101 Chestnut Hill Dr · Galeville, NY 13088

$199,900

3 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 7 Days on market

Built 1952 0.27 ac lot $198/sqft · 12% below area Est $248k · 19% 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 +17.5/30.0
• ARV discount +15.0/15.0
• 1% rule +5.9/10.0
• DSCR +5.5/10.0
• 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

SHOWINGS START FRIDAY MAY 15TH @ 9:00 AM; Lockbox on front door. PROPERTY BEING SOLD 'AS IS'. SQUARE FOOTAGE IS 1105, PER APPRAISAL. GREAT STARTER HOME! ROOF 2009 ; NEWER ELECTRICAL SERVICE-2015 ; HOT WATER TANK 2019 ; FURNACE AND CENTRAL AIR 2003 ; ALL WALL TO WALL CARPETING ON BOTH FLOORS/STAIRS REMOVED ON MAY 13, 2026. FABULOUS PRIVATE DEEP LOT - 226 FEET. EXTRA STORAGE ABOVE THE GARAGE!

Key facts

• Private deep lot
• Hot water tank 2019
• Roof 2009

Tags

• ROOF 2009
• NEW ELECTRICAL SERVICE
• HOT WATER TANK 2019
• FURNACE AND CENTRAL AIR 2003
• PRIVATE DEEP LOT
• EXTRA STORAGE ABOVE GARAGE

Property features AI

Exterior

• Parking: Attached garage with storage (1 garage space)
• Utilities: Electricity connected (circuit breakers); Public water connected; Sewer connected; Cable available
• Home design: Single-story home; Resale property; City street frontage
• Construction: Aluminum siding; Copper plumbing; Architectural shingle roof; Block foundation; Existing (year built details)
• Exterior features: Blacktop driveway; Open porch

Interior

• Kitchen: Gas range; Gas oven; Refrigerator
• Bedrooms: One bedroom on the main level
• Flooring: Hardwood; Vinyl; Varies
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Separate/formal dining room; Eat-in kitchen; Separate/formal living room; Storage
• Laundry & utility: Washer and dryer in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $152 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Cap rate 7.2% 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; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts; this cycle's ask is 18% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $199,900

Questions for the listing agent

1. Built in 1952 — 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: 1.09% ✓
• Cap rate: 7.21%
• Cash-on-cash: 3.26%
• DSCR: 1.15
• GRM: 7.6

CMA / ARV

• ARV (median comp): $247,737
• List price: $199,900
• Delta: -19.31%
• 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
122 Frederick Dr	0.42mi	3/1.0	994 (-1%)	8mo	$209,000	$210	71
117 Saslon Park Dr	0.61mi	3/2.0	988 (-2%)	2mo	$225,000	$228	63
110 Longwood Dr	0.58mi	3/1.0	1,076 (+7%)	3mo	$240,000	$223	60
120 Vincent Ave	0.53mi	3/1.5	1,085 (+8%)	1mo	$255,000	$235	59
308 Chestnut Heights Dr	0.39mi	3/2.0	1,104 (+10%)	6mo	$225,500	$204	57
213 Sunflower Dr	0.49mi	2/1.0 (-1)	936 (-7%)	4mo	$103,000	$110	57
343 Fairmount Ave	0.52mi	3/1.5	912 (-10%)	6mo	$167,000	$183	53
113 Grandy Dr	0.65mi	3/2.0	1,104 (+10%)	0mo	$276,500	$250	49
321 Glendale Ave	0.63mi	4/1.0 (+1)	1,080 (+7%)	6mo	$244,000	$226	48
253 Fairmount Ave	0.68mi	3/1.0	888 (-12%)	1mo	$220,000	$248	48
217 Beechwood Ave	0.74mi	3/1.0	1,080 (+7%)	8mo	$240,000	$222	47
227 Beechwood Ave	0.69mi	2/1.0 (-1)	1,080 (+7%)	9mo	$140,000	$130	43

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: -11.1%
• Equity multiple: 0.60×
• Total profit: $-22,548
• Equity at exit: $29,806

10-year hold

• IRR: -1.7%
• Equity multiple: 0.88×
• Total profit: $-6,548
• Equity at exit: $17,284

Cash invested: $55,972 (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: 7.6×

Monthly cashflow live

• Estimated rent: $2,178 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$437 /mo · $5,238/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$457
• Net cashflow: $152

Break-even live

Break-even rent $1,985

Max offer price $199,900

Occupancy floor 88%

Sensitivity live

Price	-10% $265	-5% $209	+0% $152	+5% $96	+10% $39
Rent	-10% $-20	-5% $66	+0% $152	+5% $238	+10% $324
Rate	-1.0pp $253	-0.5pp $203	base $152	+0.5pp $100	+1.0pp $48

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
629 Old Liverpool Rd Liverpool, NY	1.0–2.0	1.0–2.0	1150	$2,650	$2.30	14d	1	0.20mi
368 Electronics Pkwy Unit 368D Liverpool, NY	3.0	2.0	1242	$1,600	$1.29	44d	1	0.20mi
213 Sunflower Dr Liverpool, NY	3.0	1.0	936	$2,450	$2.62	14d	1	0.48mi
429 Beechwood Ave Liverpool, NY	3.0	1.0	900	$2,000	$2.22	22d	1	0.49mi
24 Town Garden Dr Liverpool, NY	1.0–2.0	1.0	825	$1,435	$1.74	14d	1	0.55mi
130 Old Liverpool Rd Liverpool, NY	4.0	1.0	1100	$1,700	$1.55	14d	1	1.01mi
6715 Buckley Rd Syracuse, NY	1.0–2.0	1.0	725	$2,175	$3.00	14d	5	1.06mi
122 Memphis St Liverpool, NY	2.0	1.5	1450	$2,695	$1.86	14d	1	1.17mi
100 Buckley Rd Liverpool, NY	1.0–2.0	1.0–2.0	985	$3,850	$3.91	14d	1	1.27mi

Listing history 8 events

1. 2026-06-18
   days on market $199,900 Active 7 DOM
2. 2026-06-17
   days on market $199,900 Active 6 DOM
3. 2026-06-16
   days on market $199,900 Active 5 DOM
4. 2026-06-15
   days on market $199,900 Active 4 DOM
5. 2026-06-14
   pricestatus $199,900 Active 2 DOM
6. 2026-06-10
   remarks 394-char remark
7. 2026-05-17
   status Pending 355-char remark
8. 2026-05-14
   listed $169,900 Active 355-char remark

ⓘ 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: $5,238 · $437/mo
• Projected year-2 tax: $5,238 · $437/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: $26,132
• − Mortgage interest: −$11,198
• − Property taxes: −$5,238
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,091
• − Management: −$2,091
• − Depreciation: −$5,815
• Taxable loss: −$1,300
• Est. tax savings @ 24.0%: +$312
• After-tax cash flow: $2,139/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

+17.7% since first listed

4 events — show timeline

• 2026-06-14 Relisted — CNYIS
• 2026-05-17 Pending — CNYIS
• 2026-05-16 Price Changed $199,900 CNYIS
• 2026-05-14 Listed $169,900 CNYIS

Property tax history

+1.3%/yr

Latest (2025): $5,238 · +2.9% YoY. Source: county tax records.