286 Cedar Ct · Village Green, NY 13027

$119,000

2 bd · 2.0 ba · 1,056 sqft · Townhouse public records · 15 Days on market

Built 1970 3.25 ac lot $113/sqft · 20% below area Est $149k · 20% under $250/mo HOA · 15% of rent

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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 +21.2/30.0
• ARV discount +15.0/15.0
• 1% rule +8.8/10.0
• DSCR +6.7/10.0
• Schools +4.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Very Private Condo Located In Village Green. With Front Patio and lower back patio and a back first floor deck, Two Great rooms, two bedrooms, 2 baths, two parking spots, conveniently located near shopping and rt 690 And The Thruway.

Key facts

• Level walk out
• Ravine creek view
• $250 HOA

Tags

• LEVEL WALK OUT
• RAVINE CREEK VIEW

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Condo 1 HOA with a $250 monthly fee; HOA covers insurance, structure maintenance, sewer, snow removal, trash, and water

Exterior

• Parking: Assigned parking (two spaces), no garage
• Utilities: Cable available; High-speed internet available; Public water connected; Sewer connected; Circuit breaker electrical system
• Home design: Two-story residence; Existing construction; Flat roof
• Construction: Wood siding; Copper plumbing
• Exterior features: Deck; Patio; Irregular lot; Near public transit

Interior

• Kitchen: Electric oven; Electric range; Microwave; Refrigerator
• Bedrooms: Total of 5 rooms including living, family, and laundry areas
• Flooring: Laminate; Resilient flooring; Tile; Varied flooring types
• Bathrooms: 2 full bathrooms
• Heating & cooling: Gas forced-air heating
• Interior features: Separate/formal living room; Open living/dining area; Full, partially finished basement
• Laundry & utility: Laundry located in the basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $119k.

Deal economics

• At list price, monthly cash flow is $171 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $119k).
• Recommended offer: $117k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 5.3% in Village Green — 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 64/100 on livability (#720 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A, crime B; Watch: employment C-, amenities F, commute F.
• 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.
• Market conditions: 222 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $823 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

• It's been on market 15 days — a 2% lower offer ($117k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y 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.

Recommended offer $117,215 (1.5% below list)

Questions for the listing agent

1. Built in 1970 — 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. 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: 1.38% ✓
• Cap rate: 8.02%
• Cash-on-cash: 6.17%
• DSCR: 1.27
• GRM: 6.0

CMA / ARV

• ARV (median comp): $149,135
• List price: $119,000
• Delta: -20.21%
• 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
286 Cedar Ct	0.00mi	2/2.0	1,056 (0%)	0mo	$124,000	$117	100
279 Cedar Ct	0.03mi	2/2.0	1,056 (0%)	0mo	$158,500	$150	98
285 Cedar Ct	0.06mi	3/2.0 (+1)	1,056 (0%)	7mo	$180,000	$170	86
121 Softwind Cir	0.49mi	2/1.5	1,020 (-3%)	2mo	$180,000	$176	68
637 Village Blvd N	0.36mi	2/1.5	962 (-9%)	3mo	$180,000	$187	64
720 Idlewood Blvd	0.50mi	2/1.5	1,121 (+6%)	4mo	$179,900	$160	61
699 Idlewood Blvd	0.58mi	3/1.5 (+1)	1,043 (-1%)	6mo	$166,000	$159	59
748 S Village Blvd S	0.58mi	3/1.5 (+1)	1,116 (+6%)	10mo	$210,000	$188	48
471 Idlewood Blvd	0.55mi	2/1.0	903 (-14%)	8mo	$140,000	$155	40
773 S Village Blvd S	0.65mi	2/1.5	960 (-9%)	16mo	$160,000	$167	39
558 Village Blvd N	0.57mi	2/1.0	903 (-14%)	9mo	$152,000	$168	38
577 Village Blvd N	0.59mi	2/1.0	903 (-14%)	13mo	$145,157	$161	33

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: -6.6%
• Equity multiple: 0.76×
• Total profit: $-8,155
• Equity at exit: $17,743

