4187 Burningtree Rd · Radisson, NY 13090

$255,000

3 bd · 1.5 ba · 1,200 sqft · SingleFamily public records · 21 Days on market

Built 1978 5,160 sqft lot $212/sqft · 15% above area Est $221k · 15% over

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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 +17.6/30.0
• DSCR +5.5/10.0
• 1% rule +5.2/10.0
• Schools +4.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.6/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming raised ranch on a quiet Liverpool street. Large family room with a vaulted ceiling! Recently renovated kitchen with granite counters and new appliances. Sliding glass doors off the kitchen lead to a deck and fully fenced yard. Many recent updates! Newer roof and furnace, new floors and more.

Key facts

• Updated siding
• New microban shower
• New electrical panel

Tags

• UPDATED SIDING
• NEW ELECTRICAL PANEL
• NEW MICROBAN SHOWER
• TRANSFERRABLE WARRANTY

Property features AI

Exterior

• Parking: Attached 1-car garage; Underground parking access; Garage with electricity
• Utilities: Electricity connected (circuit breakers); Public water connected; Sewer connected; High-speed internet available
• Home design: Single-story home; Existing construction
• Construction: Vinyl siding; Asphalt roof; Poured foundation; Full finished basement with sump pump
• Exterior features: Blacktop driveway; Near public transit; Rectangular residential lot; City street frontage

Interior

• Kitchen: Granite counters; Electric oven; Electric range; Dishwasher; Refrigerator; Eat-in kitchen
• Bedrooms: 3 main-level bedrooms
• Flooring: Luxury vinyl; Tile; Varied flooring
• Bathrooms: 1 full bathroom; 1 half bathroom; 1 main-level bathroom
• Heating & cooling: Gas heating; Central air conditioning
• Interior features: Ceiling fan(s); Entrance foyer; Eat-in kitchen; Granite counters; Sliding glass door(s); Sliding doors
• Laundry & utility: Washer and dryer; Laundry in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $198 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $255k).
• Recommended offer: $251k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.2% 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 D — 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: 95 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 35% 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 $8k 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 21 days — a 2% lower offer ($251k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y 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 $135k; list at $255k implies a 89% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $251,175 (1.5% below list)

Questions for the listing agent

1. Built in 1978 — 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. 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?
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: 1.02% ✓
• Cap rate: 7.23%
• Cash-on-cash: 3.33%
• DSCR: 1.15
• GRM: 8.1

CMA / ARV

• ARV (median comp): $221,094
• List price: $255,000
• Delta: 15.34%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4174B Burningtree Rd	0.07mi	3/1.5	1,260 (+5%)	14mo	$145,000	$115	77
4306 Amblewood Ln	0.32mi	3/1.0	1,040 (-13%)	0mo	$225,000	$216	60
4170 Sandbar Ln	0.29mi	2/2.0 (-1)	1,278 (+6%)	16mo	$270,000	$211	56
4298 Old Meadow Rd	0.39mi	3/2.0	1,356 (+13%)	6mo	$305,000	$225	53
8254 Beehive Cir	0.64mi	2/1.5 (-1)	1,204 (+0%)	18mo	$225,000	$187	50
8258 Bunny Ln	0.71mi	3/1.0	1,040 (-13%)	13mo	$192,000	$185	32

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: -11.0%
• Equity multiple: 0.60×
• Total profit: $-28,584
• Equity at exit: $38,021

10-year hold

• IRR: -1.7%
• Equity multiple: 0.89×
• Total profit: $-8,207
• Equity at exit: $22,048

Cash invested: $71,400 (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: 95
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,611 medium
• Mortgage (P&I): −$1,337
• Tax from tax record: −$421 /mo · $5,050/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$548
• Net cashflow: $198

Break-even live

Break-even rent $2,360

Max offer price $255,000

Occupancy floor 87%

Sensitivity live

Price	-10% $343	-5% $271	+0% $198	+5% $126	+10% $54
Rent	-10% $-8	-5% $95	+0% $198	+5% $302	+10% $405
Rate	-1.0pp $327	-0.5pp $263	base $198	+0.5pp $132	+1.0pp $65

