369 Cameco Cir · Lakeland, NY 13090

$224,900

2 bd · 1.5 ba · 1,072 sqft · Condo public records · 4 Days on market

Built 1977 $250/mo HOA · 11% 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).

• Cash flow +13.5/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• Schools +4.3/10.0
• DSCR +4.1/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

PRICE DROP! Live the vacation life with 2 pools, tennis ct, river, fitness ctr, volleyball, marina +more. This unit has the best parking with room for 6 vehicles, END unit, deck, updated kitchen with sink overlooks dining room, custom railings inside allow large furniture upstairs. Recent improvements: Zero Draft type attic insulation, New driveway, "Comfort" windows + doors, interior doors, all new carpet, new garage door/opener, Kenmore Elite S/S dishwasher, Upst. bathroom remodel incl. plumbing behind walls. Interior just painted in a custom off white to show off your furniture or artwork. Garage walls also finished and nice enough to store your classic car or Harley! Easy living here, the snow plowing, lawn and exterior maintenance is all done for you. This one feels like new construction!

Key facts

• Private back deck
• Private garage
• Waterfront access

Tags

• END-UNIT TOWNHOUSE
• PRIVATE GARAGE
• FULLY EQUIPPED KITCHEN
• PRIVATE BACK DECK
• WATERFRONT ACCESS
• MARINA WITH BOAT DOCKING

Property features AI

Finance

• Financial info: Pets allowed: cats and dogs
• HOA & community: Association: JPM Services; Monthly association fee ($250) covering common area maintenance, common area insurance, insurance, structure maintenance, reserve fund, sewer, snow removal, trash, and water; Association amenities include clubhouse, dock, fitness center, pool, and tennis courts

Exterior

• Parking: Attached underground garage with garage door opener (1 garage space); See remarks
• Utilities: Public water (connected); Sewer connected; Cable available; High-speed internet available; Circuit breaker electric; Gas water heater
• Home design: 3 stories; Resale property; Vinyl siding construction
• Construction: Vinyl siding; Existing construction
• Exterior features: Deck; Open porch; Tennis court(s); Community/association pool

Interior

• Kitchen: Electric oven; Electric range; Microwave; Range hood; Dishwasher; Disposal; Refrigerator
• Bedrooms: Total rooms: 6; Room types include: Laundry, Recreation, Storage Room, Basement, Entry Foyer
• Flooring: Carpet; Laminate; Varies
• Bathrooms: 1 full bathroom; 1 half bathroom; 1 main-level bathroom
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Breakfast bar; Ceiling fan(s); Separate/formal dining room; Entrance foyer; Country kitchen; Kitchen island; Pantry; Storage; Solid surface counters; Natural woodwork; Window treatments; Drapes
• Laundry & utility: Washer; Dryer; Laundry located in basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $225k.

Deal economics

• At list price, monthly cash flow is $10 ($115/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $225k).

Location & tenants

• Location reads 76/100 on livability (#219 in NY, #3,457 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A; Watch: amenities F, commute 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.
• 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; 2 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 31% 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 $7k 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 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 9y 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 $102k; list at $225k implies a 120% gain — meaningful room to come down on a strong offer.

Recommended offer $224,900

Questions for the listing agent

1. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.00% ✓
• Cap rate: 6.34%
• Cash-on-cash: 0.18%
• DSCR: 1.01
• GRM: 8.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -15.9%
• Equity multiple: 0.43×
• Total profit: $-35,666
• Equity at exit: $33,533

10-year hold

• IRR: -7.4%
• Equity multiple: 0.53×
• Total profit: $-29,590
• Equity at exit: $19,445

Cash invested: $62,972 (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 13090

• Active inventory: 94
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,255 medium
• Mortgage (P&I): −$1,179
• Tax from tax record: −$249 /mo · $2,986/yr
• Insurance: −$94
• HOA: −$250
• Vacancy / Maint / Mgmt: −$474
• Net cashflow: $10

Break-even live

Break-even rent $2,243

Max offer price $224,900

Occupancy floor 95%

Sensitivity live

Price	-10% $137	-5% $73	+0% $10	+5% $-54	+10% $-118
Rent	-10% $-169	-5% $-79	+0% $10	+5% $99	+10% $188
Rate	-1.0pp $123	-0.5pp $67	base $10	+0.5pp $-49	+1.0pp $-108

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: $56,225
• Closing costs: $6,747
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
364 Cameco Cir Liverpool, NY	2.0	1.5	1072	$2,200	$2.05	15d	1	0.05mi
4294 Candlelight Ln Unit top Liverpool, NY	1.0	1.0	900	$1,100	$1.22	45d	1	1.39mi

HOA detail condo

• Monthly dues: $250 · $3,000/yr
• Likely covers: snow removalexterior maint.pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 3 events

1. 2026-06-21
   days on market $224,900 Active 4 DOM
2. 2026-06-18
   remarks 699-char remark
3. 2026-06-18
   listed $224,900 Active 1 DOM

ⓘ 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: $2,986 · $249/mo
• Projected year-2 tax: $3,393 · $283/mo
• Expected delta: +$408/yr (+$34/mo · 13.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $27,060
• − Mortgage interest: −$12,598
• − Property taxes: −$2,986
• − Insurance: −$1,124
• − Repairs & maintenance: −$2,165
• − Management: −$2,165
• − HOA: −$3,000
• − Depreciation: −$6,543
• Taxable loss: −$3,520
• Est. tax savings @ 24.0%: +$845
• After-tax cash flow: $960/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 — Lakeland

• Score: 76/100
• State rank: #219
• US rank: #3457

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Onondaga County · 247,257 people
• City population: 12,995
• 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

+274.8% since first listed

9 events — show timeline

• 2026-06-17 Listed $224,900 UNYREIS
• 2017-05-23 Sold (Public Records) $102,000 Public Records
• 2017-05-23 Sold (MLS) $102,000 CNYIS
• 2017-03-22 Contingent — CNYIS
• 2017-03-02 Price Changed $104,500 CNYIS
• 2017-01-27 Price Changed $104,900 CNYIS
• 2017-01-19 Listed $106,000 CNYIS
• 2014-09-02 Sold (Public Records) $102,000 Public Records
• 2001-03-30 Sold (Public Records) $60,000 Public Records

Property tax history

+9.4%/yr

Latest (2025): $2,986 · -0.9% YoY. Source: county tax records.