8740 E Patrol Rd · Radisson, NY 13027

$200,000

2 bd · 1.5 ba · 1,514 sqft · Townhouse public records · 6 Days on market

Built 1977 3,484 sqft lot $132/sqft · 10% below area Est $222k · 10% under $78/mo HOA · 4% of rent

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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 +12.0/15.0
• Cash flow +10.3/30.0
• 1% rule +5.0/10.0
• Schools +4.4/10.0
• DSCR +2.9/10.0
• 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

Turn Key--This Townhome is "10" Nothing to do here but move in. Freshly painted interior throughout, new interior doors on first floor, new light fixtures and ceiling fan, updated kitchen with new back splash to name a few. Major improvements in the last 7 years have been roof, furnace, central air, solid surface counters and more. The beautiful peaceful wooded lot can be enjoyed from your back deck as well as the deck off you master bedroom! You will not want to miss an opportunity to own this beauty.

Key facts

• Comfort windows
• Kitchen updated
• Move in ready

Tags

• UPDATED TOWNHOME
• MOVE IN READY
• FURNACE
• CENTRAL AIR
• COMFORT WINDOWS
• KITCHEN UPDATED

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Part of Radisson Community; Quarterly association fee; Association fee covers common area maintenance and trash; Community amenities include pool, tennis courts, and basketball court

Exterior

• Parking: Attached garage with one garage space; Garage door opener; See remarks (additional parking details)
• Utilities: Public water (connected); Sewer connected; Electric with circuit breakers
• Home design: Two-story property; Existing (resale) condition
• Construction: Wood siding; Cedar elements; Blown-in insulation; Copper plumbing; Asphalt roof; Crawl space foundation; Built previously (existing)
• Exterior features: Balcony; Open deck; Porch; Wooded residential lot; Rectangular lot; City street frontage

Interior

• Kitchen: Electric range; Electric oven; Microwave; Refrigerator; Solid surface counters; Eat-in kitchen
• Bedrooms: Bedrooms not specifically listed
• Flooring: Ceramic tile; Hardwood; Resilient flooring; Varied flooring
• Bathrooms: One full bathroom; One half bathroom; One main-level bathroom
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Entrance foyer; Eat-in kitchen; Combined living/dining area; Sliding glass doors; Solid surface counters; Loft
• Laundry & utility: Upper-level laundry; Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath townhouse listed at $200k.

Deal economics

• At list price, monthly cash flow is $-110 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $181k (9.7% below list).
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $181k (9.7% below list) — sets the bar for cash-flow.
• Cap rate 5.6% 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.
• 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: Catherine M Mcnamara Elementary School (math 41% / reading 52%, grade D-, #1,262 of 2,108 statewide, top 60%, 528 students, 26% 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).

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 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 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 $162k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price.

Recommended offer $180,533 (9.7% 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 1977 — 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.00% ✓
• Cap rate: 5.63%
• Cash-on-cash: -2.36%
• DSCR: 0.89
• GRM: 8.3

CMA / ARV

• ARV (median comp): $222,384
• List price: $200,000
• Delta: -10.07%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3159 Burrwood Dr	0.20mi	3/1.5 (+1)	1,508 (-0%)	20mo	$170,000	$113	68
3130 Fiddlehead Gln	0.46mi	2/2.0	1,396 (-8%)	5mo	$269,900	$193	60
8612 Wrenwood Cir	0.66mi	2/2.0	1,530 (+1%)	14mo	$321,000	$210	54
8632 Braewood Dr	0.63mi	2/1.5	1,480 (-2%)	16mo	$267,000	$180	53
8761 Vallingby Cir	0.25mi	2/1.5	1,738 (+15%)	13mo	$240,000	$138	52

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: -20.1%
• Equity multiple: 0.30×
• Total profit: $-39,205
• Equity at exit: $29,821

10-year hold

• IRR: -12.8%
• Equity multiple: 0.25×
• Total profit: $-42,276
• Equity at exit: $17,292

Cash invested: $56,000 (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: 8.3×

Monthly cashflow live

• Estimated rent: $2,005 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$484 /mo · $5,803/yr
• Insurance: −$83
• HOA: −$78
• Vacancy / Maint / Mgmt: −$421
• Net cashflow: $-110