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	15d	6	0.54mi
4220 Anguilla Dr Liverpool, NY	2.0	1.5	1212	$2,200	$1.82	15d	1	1.34mi

Listing history 14 events

1. 2026-06-03
   status $255,000 Pending 21 DOM
2. 2026-06-02
   days on market $255,000 Active Under Contract 21 DOM
3. 2026-06-01
   days on market $255,000 Active Under Contract 20 DOM
4. 2026-05-31
   days on market $255,000 Active Under Contract 19 DOM
5. 2026-05-30
   days on market $255,000 Active Under Contract 18 DOM
6. 2026-05-17
   historical Active Under Contract 1066-char remark
7. 2026-05-12
   listed $255,000 Active 1066-char remark
8. 2020-11-18
   soldstatus $135,000
9. 2020-11-16
   soldstatus $135,000 Closed Sale or Rented 301-char remark

   Show marketing remark (301 chars)

   Charming raised ranch on a quiet Liverpool street. Large family room with a vaulted ceiling! Recently renovated kitchen with granite counters and new appliances. Sliding glass doors off the kitchen lead to a deck and fully fenced yard. Many recent updates! Newer roof and furnace, new floors and more.

10. 2020-09-16
    status Under Contract- Do Not Show 301-char remark

    Show marketing remark (301 chars)

    Charming raised ranch on a quiet Liverpool street. Large family room with a vaulted ceiling! Recently renovated kitchen with granite counters and new appliances. Sliding glass doors off the kitchen lead to a deck and fully fenced yard. Many recent updates! Newer roof and furnace, new floors and more.

11. 2020-09-07
    historical Continue to Show- Under Contract 301-char remark

    Show marketing remark (301 chars)

    Charming raised ranch on a quiet Liverpool street. Large family room with a vaulted ceiling! Recently renovated kitchen with granite counters and new appliances. Sliding glass doors off the kitchen lead to a deck and fully fenced yard. Many recent updates! Newer roof and furnace, new floors and more.

12. 2020-09-04
    listed $129,999 Active 301-char remark

    Show marketing remark (301 chars)

    Charming raised ranch on a quiet Liverpool street. Large family room with a vaulted ceiling! Recently renovated kitchen with granite counters and new appliances. Sliding glass doors off the kitchen lead to a deck and fully fenced yard. Many recent updates! Newer roof and furnace, new floors and more.

13. 2006-11-08
    soldstatus $100,000
14. 1996-08-29
    soldstatus $63,500

ⓘ 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: $5,050 · $421/mo
• Projected year-2 tax: $5,050 · $421/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 6/10 Major FEMA zone X (unshaded) · 74% 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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,332
• − Mortgage interest: −$14,284
• − Property taxes: −$5,050
• − Insurance: −$1,275
• − Repairs & maintenance: −$2,507
• − Management: −$2,507
• − Depreciation: −$7,418
• Taxable loss: −$1,708
• Est. tax savings @ 24.0%: +$410
• After-tax cash flow: $2,790/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

+301.6% since first listed

10 events — show timeline

• 2026-06-02 Pending — CNYIS
• 2026-05-17 Contingent — CNYIS
• 2026-05-12 Listed $255,000 CNYIS
• 2020-11-18 Sold (Public Records) $135,000 Public Records
• 2020-11-16 Sold (MLS) $135,000 CNYIS
• 2020-09-16 Pending — CNYIS
• 2020-09-07 Contingent — CNYIS
• 2020-09-04 Listed $129,999 CNYIS
• 2006-11-08 Sold (Public Records) $100,000 Public Records
• 1996-08-29 Sold (Public Records) $63,500 Public Records

Property tax history

+1.7%/yr

Latest (2025): $5,050 · +5.2% YoY. Source: county tax records.