27 Brown St · Baldwinsville, NY 13027

$217,500

4 bd · 2.0 ba · 1,984 sqft · SingleFamily public records · 4 Days on market

Built 1951 0.32 ac lot Est $361k · 40% 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 +20.1/30.0
• ARV discount +15.0/15.0
• 1% rule +6.8/10.0
• DSCR +6.4/10.0
• Schools +4.4/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This house has so much to offer! Imagine yourself at home in this spacious house in the village of Baldwinsville! Nearby to all schools and village amenities, this location can't be beat. Lovingly cared for and maintained, this home is ready for a new owner to make it their own. 4 large bedrooms and 2 full baths, a large family room and living room! There are abundant closets in this house- TONS of storage space. There are hardwood floors throughout the second floor. An in ground pool and new patio, plus a huge corner lot make the yard perfect for entertaining. The drive way is oversized, offers extra parking, and the garage doors have a coded opener installed. The full basement is outfitted with all the built in storage and workbenches a handyman/woman could ever want.

Key facts

• Formal dining
• Spacious living area
• Full basement

Tags

• CORNER LOT
• HARDWOOD FLOORS
• SPACIOUS LIVING AREA
• FORMAL DINING
• FULL BASEMENT
• FULLY FENCED YARD

Property features AI

Exterior

• Parking: Underground parking; 2-car garage
• Utilities: Public water (connected); Sewer connected
• Home design: Single-story; Existing construction; Shake siding; Residential lot with rectangular dimensions (78 x 179); City street frontage
• Construction: Built (existing); Block foundation
• Exterior features: Blacktop driveway; Porch; In-ground pool

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Hardwood; Vinyl; Varies
• Bathrooms: 2 full bathrooms; 1 bathroom on the main level
• Heating & cooling: Gas forced air heating
• Interior features: Country kitchen; Enclosed porch; Bedroom on main level; Full basement
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $218k.

Deal economics

• At list price, monthly cash flow is $271 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $218k).
• Cap rate 7.8% vs local median 3.9% in Baldwinsville — 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 77/100 on livability (#199 in NY, #3,083 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living B+; Watch: crime D+, amenities D+, 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.
• Zoned schools: Harry E Elden Elementary School (math 42% / reading 56%, grade D, #1,177 of 2,108 statewide, top 56%, 479 students, 36% FRL); Donald S Ray School (math 32% / reading 51%, grade F, #394 of 729 statewide, top 55%, 846 students, 31% FRL); Charles W Baker High School (math 97% / reading 70%, grade A, #435 of 1,100 statewide, top 40%, 1,281 students, 28% FRL).
• Market conditions: 231 active listings in the ZIP; 1 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 34% of the median local income ($92k/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 $7k 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 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 8y 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 $140k; list at $218k implies a 55% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $217,500

Questions for the listing agent

1. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.18% ✓
• Cap rate: 7.79%
• Cash-on-cash: 5.34%
• DSCR: 1.24
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $361,088
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13 Sunset	0.16mi	4/2.0	1,953 (-2%)	7mo	$380,000	$195	84
11 Sunset	0.17mi	4/2.5	1,940 (-2%)	10mo	$430,000	$222	78
8175 Oswego Rd	0.12mi	4/2.0	1,884 (-5%)	11mo	$302,000	$160	76
10 Echodale Ave	0.54mi	4/2.5	1,962 (-1%)	3mo	$315,000	$161	69
97 W Genesee St	0.21mi	4/2.0	1,711 (-14%)	12mo	$605,000	$354	57
8277 Exeter Dr	0.65mi	3/2.0 (-1)	1,896 (-4%)	0mo	$378,000	$199	57
8260 Dexter Pkwy	0.63mi	4/1.5	2,046 (+3%)	10mo	$373,300	$182	55
127 Smokey Hollow Rd	0.60mi	4/2.5	1,792 (-10%)	3mo	$401,000	$224	52
2278 Mercer St	0.43mi	4/2.0	2,276 (+15%)	8mo	$330,000	$145	49
100 Oswego St	0.26mi	5/1.5 (+1)	2,264 (+14%)	10mo	$102,000	$45	49
126 Smokey Hollow Rd	0.57mi	4/3.0	1,767 (-11%)	6mo	$290,000	$164	46
4 Division St	0.64mi	5/2.5 (+1)	2,090 (+5%)	11mo	$259,000	$124	45

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: -7.9%
• Equity multiple: 0.71×
• Total profit: $-17,799
• Equity at exit: $32,430

10-year hold

• IRR: 1.7%
• Equity multiple: 1.12×
• Total profit: $7,513
• Equity at exit: $18,805

Cash invested: $60,900 (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: 231
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $2,573 medium
• Mortgage (P&I): −$1,141
• Tax from tax record: −$531 /mo · $6,371/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$540
• Net cashflow: $271

Break-even live

Break-even rent $2,231

Max offer price $217,500

Occupancy floor 84%

Sensitivity live

Price	-10% $394	-5% $332	+0% $271	+5% $209	+10% $148
Rent	-10% $68	-5% $169	+0% $271	+5% $372	+10% $474
Rate	-1.0pp $380	-0.5pp $326	base $271	+0.5pp $214	+1.0pp $157

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: $54,375
• Closing costs: $6,525
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
111 Pebblewood Ln Lysander, NY	1.0–3.0	1.0–2.0	1064	$3,221	$3.03	15d	16	1.02mi

Listing history 3 events

1. 2026-06-22
   days on market $217,500 Active 4 DOM
2. 2026-06-18
   remarks 550-char remark
3. 2026-06-18
   listed $217,500 Active 1 DOM

ⓘ 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: $6,371 · $531/mo
• Projected year-2 tax: $6,371 · $531/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 2/10 Low 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: $30,880
• − Mortgage interest: −$12,183
• − Property taxes: −$6,371
• − Insurance: −$1,088
• − Repairs & maintenance: −$2,470
• − Management: −$2,470
• − Depreciation: −$6,327
• Taxable loss: −$30
• Est. tax savings @ 24.0%: +$7
• After-tax cash flow: $3,257/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 — Baldwinsville

• Score: 77/100
• State rank: #199
• US rank: #3083

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Baldwinsville, NY
• County: Onondaga County · 247,257 people
• City population: 35,088
• 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

+50.1% since first listed

8 events — show timeline

• 2026-06-17 Listed $217,500 CNYIS
• 2019-05-02 Sold (Public Records) $140,000 Public Records
• 2019-05-01 Sold (MLS) $140,000 CNYIS
• 2019-04-23 Pending — CNYIS
• 2019-03-03 Pending — CNYIS
• 2019-02-15 Contingent — CNYIS
• 2018-11-30 Price Changed $139,900 CNYIS
• 2018-11-19 Listed $144,900 CNYIS

Property tax history

+3.3%/yr

Latest (2025): $6,371 · +2.9% YoY. Source: county tax records.