Break-even live

Break-even rent $2,144

Max offer price $180,533

Occupancy floor —

Sensitivity live

Price	-10% $3	-5% $-54	+0% $-110	+5% $-167	+10% $-223
Rent	-10% $-269	-5% $-189	+0% $-110	+5% $-31	+10% $48
Rate	-1.0pp $-9	-0.5pp $-59	base $-110	+0.5pp $-162	+1.0pp $-215

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1105 Greymoor Way Baldwinsville, NY	2.0	2.0	1113	$2,500	$2.25	15d	1	0.94mi

HOA detail

• Monthly dues: $78 · $936/yr

Listing history 19 events

1. 2026-05-07
   status Pending 852-char remark
2. 2026-05-01
   listed $200,000 Active 852-char remark
3. 2020-05-19
   soldstatus $162,000 Closed Sale or Rented 519-char remark

   Show marketing remark (519 chars)

   Turn Key--This Townhome is "10" Nothing to do here but move in. Freshly painted interior throughout, new interior doors on first floor, new light fixtures and ceiling fan, updated kitchen with new back splash to name a few. Major improvements in the last 7 years have been roof, furnace, central air, solid surface counters and more. The beautiful peaceful wooded lot can be enjoyed from your back deck as well as the deck off you master bedroom! You will not want to miss an opportunity to own this beauty.

4. 2020-05-18
   soldstatus $162,000
5. 2020-03-21
   status Under Contract- Do Not Show 519-char remark

   Show marketing remark (519 chars)

   Turn Key--This Townhome is "10" Nothing to do here but move in. Freshly painted interior throughout, new interior doors on first floor, new light fixtures and ceiling fan, updated kitchen with new back splash to name a few. Major improvements in the last 7 years have been roof, furnace, central air, solid surface counters and more. The beautiful peaceful wooded lot can be enjoyed from your back deck as well as the deck off you master bedroom! You will not want to miss an opportunity to own this beauty.

6. 2020-03-07
   listed $159,900 Active 519-char remark

   Show marketing remark (519 chars)

   Turn Key--This Townhome is "10" Nothing to do here but move in. Freshly painted interior throughout, new interior doors on first floor, new light fixtures and ceiling fan, updated kitchen with new back splash to name a few. Major improvements in the last 7 years have been roof, furnace, central air, solid surface counters and more. The beautiful peaceful wooded lot can be enjoyed from your back deck as well as the deck off you master bedroom! You will not want to miss an opportunity to own this beauty.

7. 2019-08-01
   soldstatus $155,000
8. 2019-07-31
   soldstatus $155,000 Closed Sale or Rented

   Show marketing remark (699 chars)

   Newer Roof, Furnace, A/C, and Hot Water Tank!!! This Radisson townhouse has been loved and maintained just for You. As you walk through the Foyer into the Family Room, there is So Much to Love! The Vaulted Ceiling gives that open spacious feeling! The Pine Wood Accent wall nicely frames the Numerous Windows. Tons of Natural Light!! The Oversized Master and 2nd bedroom both have Walk in Closets! Large upstairs Bath has plenty of Storage. What else is new in this home?? The kitchen counter tops/sink, blinds, storm door, lighting fixtures, and much more. Very little for you to do, which leaves time to enjoy the Private Wooded Lot from both a Balcony and a Deck. Plus all the Radisson Amenities!

9. 2019-07-02
   status Under Contract- Do Not Show

   Show marketing remark (699 chars)

   Newer Roof, Furnace, A/C, and Hot Water Tank!!! This Radisson townhouse has been loved and maintained just for You. As you walk through the Foyer into the Family Room, there is So Much to Love! The Vaulted Ceiling gives that open spacious feeling! The Pine Wood Accent wall nicely frames the Numerous Windows. Tons of Natural Light!! The Oversized Master and 2nd bedroom both have Walk in Closets! Large upstairs Bath has plenty of Storage. What else is new in this home?? The kitchen counter tops/sink, blinds, storm door, lighting fixtures, and much more. Very little for you to do, which leaves time to enjoy the Private Wooded Lot from both a Balcony and a Deck. Plus all the Radisson Amenities!

