1229 Tulip St · Liverpool, NY 13090

$144,900

2 bd · 1.0 ba · 852 sqft · SingleFamily public records · 6 Days on market

Built 1910 0.30 ac lot Est $188k · 23% 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 +22.0/30.0
• ARV discount +15.0/15.0
• 1% rule +7.0/10.0
• DSCR +7.0/10.0
• Schools +4.3/10.0
• Livability +4.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home needs a complete update inside & out. Also see MlS # 253098. an additional 6.2 acres is offered for $120,000. House and the total acreage is offered for $140,000. (a little over 7 acres. ) House alone- $40K w/ 70 x 188 lot. It's an old farmhouse. Check it out!

Key facts

• Brand new roof
• Radiant flooring
• Shopping

Tags

• RADIANT FLOORING
• BRAND NEW ROOF
• MAJOR HIGHWAYS
• SHOPPING
• EVERYDAY CONVENIENCES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $230 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Cap rate 8.2% vs local median 5.0% in Liverpool — 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 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.
• Market conditions: 95 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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 $4k 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 15y 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 $30k; list at $145k implies a 383% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $144,900

Questions for the listing agent

1. Built in 1910 — 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. 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: 1.20% ✓
• Cap rate: 8.20%
• Cash-on-cash: 6.81%
• DSCR: 1.30
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $188,292
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
810 Tulip St	0.42mi	2/1.0	800 (-6%)	0mo	$176,777	$221	70

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: -5.8%
• Equity multiple: 0.79×
• Total profit: $-8,692
• Equity at exit: $21,605

10-year hold

• IRR: 4.0%
• Equity multiple: 1.29×
• Total profit: $11,798
• Equity at exit: $12,528

Cash invested: $40,572 (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: 6.9×

Monthly cashflow live

• Estimated rent: $1,746 high
• Mortgage (P&I): −$760
• Tax from tax record: −$329 /mo · $3,945/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $230

Break-even live

Break-even rent $1,454

Max offer price $144,900

Occupancy floor 82%

Sensitivity live

Price	-10% $312	-5% $271	+0% $230	+5% $189	+10% $148
Rent	-10% $92	-5% $161	+0% $230	+5% $299	+10% $368
Rate	-1.0pp $303	-0.5pp $267	base $230	+0.5pp $193	+1.0pp $155

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: $36,225
• Closing costs: $4,347
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1217 Tulip St Unit 128 Liverpool, NY	2.0	2.0	1100	$1,650	$1.50	44d	1	0.06mi
1217 Tulip St Unit 133 Liverpool, NY	1.0	1.0	620	$1,400	$2.26	44d	1	0.06mi
1217 Tulip St Unit 125 Liverpool, NY	1.0	1.0	620	$1,400	$2.26	22d	1	0.06mi
1219 Tulip St Unit 215 Liverpool, NY	1.0	1.0	620	$1,400	$2.26	44d	1	0.09mi
24 Town Garden Dr Liverpool, NY	1.0–2.0	1.0	825	$1,435	$1.74	14d	1	0.98mi
213 Sunflower Dr Liverpool, NY	3.0	1.0	936	$2,450	$2.62	14d	1	1.06mi
66 Grampian Rd Liverpool, NY	1.0–2.0	1.0	840	$1,300	$1.55	44d	1	1.13mi
4294 Candlelight Ln Unit top Liverpool, NY	1.0	1.0	900	$1,100	$1.22	44d	1	1.24mi

Listing history 5 events

1. 2026-04-17
   status Pending
2. 2026-04-11
   listed $144,900 Active
3. 2012-10-22
   historical 279-char remark

   Show marketing remark (279 chars)

   This home needs a complete update inside & out. Also see MlS # 253098. an additional 6.2 acres is offered for $120,000. House and the total acreage is offered for $140,000. (a little over 7 acres. ) House alone- $40K w/ 70 x 188 lot. It's an old farmhouse. Check it out!

4. 2012-10-15
   soldstatus $30,000 279-char remark

   Show marketing remark (279 chars)

   This home needs a complete update inside & out. Also see MlS # 253098. an additional 6.2 acres is offered for $120,000. House and the total acreage is offered for $140,000. (a little over 7 acres. ) House alone- $40K w/ 70 x 188 lot. It's an old farmhouse. Check it out!

5. 2011-05-04
   listed $40,000 279-char remark

   Show marketing remark (279 chars)

   This home needs a complete update inside & out. Also see MlS # 253098. an additional 6.2 acres is offered for $120,000. House and the total acreage is offered for $140,000. (a little over 7 acres. ) House alone- $40K w/ 70 x 188 lot. It's an old farmhouse. Check it out!

ⓘ 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: $3,945 · $329/mo
• Projected year-2 tax: $3,945 · $329/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 · 15 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: $20,952
• − Mortgage interest: −$8,117
• − Property taxes: −$3,945
• − Insurance: −$724
• − Repairs & maintenance: −$1,676
• − Management: −$1,676
• − Depreciation: −$4,215
• Taxable income: $598
• Est. tax owed @ 24.0%: −$144
• After-tax cash flow: $2,621/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

• Census place: Liverpool, NY
• 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

+262.2% since first listed

5 events — show timeline

• 2026-04-17 Pending — CNYIS
• 2026-04-11 Listed $144,900 CNYIS
• 2012-10-22 Listing Removed — CNYIS
• 2012-10-15 Sold (MLS) $30,000 CNYIS
• 2011-05-04 Listed $40,000 CNYIS

Property tax history

+1.4%/yr

Latest (2025): $3,945 · +0.3% YoY. Source: county tax records.