22 Apricot Ln · Liverpool, NY 13090

$199,000

3 bd · 1.5 ba · 1,364 sqft · SingleFamily public records · 14 Days on market

Built 1962 0.27 ac lot $146/sqft · 31% below area Est $287k · 31% 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 +12.3/30.0
• 1% rule +5.0/10.0
• Schools +4.3/10.0
• Livability +4.3/5.0
• DSCR +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming split-level home in Liverpool’s Bayberry neighborhood offering 1,364 SF with 4 bedrooms and 1.5 baths. The upper level features 3 bedrooms, while the lower level includes a possible 4th bedroom or office. Original hardwood floors run throughout much of the home, and the living room features a beautiful stone fireplace with a wood-burning stove and a large picture window providing abundant natural light. The kitchen overlooks the backyard, and sliding doors off the dining area lead to a large back deck ideal for entertaining. The property also includes a storage shed for additional outdoor storage. The basement was formerly used as a rec room and includes a half bath, dry bar

Key facts

• Wood-burning stove
• Large picture window
• Stone fireplace

Tags

• SPLIT-LEVEL HOME
• BAYBERRY NEIGHBORHOOD
• ORIGINAL HARDWOOD FLOORS
• STONE FIREPLACE
• WOOD-BURNING STOVE
• LARGE PICTURE WINDOW

Property features AI

Exterior

• Parking: Attached garage with storage and workshop space (1 car)
• Utilities: Electricity available; Public water; Sewer connected
• Home design: Single-story home; Resale property
• Construction: Cedar and wood siding; Asphalt shingle roof; Block foundation; Existing construction
• Exterior features: Deck; Blacktop driveway; Shed(s) and exterior storage

Interior

• Kitchen: Built-in range; Built-in oven; Electric cooktop; Dishwasher; Refrigerator
• Bedrooms: One main-level bedroom
• Flooring: Hardwood; Varied flooring
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Separate/formal dining room; Entrance foyer; Separate/formal living room; Home office; Basement (partial) with sump pump; Fireplace (1)
• Laundry & utility: Washer and dryer in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $-38 ($-451/yr) — negative.
• To cash-flow at today's rent, offer at most $192k (3.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $199k (0.1% below list).
• Recommended offer: $192k (3.3% 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: Elmcrest Elementary School (math 45% / reading 53%, grade D, #1,177 of 2,108 statewide, top 56%, 408 students, 38% 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 44% FRL vs 28% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 94 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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).

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 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price.

Recommended offer $192,366 (3.3% 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 1962 — 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: 1.00% ✗
• Cap rate: 6.07%
• Cash-on-cash: -0.81%
• DSCR: 0.96
• GRM: 8.3

CMA / ARV

• ARV (median comp): $287,456
• List price: $199,000
• Delta: -30.77%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
106 Pinewood Dr	0.37mi	3/2.0	1,365 (+0%)	2mo	$290,000	$212	79
4170 Wetzel Rd	0.42mi	3/2.0	1,311 (-4%)	4mo	$235,437	$180	69
4106 Wetzel Rd	0.42mi	3/1.0	1,296 (-5%)	6mo	$220,000	$170	65
115 Sotherden Dr	0.30mi	3/1.5	1,236 (-9%)	8mo	$248,000	$201	64
6 Quail Path	0.57mi	3/1.5	1,308 (-4%)	6mo	$290,000	$222	62
210 Blackberry Rd	0.33mi	3/2.5	1,484 (+9%)	8mo	$289,500	$195	59
114 Glenwood Dr S	0.30mi	4/2.0 (+1)	1,488 (+9%)	7mo	$220,000	$148	58
81 Bayberry Cir	0.74mi	3/1.5	1,342 (-2%)	9mo	$255,000	$190	56
48 Bayberry Cir	0.69mi	3/1.5	1,440 (+6%)	6mo	$250,000	$174	54
4252 Vega Crse	0.66mi	3/1.5	1,248 (-8%)	9mo	$225,000	$180	48
13 Ilex Ln	0.67mi	4/2.0 (+1)	1,234 (-10%)	8mo	$210,000	$170	39
4190 Gemini	0.70mi	3/1.5	1,176 (-14%)	9mo	$283,000	$241	37

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: -17.5%
• Equity multiple: 0.38×
• Total profit: $-34,465
• Equity at exit: $29,672

10-year hold

• IRR: -9.4%
• Equity multiple: 0.42×
• Total profit: $-32,387
• Equity at exit: $17,206

Cash invested: $55,720 (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: 8.3×

Monthly cashflow live

• Estimated rent: $1,989 medium
• Mortgage (P&I): −$1,044
• Tax from tax record: −$482 /mo · $5,784/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$418
• Net cashflow: $-38

Break-even live

Break-even rent $2,036

Max offer price $192,366

Occupancy floor 97%

Sensitivity live

Price	-10% $75	-5% $19	+0% $-38	+5% $-94	+10% $-150
Rent	-10% $-195	-5% $-116	+0% $-38	+5% $41	+10% $120
Rate	-1.0pp $63	-0.5pp $13	base $-38	+0.5pp $-89	+1.0pp $-142

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4314 Wetzel Rd Liverpool, NY	2.0	1.0	900	$1,200	$1.33	45d	1	0.65mi
66 Grampian Rd Liverpool, NY	1.0–2.0	1.0	840	$1,300	$1.55	45d	1	1.25mi
1 Gallowgate Ct Liverpool, NY	3.0	1.5	1585	$1,698	$1.07	15d	1	1.27mi
364 Cameco Cir Liverpool, NY	2.0	1.5	1072	$2,200	$2.05	15d	1	1.46mi

Listing history 1 events

1. 2026-05-13
   listed $199,000 Active 900-char remark

ⓘ 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: $5,784 · $482/mo
• Projected year-2 tax: $5,784 · $482/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
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,863
• − Mortgage interest: −$11,147
• − Property taxes: −$5,784
• − Insurance: −$995
• − Repairs & maintenance: −$1,909
• − Management: −$1,909
• − Depreciation: −$5,789
• Taxable loss: −$3,671
• Est. tax savings @ 24.0%: +$881
• After-tax cash flow: $430/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

3 events — show timeline

• 2026-05-28 Pending — CNYIS
• 2026-05-23 Contingent — CNYIS
• 2026-05-13 Listed $199,000 CNYIS

Property tax history

+3.4%/yr

Latest (2025): $5,784 · +5.2% YoY. Source: county tax records.