7300 Lakeshore Rd · Bridgeport, NY 13039

$94,250

3 bd · 1.0 ba · 1,020 sqft · Other public records · 165 Days on market

Built 1950 0.46 ac lot ↓ 47% since listing

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

two properties on one lot! Two three-bedroom homes on large lot. Rehab needed so much potential for owner occupant home or rental no waterfront but it is across the road from the waterfront community within one mile of public beach access park.

Key facts

• Private lot
• 0.46 acre lot
• Parking

Tags

• PRIVATE LOT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $94k.

Deal economics

• At list price, monthly cash flow is $919 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $94k).
• Recommended offer: $83k (12.0% below list) — sets the bar for market timing.
• Cap rate 18.0% vs local median 2.3% in Bridgeport — 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 66/100 on livability (#655 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: schools C-, amenities F, commute F.
• North Syracuse Central School District (suburban): math 45% / reading 50% proficiency, ranked #402 of 590 in NY (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 87 active listings in the ZIP; 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 $652 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $26k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 165 days — a 12% lower offer ($83k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $5k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $82,940 (12.0% below list)

Questions for the listing agent

1. It's been on market 165 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.11% ✓
• Cap rate: 17.99%
• Cash-on-cash: 41.78%
• DSCR: 2.86
• GRM: 4.0

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: 38.4%
• Equity multiple: 2.64×
• Total profit: $43,278
• Equity at exit: $14,053

10-year hold

• IRR: 44.9%
• Equity multiple: 5.29×
• Total profit: $113,163
• Equity at exit: $8,149

Cash invested: $26,390 (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 13039

• Home prices YoY: -28.9%
• Active inventory: 87
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,988 medium
• Mortgage (P&I): −$494
• Tax est. 1.5%: −$118 /mo · $1,414/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$417
• Net cashflow: $919

Break-even live

Break-even rent $824

Max offer price $94,250

Occupancy floor 49%

Sensitivity live

Price	-10% $984	-5% $951	+0% $919	+5% $886	+10% $854
Rent	-10% $762	-5% $840	+0% $919	+5% $997	+10% $1,076
Rate	-1.0pp $966	-0.5pp $943	base $919	+0.5pp $894	+1.0pp $870

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: $23,562
• Closing costs: $2,828
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2025-10-08
   soldstatus $90,000
2. 2025-06-27
   status Pending
3. 2025-03-12
   price $94,250
4. 2025-01-12
   listed $99,500 Active
5. 2024-08-20
   soldstatus $73,500 Closed 244-char remark

   Show marketing remark (244 chars)

   two properties on one lot! Two three-bedroom homes on large lot. Rehab needed so much potential for owner occupant home or rental no waterfront but it is across the road from the waterfront community within one mile of public beach access park.

6. 2024-08-08
   soldstatus $73,500
7. 2024-04-13
   status Pending 244-char remark

   Show marketing remark (244 chars)

   two properties on one lot! Two three-bedroom homes on large lot. Rehab needed so much potential for owner occupant home or rental no waterfront but it is across the road from the waterfront community within one mile of public beach access park.

8. 2024-04-11
   price $80,000 244-char remark

   Show marketing remark (244 chars)

   two properties on one lot! Two three-bedroom homes on large lot. Rehab needed so much potential for owner occupant home or rental no waterfront but it is across the road from the waterfront community within one mile of public beach access park.

9. 2024-04-10
   status Active 244-char remark

   Show marketing remark (244 chars)

   two properties on one lot! Two three-bedroom homes on large lot. Rehab needed so much potential for owner occupant home or rental no waterfront but it is across the road from the waterfront community within one mile of public beach access park.

10. 2024-04-05
    historical Active Under Contract 244-char remark

    Show marketing remark (244 chars)

    two properties on one lot! Two three-bedroom homes on large lot. Rehab needed so much potential for owner occupant home or rental no waterfront but it is across the road from the waterfront community within one mile of public beach access park.

11. 2024-03-11
    listed $99,000 Active 244-char remark

    Show marketing remark (244 chars)

    two properties on one lot! Two three-bedroom homes on large lot. Rehab needed so much potential for owner occupant home or rental no waterfront but it is across the road from the waterfront community within one mile of public beach access park.

12. 2023-11-09
    historical
13. 2023-11-02
    price $99,900
14. 2023-10-23
    price $109,900
15. 2023-10-17
    price $129,900
16. 2023-10-03
    price $149,900
17. 2023-09-19
    listed $169,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥95°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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,851
• − Mortgage interest: −$5,279
• − Property taxes: −$1,414
• − Insurance: −$471
• − Repairs & maintenance: −$1,908
• − Management: −$1,908
• − Depreciation: −$2,742
• Taxable income: $10,128
• Est. tax owed @ 24.0%: −$2,431
• After-tax cash flow: $8,595/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: North Syracuse Central School District
• NCES district ID: 3621210
• Math proficiency: 45% ▼ -9.00%
• Reading proficiency: 50% ▲ 1.00%
• Median HH income: $62,904
• Composite: 41.93/100
• National rank: #3356
• State rank: #402 of 590 in NY

Livability — Bridgeport

• Score: 66/100
• State rank: #655
• US rank: #12191

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 3,611
• Population (ZIP): 17,184

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 (93%)
• Race & ethnicity: White 93% Asian 3% Two or more races 2% Black 2%
• Common ancestry: Romanian 10% Lithuanian 3% Slovak 2%
• Foreign-born: 4% · China, Canada, Mexico
• Languages at home: 95% English-only · Spanish 1% Other Indo-European 1% Chinese 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: ▼ -127.98%
• Current HPI: 314.7902
• 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

-47.0% since first listed

17 events — show timeline

• 2025-10-08 Sold (Public Records) $90,000 Public Records
• 2025-06-27 Pending — CNYIS
• 2025-03-12 Price Changed $94,250 CNYIS
• 2025-01-12 Listed $99,500 CNYIS
• 2024-08-20 Sold (MLS) $73,500 CNYIS
• 2024-08-08 Sold (Public Records) $73,500 Public Records
• 2024-04-13 Pending — CNYIS
• 2024-04-11 Price Changed $80,000 CNYIS
• 2024-04-10 Relisted — CNYIS
• 2024-04-05 Contingent — CNYIS
• 2024-03-11 Listed $99,000 CNYIS
• 2023-11-09 Listing Removed — WNYREIS
• 2023-11-02 Price Changed $99,900 WNYREIS
• 2023-10-23 Price Changed $109,900 WNYREIS
• 2023-10-17 Price Changed $129,900 WNYREIS
• 2023-10-03 Price Changed $149,900 WNYREIS
• 2023-09-19 Listed $169,900 WNYREIS

Property tax history

+1.4%/yr

Latest (2025): $5,782 · +2.5% YoY. Source: county tax records.