1022 Onondaga Rd · Fairmount, NY 13031

$169,777

4 bd · 2.5 ba · 2,016 sqft · SingleFamily public records · 45 Days on market

Built 1950 1.44 ac lot $84/sqft · 47% below area Est $321k · 47% under

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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 +28.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• Schools +5.1/10.0
• Livability +3.6/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This one won't sit. A 4-bedroom, 2.1-bath, 2,016 sq ft two-story on 1.44 wooded acres in Camillus — priced to move and built for upside. West Genesee School District. Public water. Public sewer. Gas forced air. The infrastructure is already there — you're not inheriting a project, you're inheriting a head start. Wood-burning fireplace, first-floor bedroom, 9 rooms total, 172 ft of road frontage, and a block foundation that's been standing since 1950. These bones don't bluff. For the owner-occupant: this is the space, the land, and the school district you've been waiting for at a price that still leaves room to make it yours. For the investor: Camillus comps don't lie — get in now, add value, and let the market do the rest.

Key facts

• Public sewer
• Gas forced air
• Public water

Tags

• WEST GENESEE SCHOOL DISTRICT
• PUBLIC WATER
• PUBLIC SEWER
• GAS FORCED AIR
• WOOD BURNING FIREPLACE
• FIRST FLOOR BEDROOM

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $531 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $165k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.0% vs local median 4.1% in Fairmount — 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 72/100 on livability (#366 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, employment A-; Watch: crime D, amenities F, commute F.
• West Genesee Central School District (suburban): math 56% / reading 61% proficiency, ranked #241 of 590 in NY (top 41%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 15% free/reduced lunch — higher-income household profile.
• Zoned schools: Onondaga Road Elementary School (math 52% / reading 67%, grade B-, #745 of 2,108 statewide, top 39%, 327 students, 31% FRL); West Genesee Middle School (math 42% / reading 62%, grade C+, #241 of 729 statewide, top 35%, 686 students, 32% FRL); West Genesee Senior High School (math 94%, 1,357 students, 30% FRL) — zoned schools average 31% FRL vs 15% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.9%/yr); 58 active listings in the ZIP; solid renter incomes; 616 units permitted in Onondaga County in 2024 (256 in 5+ unit buildings).
• This rent runs 33% 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 $1k of loan paydown is wiped out by about $5k 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 + 1.9% rent growth), your $48k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $164,683 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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 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: 1.42% ✓
• Cap rate: 10.04%
• Cash-on-cash: 13.39%
• DSCR: 1.60
• GRM: 5.9

CMA / ARV

• ARV (median comp): $320,726
• List price: $169,777
• Delta: -47.06%
• 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
5257 Onondaga Rd	0.52mi	4/2.5	2,016 (0%)	4mo	$289,000	$143	72
929 Onondaga Rd	0.12mi	4/2.5	2,188 (+8%)	11mo	$334,900	$153	71
111 Calumet Dr	0.25mi	4/3.0	1,888 (-6%)	8mo	$215,000	$114	69
108 Merriwether Dr	0.61mi	4/2.5	2,012 (-0%)	14mo	$385,000	$191	60
124 Terrytown Heights Dr	0.24mi	3/2.5 (-1)	1,791 (-11%)	8mo	$320,000	$179	59
213 Rutledge St	0.24mi	3/1.5 (-1)	1,894 (-6%)	15mo	$195,000	$103	57
501 Skyview	0.40mi	4/2.5	1,850 (-8%)	13mo	$300,000	$162	57
104 Pumpkin Ln	0.74mi	4/2.5	1,968 (-2%)	8mo	$345,000	$175	55
216 Dixon Dr	0.72mi	4/2.0	1,905 (-6%)	6mo	$260,000	$136	50
4246 Wolf Hollow Rd	0.57mi	4/2.0	2,180 (+8%)	11mo	$385,000	$177	48
615 S Terry Rd	0.59mi	4/2.0	1,794 (-11%)	13mo	$375,000	$209	42
902 Granger Rd	0.73mi	4/2.5	1,758 (-13%)	7mo	$350,000	$199	39

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 · 1.88% rent growth · sell at horizon

5-year hold

• IRR: 2.1%
• Equity multiple: 1.08×
• Total profit: $3,759
• Equity at exit: $25,314

10-year hold

• IRR: 10.5%
• Equity multiple: 1.77×
• Total profit: $36,666
• Equity at exit: $14,679

Cash invested: $47,538 (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 13031

• Home prices YoY: -18.8%
• Rents YoY: 1.9%
• Active inventory: 58
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $2,409 medium
• Mortgage (P&I): −$890
• Tax from tax record: −$411 /mo · $4,934/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$506
• Net cashflow: $531

Break-even live

Break-even rent $1,737

Max offer price $169,777

Occupancy floor 73%

Sensitivity live

Price	-10% $627	-5% $579	+0% $531	+5% $483	+10% $435
Rent	-10% $340	-5% $435	+0% $531	+5% $626	+10% $721
Rate	-1.0pp $616	-0.5pp $574	base $531	+0.5pp $487	+1.0pp $442

