114 Skyview Dr · Galeville, NY 13088

$195,000

2 bd · 1.0 ba · 1,317 sqft · SingleFamily public records · 11 Days on market

Built 1962 9,100 sqft lot Est $244k · 20% under

---

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 +19.7/30.0
• ARV discount +15.0/15.0
• 1% rule +6.3/10.0
• DSCR +6.2/10.0
• Schools +4.3/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Rustic style cape cod that has been in the family since it was built in 1962! Traditional Oot cape floor plan with 1 bedroom down and two bedrooms up. One second floor bedroom was divided in half to accomodate 2 small bedrooms, could easily be converted back to one large bedroom. The second floor was originally plumbed for another bathroom, but was always used as storage. Full bathroom on first floor , large formal living room with picture window and hardwood floors, formal dining room with double windows and hardwood floors, first floor bedroom, den or office with hardwoods and walnut paneling and eat-in kitchen with island and refaced cabinets. Oversized garage with front and back outside

Key facts

• Den or office
• Formal dining room
• Eat-in kitchen

Tags

• RUSTIC STYLE CAPE COD
• LARGE FORMAL LIVING ROOM
• FORMAL DINING ROOM
• DEN OR OFFICE
• EAT-IN KITCHEN
• OVERSIZED GARAGE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $227 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $195k).
• Cap rate 7.7% vs local median 5.1% in Galeville — 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 74/100 on livability (#280 in NY, #4,444 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: commute D+, schools D-, amenities F.
• 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: 68 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 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 11 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price.

Recommended offer $195,000

Questions for the listing agent

1. Built in 1962 — 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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.13% ✓
• Cap rate: 7.69%
• Cash-on-cash: 4.99%
• DSCR: 1.22
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $243,645
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
114 Skyview Dr	0.00mi	3/1.0 (+1)	1,317 (0%)	0mo	$234,000	$178	95
128 Traister Dr	0.25mi	3/1.0 (+1)	1,430 (+9%)	4mo	$219,900	$154	66
511 Drexler St	0.52mi	2/2.0	1,298 (-1%)	9mo	$265,000	$204	62
123 Plaxdale Rd	0.21mi	3/2.0 (+1)	1,488 (+13%)	1mo	$257,000	$173	59
4873 Thornwood Dr	0.73mi	3/1.5 (+1)	1,320 (+0%)	2mo	$265,000	$201	57
200 Vardon St	0.63mi	3/1.0 (+1)	1,256 (-5%)	4mo	$149,900	$119	54
4848 Juneway Dr S	0.60mi	3/2.0 (+1)	1,386 (+5%)	8mo	$290,000	$209	48
118 Hanover Ave	0.47mi	2/2.0	1,164 (-12%)	10mo	$237,500	$204	46
723 7th North St	0.44mi	3/1.5 (+1)	1,512 (+15%)	3mo	$280,000	$185	46
310 Midwood Dr	0.73mi	3/2.0 (+1)	1,256 (-5%)	8mo	$199,400	$159	43
204 Libby St	0.67mi	3/1.5 (+1)	1,440 (+9%)	9mo	$240,000	$167	39
210 Ferncliff Ave	0.68mi	3/1.0 (+1)	1,164 (-12%)	9mo	$215,000	$185	37

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: -8.5%
• Equity multiple: 0.69×
• Total profit: $-17,017
• Equity at exit: $29,075

10-year hold

• IRR: 1.1%
• Equity multiple: 1.08×
• Total profit: $4,328
• Equity at exit: $16,860

Cash invested: $54,600 (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 13088

• Active inventory: 68
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $2,200 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$407 /mo · $4,884/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $227

Break-even live

Break-even rent $1,912

Max offer price $195,000

Occupancy floor 85%

Sensitivity live

Price	-10% $337	-5% $282	+0% $227	+5% $172	+10% $116
Rent	-10% $53	-5% $140	+0% $227	+5% $314	+10% $401
Rate	-1.0pp $325	-0.5pp $276	base $227	+0.5pp $176	+1.0pp $125

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
368 Electronics Pkwy Unit 368D Liverpool, NY	3.0	2.0	1242	$1,600	$1.29	44d	1	0.39mi
213 Sunflower Dr Liverpool, NY	3.0	1.0	936	$2,450	$2.62	14d	1	0.55mi
629 Old Liverpool Rd Liverpool, NY	1.0–2.0	1.0–2.0	1150	$2,650	$2.30	14d	1	0.56mi
429 Beechwood Ave Liverpool, NY	3.0	1.0	900	$2,000	$2.22	21d	1	0.59mi
24 Town Garden Dr Liverpool, NY	1.0–2.0	1.0	825	$1,435	$1.74	14d	1	0.68mi
122 Memphis St Liverpool, NY	2.0	1.5	1450	$2,695	$1.86	14d	1	1.23mi
100 Buckley Rd Liverpool, NY	1.0–2.0	1.0–2.0	985	$3,850	$3.91	14d	1	1.26mi

Listing history 3 events

1. 2026-04-27
   status Pending
2. 2026-04-21
   historical Active Under Contract
3. 2026-04-17
   listed $195,000 Active

ⓘ 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: $4,884 · $407/mo
• Projected year-2 tax: $4,884 · $407/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 ≥96°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: $26,395
• − Mortgage interest: −$10,923
• − Property taxes: −$4,884
• − Insurance: −$975
• − Repairs & maintenance: −$2,112
• − Management: −$2,112
• − Depreciation: −$5,673
• Taxable loss: −$283
• Est. tax savings @ 24.0%: +$68
• After-tax cash flow: $2,790/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 — Galeville

• Score: 74/100
• State rank: #280
• US rank: #4444

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 21,875

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 (84%)
• Race & ethnicity: White 84% Hispanic / Latino 5% Two or more races 5% Asian 4% Black 3%
• Common ancestry: Romanian 8% Lithuanian 4% Italian 2%
• Foreign-born: 8% · Canada, Vietnam, China
• Languages at home: 89% English-only · Spanish 3% Other Indo-European 2% Vietnamese 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: ▼ -185.59%
• Current HPI: 334.0109
• Rent YoY: —
• Metro: —
• 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

3 events — show timeline

• 2026-04-27 Pending — CNYIS
• 2026-04-21 Contingent — CNYIS
• 2026-04-17 Listed $195,000 CNYIS

Property tax history

+2.0%/yr

Latest (2025): $4,884 · +3.0% YoY. Source: county tax records.