4053 Winterpark Dr · Radisson, NY 13090

$299,000

3 bd · 1.5 ba · 2,022 sqft · SingleFamily public records · 6 Days on market

Built 1978 8,175 sqft lot $148/sqft · 14% below area Est $347k · 14% 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 +13.7/15.0
• Cash flow +9.9/30.0
• Schools +4.3/10.0
• 1% rule +3.8/10.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Gorgeous raised ranch with in ground pool awaits new owner. This 3 bedroom 2 bathroom home in the Liverpool school district immediately greets you with a new composite front porch, a living room that opens to dining, kitchen, and added family room. Basement offers a laundry room, entrance to the 2 car garage, room and bathroom for additional storage, office, nursery, or semi in-law suite. Backyard features a pool and great entertaining space perfect for the upcoming summer. Newer hot water, furnace, AC, paint throughout, front and back door and storm door, solid oak cabinets, and laminate floors in all bedrooms. This home is ready for your vision yet move in ready and a must see! * * UPDATE: Seller has requested best & final by 5pm on Tues 4/12 to be reviewed same evening * *

Key facts

• In-ground pool
• Convenient location
• 8,175 sq ft lot

Tags

• IN-GROUND POOL
• FULLY FENCED BACKYARD
• VERIZON FIOS CAPABILITY
• CONVENIENT LOCATION

Property features AI

Exterior

• Parking: Attached garage with 2 parking spaces
• Utilities: High-speed internet available; Public water connected; Sewer connected; Electric service with circuit breakers
• Home design: Single-story existing home; Resale property
• Construction: Vinyl siding; Copper plumbing; Asphalt roof; Block foundation; Basement: full, partially finished; Approximately 600 sq ft of below-grade finished area
• Exterior features: Blacktop driveway; In-ground pool; Near public transit; Rectangular residential lot; City street frontage; Lot dimensions approximately 75 x 109

Interior

• Kitchen: Electric oven; Electric range; Refrigerator; Disposal; Granite counters
• Bedrooms: 3 bedrooms on the main level
• Flooring: Ceramic tile; Luxury vinyl; Varies
• Bathrooms: 2 full bathrooms; 1 half bathroom; 3 main-level bathrooms
• Heating & cooling: Gas forced-air heating; Central air conditioning; Circuit breaker electrical service
• Interior features: Entrance foyer; Granite counters; Thermal windows; Main-level primary bedroom; Bedroom on main level
• Laundry & utility: Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $299k.

Deal economics

• At list price, monthly cash flow is $-188 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $266k (11.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $262k (12.4% below list).
• Recommended offer: $262k (12.4% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 3.4% 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.
• 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; 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 36% 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 $9k 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 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 4y 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 $210k; 42% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $261,984 (12.4% 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 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.88% ✗
• Cap rate: 5.54%
• Cash-on-cash: -2.69%
• DSCR: 0.88
• GRM: 9.5

CMA / ARV

• ARV (median comp): $347,124
• List price: $299,000
• Delta: -13.86%
• 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
8101 Balsamwood Ln	0.61mi	3/2.5	2,074 (+3%)	2mo	$361,000	$174	62
4128 Silverado Dr	0.27mi	4/2.5 (+1)	1,868 (-8%)	4mo	$260,000	$139	62
4034 Libra Ln	0.27mi	4/2.5 (+1)	1,868 (-8%)	6mo	$381,000	$204	61
8128 Balsamwood Ln	0.45mi	4/2.5 (+1)	2,136 (+6%)	2mo	$410,000	$192	59
4124 Buttonwood	0.63mi	4/2.5 (+1)	1,980 (-2%)	2mo	$405,000	$205	56
4202 Halfmoon Cir	0.56mi	3/2.0	1,844 (-9%)	3mo	$360,000	$195	54
4209 Lucan Rd	0.64mi	4/2.5 (+1)	2,047 (+1%)	5mo	$332,000	$162	54
8112 Balsamwood Ln	0.54mi	3/2.5	1,808 (-11%)	2mo	$300,000	$166	52
4152 Lucan Rd	0.54mi	4/1.5 (+1)	1,792 (-11%)	1mo	$335,000	$187	50
4265 Inverrary Dr	0.67mi	3/2.5	2,164 (+7%)	5mo	$401,000	$185	49
4185 Antler Ln	0.63mi	4/2.5 (+1)	2,176 (+8%)	5mo	$385,000	$177	45
8267 Warbler Way	0.74mi	4/2.5 (+1)	1,927 (-5%)	6mo	$260,000	$135	44

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: -20.7%
• Equity multiple: 0.28×
• Total profit: $-60,243
• Equity at exit: $44,582