10. 2019-06-18
    status Pending Sale

    Show marketing remark (699 chars)

    Newer Roof, Furnace, A/C, and Hot Water Tank!!! This Radisson townhouse has been loved and maintained just for You. As you walk through the Foyer into the Family Room, there is So Much to Love! The Vaulted Ceiling gives that open spacious feeling! The Pine Wood Accent wall nicely frames the Numerous Windows. Tons of Natural Light!! The Oversized Master and 2nd bedroom both have Walk in Closets! Large upstairs Bath has plenty of Storage. What else is new in this home?? The kitchen counter tops/sink, blinds, storm door, lighting fixtures, and much more. Very little for you to do, which leaves time to enjoy the Private Wooded Lot from both a Balcony and a Deck. Plus all the Radisson Amenities!

11. 2019-06-06
    historical Continue to Show- Under Contract

    Show marketing remark (699 chars)

    Newer Roof, Furnace, A/C, and Hot Water Tank!!! This Radisson townhouse has been loved and maintained just for You. As you walk through the Foyer into the Family Room, there is So Much to Love! The Vaulted Ceiling gives that open spacious feeling! The Pine Wood Accent wall nicely frames the Numerous Windows. Tons of Natural Light!! The Oversized Master and 2nd bedroom both have Walk in Closets! Large upstairs Bath has plenty of Storage. What else is new in this home?? The kitchen counter tops/sink, blinds, storm door, lighting fixtures, and much more. Very little for you to do, which leaves time to enjoy the Private Wooded Lot from both a Balcony and a Deck. Plus all the Radisson Amenities!

12. 2019-06-05
    listed $154,900 Active

    Show marketing remark (699 chars)

    Newer Roof, Furnace, A/C, and Hot Water Tank!!! This Radisson townhouse has been loved and maintained just for You. As you walk through the Foyer into the Family Room, there is So Much to Love! The Vaulted Ceiling gives that open spacious feeling! The Pine Wood Accent wall nicely frames the Numerous Windows. Tons of Natural Light!! The Oversized Master and 2nd bedroom both have Walk in Closets! Large upstairs Bath has plenty of Storage. What else is new in this home?? The kitchen counter tops/sink, blinds, storm door, lighting fixtures, and much more. Very little for you to do, which leaves time to enjoy the Private Wooded Lot from both a Balcony and a Deck. Plus all the Radisson Amenities!

13. 2018-10-01
    historical
14. 2018-09-07
    status Active
15. 2018-07-27
    status Pending Sale
16. 2018-07-16
    status Active
17. 2018-07-11
    historical Continue to Show- Under Contract
18. 2018-06-27
    listed $154,900 Active
19. 2003-04-28
    soldstatus $103,500

ⓘ 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: $5,803 · $484/mo
• Projected year-2 tax: $5,803 · $484/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 ≥96°F today · 15 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: $24,054
• − Mortgage interest: −$11,203
• − Property taxes: −$5,803
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,924
• − Management: −$1,924
• − HOA: −$936
• − Depreciation: −$5,818
• Taxable loss: −$4,555
• Est. tax savings @ 24.0%: +$1,093
• After-tax cash flow: $-229/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 — Radisson

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Radisson, NY
• County: Onondaga County · 247,257 people
• 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

+93.2% since first listed

19 events — show timeline

• 2026-05-07 Pending — CNYIS
• 2026-05-01 Listed $200,000 CNYIS
• 2020-05-19 Sold (MLS) $162,000 CNYIS
• 2020-05-18 Sold (Public Records) $162,000 Public Records
• 2020-03-21 Pending — CNYIS
• 2020-03-07 Listed $159,900 CNYIS
• 2019-08-01 Sold (Public Records) $155,000 Public Records
• 2019-07-31 Sold (MLS) $155,000 CNYIS
• 2019-07-02 Pending — CNYIS
• 2019-06-18 Pending — CNYIS
• 2019-06-06 Contingent — CNYIS
• 2019-06-05 Listed $154,900 CNYIS
• 2018-10-01 Listing Removed — CNYIS
• 2018-09-07 Relisted — CNYIS
• 2018-07-27 Pending — CNYIS
• 2018-07-16 Relisted — CNYIS
• 2018-07-11 Contingent — CNYIS
• 2018-06-27 Listed $154,900 CNYIS
• 2003-04-28 Sold (Public Records) $103,500 Public Records

Property tax history

+4.3%/yr

Latest (2025): $5,803 · +3.2% YoY. Source: county tax records.