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: $42,444
• Closing costs: $5,093
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-09
   status $169,777 Pending 45 DOM
2. 2026-06-08
   days on market $169,777 Active Under Contract 45 DOM
3. 2026-06-07
   days on market $169,777 Active Under Contract 44 DOM
4. 2026-06-02
   days on market $169,777 Active Under Contract 39 DOM
5. 2026-06-01
   days on market $169,777 Active Under Contract 38 DOM
6. 2026-05-31
   days on market $169,777 Active Under Contract 37 DOM
7. 2026-05-30
   days on market $169,777 Active Under Contract 36 DOM
8. 2026-05-01
   status Active 750-char remark

   Show marketing remark (750 chars)

   This one won't sit. A 4-bedroom, 2.1-bath, 2,016 sq ft two-story on 1.44 wooded acres in Camillus — priced to move and built for upside. West Genesee School District. Public water. Public sewer. Gas forced air. The infrastructure is already there — you're not inheriting a project, you're inheriting a head start. Wood-burning fireplace, first-floor bedroom, 9 rooms total, 172 ft of road frontage, and a block foundation that's been standing since 1950. These bones don't bluff. For the owner-occupant: this is the space, the land, and the school district you've been waiting for at a price that still leaves room to make it yours. For the investor: Camillus comps don't lie — get in now, add value, and let the market do the rest.

9. 2026-04-01
   status Pending 750-char remark

   Show marketing remark (750 chars)

   This one won't sit. A 4-bedroom, 2.1-bath, 2,016 sq ft two-story on 1.44 wooded acres in Camillus — priced to move and built for upside. West Genesee School District. Public water. Public sewer. Gas forced air. The infrastructure is already there — you're not inheriting a project, you're inheriting a head start. Wood-burning fireplace, first-floor bedroom, 9 rooms total, 172 ft of road frontage, and a block foundation that's been standing since 1950. These bones don't bluff. For the owner-occupant: this is the space, the land, and the school district you've been waiting for at a price that still leaves room to make it yours. For the investor: Camillus comps don't lie — get in now, add value, and let the market do the rest.

10. 2026-03-27
    historical Active Under Contract 750-char remark

    Show marketing remark (750 chars)

    This one won't sit. A 4-bedroom, 2.1-bath, 2,016 sq ft two-story on 1.44 wooded acres in Camillus — priced to move and built for upside. West Genesee School District. Public water. Public sewer. Gas forced air. The infrastructure is already there — you're not inheriting a project, you're inheriting a head start. Wood-burning fireplace, first-floor bedroom, 9 rooms total, 172 ft of road frontage, and a block foundation that's been standing since 1950. These bones don't bluff. For the owner-occupant: this is the space, the land, and the school district you've been waiting for at a price that still leaves room to make it yours. For the investor: Camillus comps don't lie — get in now, add value, and let the market do the rest.

11. 2026-03-25
    listed $169,777 Active 750-char remark

    Show marketing remark (750 chars)

    This one won't sit. A 4-bedroom, 2.1-bath, 2,016 sq ft two-story on 1.44 wooded acres in Camillus — priced to move and built for upside. West Genesee School District. Public water. Public sewer. Gas forced air. The infrastructure is already there — you're not inheriting a project, you're inheriting a head start. Wood-burning fireplace, first-floor bedroom, 9 rooms total, 172 ft of road frontage, and a block foundation that's been standing since 1950. These bones don't bluff. For the owner-occupant: this is the space, the land, and the school district you've been waiting for at a price that still leaves room to make it yours. For the investor: Camillus comps don't lie — get in now, add value, and let the market do the rest.

ⓘ 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: $4,934 · $411/mo
• Projected year-2 tax: $4,934 · $411/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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥94°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: $28,904
• − Mortgage interest: −$9,510
• − Property taxes: −$4,934
• − Insurance: −$849
• − Repairs & maintenance: −$2,312
• − Management: −$2,312
• − Depreciation: −$4,939
• Taxable income: $4,048
• Est. tax owed @ 24.0%: −$971
• After-tax cash flow: $5,396/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: West Genesee Central School District
• NCES district ID: 3630630
• Math proficiency: 56% ▼ -13.00%
• Reading proficiency: 61% ▲ 3.00%
• Median HH income: $65,588
• Composite: 51.31/100
• National rank: #1745
• State rank: #241 of 590 in NY

Livability — Fairmount

• Score: 72/100
• State rank: #366
• US rank: #6334

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fairmount, NY
• County: Onondaga County · 247,257 people
• Metro: Syracuse, NY
• Population (ZIP): 16,285
• Household income: $88,224
• Rent vs Own: 23.4% rent · 76.6% own
• Severe rent burden: 400.0

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 (91%)
• Race & ethnicity: White 91% Two or more races 6% Hispanic / Latino 2% Asian 2%
• Common ancestry: Romanian 9% Subsaharan African 3% Lithuanian 2%
• Foreign-born: 7% · Canada
• Languages at home: 92% English-only · Russian/Polish/Slavic 3% Spanish 2% Other Indo-European 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: ▼ -73.56%
• Current HPI: 317.4693
• Rent YoY: ▲ 1.88%
• 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

4 events — show timeline

• 2026-05-01 Relisted — UNYREIS
• 2026-04-01 Pending — UNYREIS
• 2026-03-27 Contingent — UNYREIS
• 2026-03-25 Listed $169,777 UNYREIS

Property tax history

+2.5%/yr

Latest (2025): $4,934 · +2.2% YoY. Source: county tax records.