4173 Burningtree Rd · Radisson, NY 13090

$176,999

3 bd · 1.5 ba · 1,200 sqft · Townhouse · 13 Days on market

Built 1975 Good condition 1,760 sqft lot Est $206k · 14% under ↓ 2% since listing

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Why this score? — see what drove the B+ 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 +29.7/30.0
• ARV discount +13.9/15.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• Schools +4.3/10.0
• Condition / age +3.8/5.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

DON'T MISS THIS 3 BEDROOM, 1.5 BATH TOWNHOUSE IN A FANTASTIC LOCATION. OFFERING COMFORTABLE LIVING SPACE AND CLOSE PROXIMITY TO SHOPPING, RESTAURANTS, SCHOOLS AND MAJOR CONVENIENCES PERFECT FOR HOMEOWNERS AND INVESTORS ALIKE. ENJOY A BRIGHT EAT IN KITCHEN FOR COMFORTABLE DINING. LARGE LIVING ROOM WITH SLIDERS OUT TO THE BACKYARD. UPSTAIRS YOU'LL FIND 3 SPACIOUS BEDROOMS A FULL BATH AND PLENTY OF CLOSET SPACE. NEWER ROOF, NEWER FURNACE AND NEW ATTIC INSULATION. MAKE YOUR APPOINTMENT TODAY.

Key facts

• Newer furnace
• Newer roof
• Backyard

Tags

• BRIGHT EAT IN KITCHEN
• LARGE LIVING ROOM
• BACKYARD
• NEWER ROOF
• NEWER FURNACE
• NEW ATTIC INSULATION

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath townhouse listed at $177k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $645 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $177k).
• Cap rate 10.7% 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 B — 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; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 616 units permitted in Onondaga County in 2024 (256 in 5+ unit buildings).
• This rent runs 32% 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 $1k of loan paydown is wiped out by about $5k 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 $50k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $176,999

Questions for the listing agent

1. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.34% ✓
• Cap rate: 10.66%
• Cash-on-cash: 15.61%
• DSCR: 1.69
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $206,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4176B Burningtree Rd	0.05mi	3/1.5	1,200 (0%)	1mo	$176,000	$147	97
8402B Shallowcreek Rd	0.05mi	3/1.5	1,200 (0%)	3mo	$220,000	$183	95
8408A Shallowcreek Rd	0.02mi	3/1.5	1,200 (0%)	11mo	$206,000	$172	90
8408B Shallowcreek Rd	0.02mi	3/1.5	1,200 (0%)	12mo	$200,000	$167	90
8385 Shallowcreek Rd Unit A	0.15mi	2/1.5 (-1)	1,200 (0%)	2mo	$182,500	$152	86
4174 Burningtree Rd Unit A	0.05mi	3/1.5	1,260 (+5%)	19mo	$161,000	$128	74
4170A Burningtree Rd	0.04mi	3/1.5	1,120 (-7%)	21mo	$120,000	$107	70
8253 Beehive Cir	0.59mi	2/1.5 (-1)	1,192 (-1%)	3mo	$226,025	$190	63
8236 Beehive Cir	0.60mi	2/1.5 (-1)	1,204 (+0%)	19mo	$215,000	$179	51
8203 Honeysuckle Dr	0.64mi	2/1.5 (-1)	1,204 (+0%)	21mo	$215,000	$179	47
8192 Honeysuckle Dr	0.67mi	2/1.5 (-1)	1,212 (+1%)	22mo	$175,000	$144	44
8253 Honeysuckle Dr	0.57mi	2/1.5 (-1)	1,304 (+9%)	24mo	$226,000	$173	34

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: 6.4%
• Equity multiple: 1.25×
• Total profit: $12,425
• Equity at exit: $26,391

10-year hold

• IRR: 15.8%
• Equity multiple: 2.29×
• Total profit: $63,850
• Equity at exit: $15,304

Cash invested: $49,560 (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: 6.2×

Monthly cashflow live

• Estimated rent: $2,365 medium
• Mortgage (P&I): −$928
• Tax est. 1.5%: −$221 /mo · $2,655/yr
• Insurance: −$74
• HOA: −$0
• Vacancy / Maint / Mgmt: −$497
• Net cashflow: $645

Break-even live

Break-even rent $1,548

Max offer price $176,999

Occupancy floor 68%

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: $44,250
• Closing costs: $5,310
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8545 Morgan Rd Clay, NY	1.0–2.0	1.0	725	$2,175	$3.00	13d	6	0.59mi
4220 Anguilla Dr Liverpool, NY	2.0	1.5	1212	$2,200	$1.82	13d	1	1.32mi
3754C Helios Ct Baldwinsville, NY	2.0	2.5	1358	$1,750	$1.29	13d	1	1.49mi

Listing history 3 events

1. 2026-04-09
   status Pending
2. 2026-04-04
   price $176,999
3. 2026-03-27
   listed $179,900 Active

ⓘ 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 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 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: $28,375
• − Mortgage interest: −$9,915
• − Property taxes: −$2,655
• − Insurance: −$885
• − Repairs & maintenance: −$2,270
• − Management: −$2,270
• − Depreciation: −$5,149
• Taxable income: $5,232
• Est. tax owed @ 24.0%: −$1,256
• After-tax cash flow: $6,483/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.

Condition & rehab AI · 13 photos

Good 75/100 Cosmetic rehab

This 3-bedroom townhouse is in good condition with recent updates, offering a comfortable living space and potential for further improvements to enhance its curb appeal and value.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Replace window treatments — Freshens look and improves energy efficiency
• Both Update flooring in bathrooms — Modernizes spaces and improves resale value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Replace window treatments — Freshens look and improves energy efficiency ↑
• Both Update flooring in bathrooms — Modernizes spaces and improves resale value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-1.6% since first listed

3 events — show timeline

• 2026-04-09 Pending — CNYIS
• 2026-04-04 Price Changed $176,999 CNYIS
• 2026-03-27 Listed $179,900 CNYIS