66mi	3/1.5	1,334 (-11%)	16mo	$200,000	$150	36
124 Christopher Dr	0.74mi	3/1.0	1,318 (-12%)	21mo	$241,000	$183	28

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: —
• Equity multiple: 6.54×
• Total profit: $73,642
• Equity at exit: $7,082

10-year hold

• IRR: —
• Equity multiple: 13.71×
• Total profit: $169,045
• Equity at exit: $4,107

Cash invested: $13,300 (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: 1.9×

Monthly cashflow live

• Estimated rent: $2,101 high
• Mortgage (P&I): −$249
• Tax est. 1.5%: −$59 /mo · $712/yr
• Insurance: −$20
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $1,276

Break-even live

Break-even rent $486

Max offer price $47,500

Occupancy floor 34%

Sensitivity live

Price	-10% $1,309	-5% $1,292	+0% $1,276	+5% $1,260	+10% $1,243
Rent	-10% $1,110	-5% $1,193	+0% $1,276	+5% $1,359	+10% $1,442
Rate	-1.0pp $1,300	-0.5pp $1,288	base $1,276	+0.5pp $1,264	+1.0pp $1,251

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: $11,875
• Closing costs: $1,425
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
69 Syracuse St Baldwinsville, NY	2.0	1.0	1192	$2,200	$1.85	44d	1	0.66mi
489 Idlewood Blvd #489 Baldwinsville, NY	2.0	1.0	903	$1,550	$1.72	14d	1	0.70mi
555 Village Blvd N Baldwinsville, NY	3.0	1.5	1043	$1,900	$1.82	14d	1	0.71mi
28 Syracuse St Unit 1 Baldwinsville, NY	2.0	1.0	1200	$1,595	$1.33	44d	1	0.94mi
61 1/2 Downer St #61 Baldwinsville, NY	2.0	1.0	1316	$2,200	$1.67	14d	1	0.95mi
10 Cedarwood Blvd Baldwinsville, NY	3.0	1.0–2.0	725	$1,695	$2.34	14d	1	1.18mi
111 Pebblewood Ln Lysander, NY	1.0–3.0	1.0–2.0	1064	$3,221	$3.03	14d	16	1.20mi

Listing history 2 events

1. 2026-05-09
   historical Active Under Contract 219-char remark
2. 2026-05-04
   listed $47,500 Active 219-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°F today · 17 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: $25,213
• − Mortgage interest: −$2,661
• − Property taxes: −$712
• − Insurance: −$904
• − Repairs & maintenance: −$2,017
• − Management: −$2,017
• − Depreciation: −$1,382
• Taxable income: $15,520
• Est. tax owed @ 24.0%: −$3,725
• After-tax cash flow: $11,588/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 — Village Green

• Score: 64/100
• State rank: #720
• US rank: #13628

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Village Green, NY
• County: Onondaga County · 247,257 people
• 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

3 events — show timeline

• 2026-05-22 Pending — CNYIS
• 2026-05-09 Contingent — CNYIS
• 2026-05-04 Listed $47,500 CNYIS

Property tax history

+5.1%/yr

Latest (2025): $3,897 · +1.3% YoY. Source: county tax records.