103 Stinson St · Lakeland, NY 13209

$144,900

3 bd · 1.0 ba · 1,145 sqft · SingleFamily public records · 41 Days on market

Built 1955 7,854 sqft lot $127/sqft · 26% below area Est $196k · 26% under

---

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 +26.7/30.0
• ARV discount +15.0/15.0
• DSCR +9.2/10.0
• 1% rule +8.7/10.0
• Livability +3.8/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great location, easy Access to Route 690 and NYS Thruway. Vinyl sided for easy maintenance. 3 Bedrooms, Laundry Room plus den, pleasant kitchen with large windows. Fenced yard and detached garage.

Key facts

• Move in readiness
• New garage door
• 7,854 sq ft lot

Tags

• LUXURY VINYL FLOORING
• NEW LIGHTING FIXTURES
• COMPLETE REBUILD OF THE ROOF
• NEW GARAGE DOOR
• MOVE IN READINESS
• EASY ACCESS TO MAJOR ROADWAYS

Property features AI

Exterior

• Parking: Detached garage; Shared driveway; 1 garage space
• Utilities: Public water (connected); Sewer connected; Cable available; Power available
• Home design: Single-story; Existing structure
• Construction: Vinyl siding; Asphalt roof
• Exterior features: Blacktop driveway; Partial fence; Fence; Near public transit; Rectangular residential lot; City street frontage

Interior

• Kitchen: Gas range; Gas oven; Refrigerator
• Bedrooms: 3 main-level bedrooms
• Flooring: Luxury vinyl
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Gas forced-air heating; Has heating
• Interior features: Eat-in kitchen; Separate/formal living room; Main level primary; Bedroom on main level
• Laundry & utility: Washer; Dryer; Laundry on main level; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $393 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $141k (3.0% below list) — sets the bar for market timing.

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: schools C-, amenities F, commute F.
• Solvay Union Free School District (suburban): math 31% / reading 42% proficiency, ranked #550 of 590 in NY (top 93%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 59 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 616 units permitted in Onondaga County in 2024 (256 in 5+ unit buildings).
• This rent runs 35% of the median local income ($68k/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 $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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $41k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 6y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $140,553 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 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 1955 — 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. 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: 1.37% ✓
• Cap rate: 9.54%
• Cash-on-cash: 11.61%
• DSCR: 1.52
• GRM: 6.1

CMA / ARV

• ARV (median comp): $196,181
• List price: $144,900
• Delta: -26.14%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
117 Bennett Ave	0.12mi	4/2.0 (+1)	1,152 (+1%)	16mo	$206,000	$179	71
1181 Van Vleck Rd	0.28mi	2/1.0 (-1)	1,124 (-2%)	11mo	$170,000	$151	69
124 Curtis Ave	0.04mi	3/2.0	1,248 (+9%)	21mo	$204,500	$164	61

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: 1.1%
• Equity multiple: 1.04×
• Total profit: $1,659
• Equity at exit: $21,605

10-year hold

• IRR: 10.8%
• Equity multiple: 1.84×
• Total profit: $34,188
• Equity at exit: $12,528

Cash invested: $40,572 (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 13209

• Home prices YoY: -7.7%
• Active inventory: 59
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,980 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$351 /mo · $4,218/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$416
• Net cashflow: $393

Break-even live

Break-even rent $1,483

Max offer price $144,900

Occupancy floor 75%

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: $36,225
• Closing costs: $4,347
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
364 Cameco Cir Liverpool, NY	2.0	1.5	1072	$2,200	$2.05	14d	1	1.07mi

Listing history 27 events

1. 2026-06-16
   status $144,900 Pending 41 DOM
2. 2026-06-16
   days on market $144,900 Active 41 DOM
3. 2026-06-15
   days on market $144,900 Active 40 DOM
4. 2026-06-14
   days on market $144,900 Active 38 DOM
5. 2026-06-13
   pricedays on market $144,900 Active 37 DOM
6. 2026-06-10
   days on market $149,900 Active 35 DOM
7. 2026-06-09
   days on market $149,900 Active 34 DOM
8. 2026-06-08
   days on market $149,900 Active 33 DOM
9. 2026-06-07
   days on market $149,900 Active 32 DOM
10. 2026-06-02
    days on market $149,900 Active 27 DOM
11. 2026-06-01
    pricedays on market $149,900 Active 26 DOM
12. 2026-05-31
    days on market $154,900 Active 25 DOM
13. 2026-05-30
    days on market $154,900 Active 24 DOM
14. 2026-05-12
    historical Active Under Contract 822-char remark
15. 2026-05-06
    listed $154,900 Active 822-char remark
16. 2023-05-31
    soldstatus $139,000 Closed Sale or Rented 196-char remark

    Show marketing remark (196 chars)

    Great location, easy Access to Route 690 and NYS Thruway. Vinyl sided for easy maintenance. 3 Bedrooms, Laundry Room plus den, pleasant kitchen with large windows. Fenced yard and detached garage.

