39 Blueberry Rd · Liverpool, NY 13090

$199,000

3 bd · 1.5 ba · 1,234 sqft · SingleFamily public records · 9 Days on market

Built 1960 9,975 sqft lot Est $237k · 16% 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).

• ARV discount +14.7/15.0
• Cash flow +13.3/30.0
• 1% rule +5.1/10.0
• Schools +4.3/10.0
• Livability +4.3/5.0
• DSCR +4.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this spacious split-level home offering a flexible layout, generous living space, and great indoor-outdoor flow. The main level features a bright living room with hardwood floors, a large front-facing window, and an easy transition into the formal dining room and updated kitchen. The kitchen offers gray shaker-style cabinetry, stone countertops, stainless steel appliances, subway tile backsplash, recessed lighting, and ample storage. Just off the dining area, the sun-filled rear sunroom is surrounded by large windows and provides the perfect space to relax, enjoy morning coffee, or overlook the yard. The upper level includes three bedrooms with hardwood floors, natural light, and

Key facts

• Stone countertops
• Split-level home
• Hardwood floors

Tags

• SPLIT-LEVEL HOME
• HARDWOOD FLOORS
• GRAY SHAKER-STYLE CABINETRY
• STONE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• SUBWAY TILE BACKSPLASH

Property features AI

Exterior

• Parking: Driveway parking; 6 total parking spaces; 1-car garage
• Utilities: Public sewer; No additional utilities listed
• Home design: Single family residence; Multi/split levels; Entry includes porch
• Construction: Vinyl siding; Crawl space / crawl attic
• Exterior features: Rain gutters; Shed(s); Back yard; Front yard; Corner lot; Near school

Interior

• Kitchen: Electric range; Microwave; Dishwasher; Disposal; Refrigerator; Stainless steel appliances
• Bedrooms: Bedrooms located on multiple/split levels
• Flooring: Hardwood flooring; Vinyl flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Formal dining area; Recessed lighting; Interior storage; Bay window(s); Deck and porch
• Laundry & utility: Washer hookup; Washer/dryer connections in basement; Gas water heater

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 $-1 ($-8/yr) — negative.
• To cash-flow at today's rent, offer at most $199k (0.1% below list).
• Meets the 1% rule at list price ($2k rent vs $199k).
• Recommended offer: $199k (0.1% below list) — sets the bar for cash-flow.
• Cap rate 6.3% 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: Morgan Road Elementary School (math 54% / reading 60%, grade C+, #842 of 2,108 statewide, top 43%, 433 students, 47% 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 47% FRL vs 28% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 62% at this address vs 49% district-wide (+13 pts) — the actual schools serving this property are materially stronger than the Liverpool Central School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 94 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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 9 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $67k; list at $199k implies a 197% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price.

Recommended offer $198,882

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 1960 — 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. 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: 1.01% ✓
• Cap rate: 6.29%
• Cash-on-cash: -0.01%
• DSCR: 1.00
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $236,928
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2 Ilex Ln	0.19mi	3/1.5	1,234 (0%)	7mo	$175,750	$142	85
13 Ilex Ln	0.19mi	4/2.0 (+1)	1,234 (0%)	8mo	$210,000	$170	77
2 Kumquat Ln	0.06mi	3/1.5	1,188 (-4%)	20mo	$300,000	$253	74
10 Mango Ln	0.09mi	3/1.5	1,332 (+8%)	18mo	$265,000	$199	67
6 Quail Path	0.41mi	3/1.5	1,308 (+6%)	6mo	$290,000	$222	66
81 Bayberry Cir	0.47mi	3/1.5	1,342 (+9%)	9mo	$255,000	$190	56
62 Cherry Tree Cir	0.28mi	3/2.0	1,364 (+10%)	18mo	$250,000	$183	52
11 Foxberry Ln	0.35mi	3/1.0	1,118 (-9%)	17mo	$214,900	$192	52
187 Blackberry Rd	0.74mi	3/1.5	1,234 (0%)	20mo	$270,000	$219	49
11 Dove	0.60mi	4/1.5 (+1)	1,330 (+8%)	11mo	$297,000	$223	44
4389 Wetzel Rd	0.69mi	4/1.5 (+1)	1,416 (+15%)	8mo	$257,500	$182	31
2 Dove	0.69mi	4/1.5 (+1)	1,408 (+14%)	11mo	$230,000	$163	30

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: -16.2%
• Equity multiple: 0.42×
• Total profit: $-32,123
• Equity at exit: $29,672

10-year hold

• IRR: -7.8%
• Equity multiple: 0.51×
• Total profit: $-27,353
• 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: 8.2×

Monthly cashflow live

• Estimated rent: $2,019 medium
• Mortgage (P&I): −$1,044
• Tax from tax record: −$469 /mo · $5,630/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$424
• Net cashflow: $-1

Break-even live

Break-even rent $2,020

Max offer price $198,882

Occupancy floor 95%

Sensitivity live

Price	-10% $112	-5% $56	+0% $-1	+5% $-57	+10% $-113
Rent	-10% $-160	-5% $-80	+0% $-1	+5% $79	+10% $159
Rate	-1.0pp $100	-0.5pp $50	base $-1	+0.5pp $-52	+1.0pp $-105

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 3 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	0.66mi
66 Grampian Rd Liverpool, NY	1.0–2.0	1.0	840	$1,300	$1.55	45d	1	0.77mi
7648 Autumnal Ln Liverpool, NY	3.0	1.5	1100	$2,500	$2.27	15d	1	1.22mi

Listing history 7 events

1. 2026-06-13
   statusdays on market $199,000 Pending 9 DOM
2. 2026-06-10
   days on market $199,000 Active 8 DOM
3. 2026-06-09
   days on market $199,000 Active 7 DOM
4. 2026-06-08
   days on market $199,000 Active 6 DOM
5. 2026-06-07
   days on market $199,000 Active 5 DOM
6. 2026-06-03
   remarks 699-char remark
7. 2026-06-03
   listed $199,000 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: $5,630 · $469/mo
• Projected year-2 tax: $5,630 · $469/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 2/10 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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,228
• − Mortgage interest: −$11,147
• − Property taxes: −$5,630
• − Insurance: −$995
• − Repairs & maintenance: −$1,938
• − Management: −$1,938
• − Depreciation: −$5,789
• Taxable loss: −$3,210
• Est. tax savings @ 24.0%: +$770
• After-tax cash flow: $762/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

+197.0% since first listed

2 events — show timeline

• 2026-05-11 Listed $199,000 OneKey® MLS as Distributed by MLS Grid
• 1994-05-24 Sold (Public Records) $67,000 Public Records

Property tax history

+4.1%/yr

Latest (2025): $5,630 · +12.3% YoY. Source: county tax records.