10-year hold

• IRR: -13.8%
• Equity multiple: 0.20×
• Total profit: $-67,208
• Equity at exit: $25,852

Cash invested: $83,720 (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: 9.5×

Monthly cashflow live

• Estimated rent: $2,620 medium
• Mortgage (P&I): −$1,568
• Tax from tax record: −$565 /mo · $6,777/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$550
• Net cashflow: $-188

Break-even live

Break-even rent $2,857

Max offer price $265,858

Occupancy floor —

Sensitivity live

Price	-10% $-18	-5% $-103	+0% $-188	+5% $-272	+10% $-357
Rent	-10% $-395	-5% $-291	+0% $-188	+5% $-84	+10% $19
Rate	-1.0pp $-37	-0.5pp $-112	base $-188	+0.5pp $-265	+1.0pp $-344

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4071 Sesame Path Liverpool, NY	4.0	2.5	1928	$3,200	$1.66	22d	1	0.94mi

Listing history 6 events

1. 2026-05-06
   status Pending 1098-char remark
2. 2026-04-27
   listed $299,000 Active 1098-char remark
3. 2022-05-27
   soldstatus $210,000
4. 2022-05-26
   soldstatus $210,000 Closed Sale or Rented 793-char remark

   Show marketing remark (793 chars)

   Gorgeous raised ranch with in ground pool awaits new owner. This 3 bedroom 2 bathroom home in the Liverpool school district immediately greets you with a new composite front porch, a living room that opens to dining, kitchen, and added family room. Basement offers a laundry room, entrance to the 2 car garage, room and bathroom for additional storage, office, nursery, or semi in-law suite. Backyard features a pool and great entertaining space perfect for the upcoming summer. Newer hot water, furnace, AC, paint throughout, front and back door and storm door, solid oak cabinets, and laminate floors in all bedrooms. This home is ready for your vision yet move in ready and a must see! * * UPDATE: Seller has requested best & final by 5pm on Tues 4/12 to be reviewed same evening * *

5. 2022-04-13
   status Under Contract- Do Not Show 793-char remark

   Show marketing remark (793 chars)

   Gorgeous raised ranch with in ground pool awaits new owner. This 3 bedroom 2 bathroom home in the Liverpool school district immediately greets you with a new composite front porch, a living room that opens to dining, kitchen, and added family room. Basement offers a laundry room, entrance to the 2 car garage, room and bathroom for additional storage, office, nursery, or semi in-law suite. Backyard features a pool and great entertaining space perfect for the upcoming summer. Newer hot water, furnace, AC, paint throughout, front and back door and storm door, solid oak cabinets, and laminate floors in all bedrooms. This home is ready for your vision yet move in ready and a must see! * * UPDATE: Seller has requested best & final by 5pm on Tues 4/12 to be reviewed same evening * *

6. 2022-04-08
   listed $199,900 Active 793-char remark

   Show marketing remark (793 chars)

   Gorgeous raised ranch with in ground pool awaits new owner. This 3 bedroom 2 bathroom home in the Liverpool school district immediately greets you with a new composite front porch, a living room that opens to dining, kitchen, and added family room. Basement offers a laundry room, entrance to the 2 car garage, room and bathroom for additional storage, office, nursery, or semi in-law suite. Backyard features a pool and great entertaining space perfect for the upcoming summer. Newer hot water, furnace, AC, paint throughout, front and back door and storm door, solid oak cabinets, and laminate floors in all bedrooms. This home is ready for your vision yet move in ready and a must see! * * UPDATE: Seller has requested best & final by 5pm on Tues 4/12 to be reviewed same evening * *

ⓘ 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: $6,777 · $565/mo
• Projected year-2 tax: $6,777 · $565/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 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: $31,438
• − Mortgage interest: −$16,749
• − Property taxes: −$6,777
• − Insurance: −$1,495
• − Repairs & maintenance: −$2,515
• − Management: −$2,515
• − Depreciation: −$8,698
• Taxable loss: −$7,310
• Est. tax savings @ 24.0%: +$1,754
• After-tax cash flow: $-497/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

+49.6% since first listed

6 events — show timeline

• 2026-05-06 Pending — CNYIS
• 2026-04-27 Listed $299,000 CNYIS
• 2022-05-27 Sold (Public Records) $210,000 Public Records
• 2022-05-26 Sold (MLS) $210,000 CNYIS
• 2022-04-13 Pending — CNYIS
• 2022-04-08 Listed $199,900 CNYIS

Property tax history

+3.1%/yr

Latest (2025): $6,777 · +5.3% YoY. Source: county tax records.