17. 2023-05-30
    soldstatus $139,000
18. 2023-05-04
    status Pending Sale 196-char remark

    Show marketing remark (196 chars)

    Great location, easy Access to Route 690 and NYS Thruway. Vinyl sided for easy maintenance. 3 Bedrooms, Laundry Room plus den, pleasant kitchen with large windows. Fenced yard and detached garage.

19. 2023-04-03
    historical Continue to Show- Under Contract 196-char remark

    Show marketing remark (196 chars)

    Great location, easy Access to Route 690 and NYS Thruway. Vinyl sided for easy maintenance. 3 Bedrooms, Laundry Room plus den, pleasant kitchen with large windows. Fenced yard and detached garage.

20. 2023-03-29
    listed $124,900 Active 196-char remark

    Show marketing remark (196 chars)

    Great location, easy Access to Route 690 and NYS Thruway. Vinyl sided for easy maintenance. 3 Bedrooms, Laundry Room plus den, pleasant kitchen with large windows. Fenced yard and detached garage.

21. 2020-09-02
    soldstatus $39,000 Closed Sale or Rented
22. 2020-08-17
    status Under Contract- Do Not Show
23. 2020-08-13
    historical Continue to Show- Under Contract
24. 2020-08-04
    status Active
25. 2020-07-31
    historical
26. 2020-07-30
    listed $39,900 Active
27. 2006-12-18
    soldstatus $53,000

ⓘ 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: $4,218 · $351/mo
• Projected year-2 tax: $4,218 · $351/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 2/10 Low
• 🌡 Heat 3/10 Moderate 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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,762
• − Mortgage interest: −$8,117
• − Property taxes: −$4,218
• − Insurance: −$724
• − Repairs & maintenance: −$1,901
• − Management: −$1,901
• − Depreciation: −$4,215
• Taxable income: $2,686
• Est. tax owed @ 24.0%: −$645
• After-tax cash flow: $4,067/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: Solvay Union Free School District
• NCES district ID: 3627150
• Math proficiency: 31% ▼ -14.00%
• Reading proficiency: 42% ▼ -4.00%
• Median HH income: $47,163
• Composite: 31.28/100
• National rank: #6018
• State rank: #550 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): 12,714
• Household income: $68,138
• Rent vs Own: 29.6% rent · 70.4% own
• Severe rent burden: 210.0

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 (86%)
• Race & ethnicity: White 86% Two or more races 6% Hispanic / Latino 6% Black 3%
• Hispanic origin (detail): Mexican 1% Puerto Rican 4%
• Common ancestry: Romanian 11% Subsaharan African 6% Lithuanian 2%
• Foreign-born: 11% · Canada, China
• Languages at home: 87% English-only · Russian/Polish/Slavic 5% Spanish 3% Arabic 2%

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: ▼ -27.23%
• Current HPI: 326.7671
• 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

+173.4% since first listed

18 events — show timeline

• 2026-06-16 Pending — CNYIS
• 2026-06-11 Price Changed $144,900 CNYIS
• 2026-06-01 Price Changed $149,900 CNYIS
• 2026-05-27 Relisted — CNYIS
• 2026-05-12 Contingent — CNYIS
• 2026-05-06 Listed $154,900 CNYIS
• 2023-05-31 Sold (MLS) $139,000 CNYIS
• 2023-05-30 Sold (Public Records) $139,000 Public Records
• 2023-05-04 Pending — CNYIS
• 2023-04-03 Contingent — CNYIS
• 2023-03-29 Listed $124,900 CNYIS
• 2020-09-02 Sold (MLS) $39,000 CNYIS
• 2020-08-17 Pending — CNYIS
• 2020-08-13 Contingent — CNYIS
• 2020-08-04 Relisted — CNYIS
• 2020-07-31 Listing Removed — CNYIS
• 2020-07-30 Listed $39,900 CNYIS
• 2006-12-18 Sold (Public Records) $53,000 Public Records

Property tax history

+3.6%/yr

Latest (2025): $4,218 · +5.4% YoY. Source: county tax records.