10-year hold

• IRR: 3.2%
• Equity multiple: 1.23×
• Total profit: $7,820
• Equity at exit: $10,289

Cash invested: $33,320 (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: 222
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,646 high
• Mortgage (P&I): −$624
• Tax from tax record: −$205 /mo · $2,465/yr
• Insurance: −$50
• HOA: −$250
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $171

Break-even live

Break-even rent $1,429

Max offer price $119,000

Occupancy floor 85%

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10 Cedarwood Blvd Baldwinsville, NY	3.0	1.0–2.0	725	$1,438	$1.98	13d	1	0.26mi
327 Village Blvd N Baldwinsville, NY	2.0	1.0	806	$1,500	$1.86	21d	1	0.28mi
489 Idlewood Blvd #489 Baldwinsville, NY	2.0	1.0	903	$1,550	$1.72	13d	1	0.48mi
555 Village Blvd N Baldwinsville, NY	3.0	1.5	1043	$1,900	$1.82	13d	1	0.56mi
2814 Cold Springs Rd Baldwinsville, NY	1.0	1.0	950	$1,900	$2.00	21d	1	1.33mi

HOA detail

• Monthly dues: $250 · $3,000/yr

Listing history 10 events

1. 2026-05-30
   status $119,000 Pending 15 DOM
2. 2026-05-17
   historical Active Under Contract 744-char remark
3. 2026-05-14
   listed $119,000 Active 744-char remark
4. 2024-04-28
   historical $1,600
5. 2024-04-26
   listed $1,600
6. 2016-11-27
   soldstatus $850 Closed Sale or Rented 233-char remark

   Show marketing remark (233 chars)

   Very Private Condo Located In Village Green. With Front Patio and lower back patio and a back first floor deck, Two Great rooms, two bedrooms, 2 baths, two parking spots, conveniently located near shopping and rt 690 And The Thruway.

7. 2016-09-20
   status Pending Sale 233-char remark

   Show marketing remark (233 chars)

   Very Private Condo Located In Village Green. With Front Patio and lower back patio and a back first floor deck, Two Great rooms, two bedrooms, 2 baths, two parking spots, conveniently located near shopping and rt 690 And The Thruway.

8. 2015-10-06
   listed $84,950 Active 233-char remark

   Show marketing remark (233 chars)

   Very Private Condo Located In Village Green. With Front Patio and lower back patio and a back first floor deck, Two Great rooms, two bedrooms, 2 baths, two parking spots, conveniently located near shopping and rt 690 And The Thruway.

9. 2010-02-26
   soldstatus $67,000
10. 2001-06-27
    soldstatus $48,500

ⓘ 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: $2,465 · $205/mo
• Projected year-2 tax: $2,465 · $205/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: $19,754
• − Mortgage interest: −$6,666
• − Property taxes: −$2,465
• − Insurance: −$595
• − Repairs & maintenance: −$1,580
• − Management: −$1,580
• − HOA: −$3,000
• − Depreciation: −$3,462
• Taxable income: $405
• Est. tax owed @ 24.0%: −$97
• After-tax cash flow: $1,959/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 — Village Green

• Score: 64/100
• State rank: #720
• US rank: #13628

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Village Green, 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

+155.7% since first listed

11 events — show timeline

• 2026-06-15 Sold (MLS) $124,000 CNYIS
• 2026-05-29 Pending — CNYIS
• 2026-05-17 Contingent — CNYIS
• 2026-05-14 Listed $119,000 CNYIS
• 2024-04-28 Rental Removed $1,600 NYSAMLS
• 2024-04-26 Listed for Rent $1,600 NYSAMLS
• 2016-11-27 Sold (MLS) $850 CNYIS
• 2016-09-20 Pending — CNYIS
• 2015-10-06 Listed $84,950 CNYIS
• 2010-02-26 Sold (Public Records) $67,000 Public Records
• 2001-06-27 Sold (Public Records) $48,500 Public Records

Property tax history

+3.5%/yr

Latest (2025): $2,465 · +1.9% YoY. Source: county tax records.