626 Hixson Ave · Syracuse, NY 13206

$149,900

3 bd · 1.0 ba · 1,094 sqft · SingleFamily public records · 7 Days on market

Built 1915 8,712 sqft lot $137/sqft · at area comps Est $156k · at est.

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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 +28.9/30.0
• DSCR +10.0/10.0
• ARV discount +9.1/15.0
• 1% rule +7.3/10.0
• Rent growth +4.0/5.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Pleasant, comfortable home with over $70,000 spent on recent improvements; new vinyl siding, new architectural roof, new driveway, new windows, doors. .. new boiler and water heater, new carpeting, new plumbing and electrical  -even new seamless gutters! Hardwood floors, fresh paint. Enjoyable east facing front porch is a welcoming morning coffee sitting and work space. Large front (east facing bedroom) plus two additional bedrooms and an updated full bath. Kitchen updates include new countertops and double sink.  Sold with all appliances, offering a convenient location and all the updates and newer mechanical equipment you could hope to find for years of enjoyable home ownership. Showings may begin Monday, August 24th at 9AM, and offers will be considered no sooner than 5PM Wednesday, August 26th. Much value here, so many improvements, such an affordable price.

Key facts

• Expansive driveway
• Bright living area
• Private driveway

Tags

• BRIGHT LIVING AREA
• SPACIOUS FORMAL DINING ROOM
• DEDICATED HOME OFFICE
• EXPANSIVE DRIVEWAY
• PRIVATE DRIVEWAY

Property features AI

Finance

• Other: Lot approximately 0.2 acres (66 x 132), rectangular lot on a city street

Exterior

• Parking: Driveway (no garage)
• Utilities: Public water connected; Sewer connected; Cable available; High-speed internet available; Circuit breaker electrical
• Home design: Single-story home; Vinyl siding; Resale property
• Construction: Block and stone foundation; Vinyl siding
• Exterior features: Blacktop driveway; Open porch; Shed(s) and storage

Interior

• Kitchen: Electric oven; Electric range; Range hood; Refrigerator; Exhaust fan
• Flooring: Carpet; Hardwood; Laminate; Varies
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas heating; Baseboard heating; Hot water heating
• Interior features: Ceiling fans; Separate/formal dining room; Separate/formal living room; Solid surface counters; Programmable thermostat; Full basement
• Laundry & utility: Washer and dryer in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $507 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 10.3% vs local median 8.2% in Syracuse — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 77/100 on livability (#187 in NY, #2,869 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, cost of living A+; Watch: crime F, employment D-.
• Syracuse City School District (urban): math 18% / reading 26% proficiency, ranked #590 of 590 in NY (top 100%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Dr Weeks Elementary School (math 4% / reading 12%, grade F, #2,086 of 2,108 statewide, top 99%, 714 students, 91% FRL); Lincoln Middle School (math 8% / reading 14%, grade F, #721 of 729 statewide, top 99%, 508 students, 90% FRL); Henninger High School (math 65% / reading 50%, grade C, #885 of 1,100 statewide, top 81%, 1,499 students, 85% FRL).
• Market conditions: Rents rising fast (+5.8%/yr); 43 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 46% of comp listings sitting > 30 days — soft ceiling on asking rent; 616 units permitted in Onondaga County in 2024 (256 in 5+ unit buildings).
• This rent runs 35% of the median local income ($63k/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 + 5.8% rent growth), your $42k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 6y 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 $119k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $149,900

Questions for the listing agent

1. Built in 1915 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is F 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?
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: 1.23% ✓
• Cap rate: 10.35%
• Cash-on-cash: 14.49%
• DSCR: 1.64
• GRM: 6.8

CMA / ARV

• ARV (median comp): $155,568
• List price: $149,900
• Delta: -3.64%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
215 Vann St	0.28mi	3/1.0	1,104 (+1%)	8mo	$165,000	$149	79
718 Hixson Ave	0.10mi	2/1.0 (-1)	1,020 (-7%)	3mo	$135,000	$132	77
502 Boyden St	0.06mi	3/1.5	1,001 (-8%)	6mo	$145,000	$145	76
318 Greenway Ave	0.32mi	3/1.5	1,052 (-4%)	5mo	$155,000	$147	73
409 Hixson Ave	0.14mi	3/1.5	1,232 (+13%)	1mo	$155,000	$126	70
310 Robinson St	0.23mi	2/1.0 (-1)	1,147 (+5%)	8mo	$140,000	$122	69
302 Melrose Ave	0.27mi	3/1.0	1,184 (+8%)	6mo	$169,000	$143	69
124 Vann St	0.30mi	3/1.0	988 (-10%)	7mo	$100,000	$101	64
373 S Collingwood Ave	0.69mi	3/1.0	1,040 (-5%)	7mo	$160,000	$154	54
211 Delhi St	0.69mi	4/1.0 (+1)	1,044 (-5%)	7mo	$130,000	$125	50
324 Mildred Ave	0.67mi	2/1.0 (-1)	960 (-12%)	4mo	$172,000	$179	40
230 Delhi St	0.64mi	2/1.5 (-1)	944 (-14%)	5mo	$265,000	$281	36

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 · 5.85% rent growth · sell at horizon

5-year hold

• IRR: 7.9%
• Equity multiple: 1.32×
• Total profit: $13,390
• Equity at exit: $22,351

10-year hold

• IRR: 19.4%
• Equity multiple: 2.83×
• Total profit: $76,755
• Equity at exit: $12,961

Cash invested: $41,972 (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 13206

• Home prices YoY: -7.1%
• Rents YoY: 5.8%
• Active inventory: 43
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,843 high
• Mortgage (P&I): −$786
• Tax from tax record: −$101 /mo · $1,207/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $507

Break-even live

Break-even rent $1,201

Max offer price $149,900

Occupancy floor 68%

Sensitivity live

Price	-10% $592	-5% $549	+0% $507	+5% $464	+10% $422
Rent	-10% $361	-5% $434	+0% $507	+5% $579	+10% $652
Rate	-1.0pp $582	-0.5pp $545	base $507	+0.5pp $468	+1.0pp $428

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
204 Mariposa St Unit pvt house Syracuse, NY	3.0	1.0	1128	$2,137	$1.89	15d	1	0.08mi
1618 James St #3 Syracuse, NY	2.0	1.0	1150	$2,200	$1.91	15d	1	0.31mi
1801 James St #2 Syracuse, NY	3.0	1.0	1244	$1,800	$1.45	15d	1	0.35mi
117 Edtim Rd Syracuse, NY	1.0–2.0	1.0	545	$1,295	$2.37	15d	1	0.67mi
212 Dorchester Ave Syracuse, NY	1.0–2.0	1.0	640	$1,420	$2.22	15d	15	0.68mi
225 Marlborough Rd Syracuse, NY	2.0	1.0	1040	$1,800	$1.73	15d	1	0.77mi
423 Wendell Ter Syracuse, NY	4.0	1.0	1312	$2,500	$1.91	15d	1	0.82mi
213 Beattie St Syracuse, NY	2.0	1.0	975	$1,370	$1.41	15d	1	0.97mi
297 Norwood Ave Syracuse, NY	3.0	1.0	1188	$2,050	$1.73	22d	1	0.99mi
126 Woodruff Ave Syracuse, NY	3.0	1.0	1200	$1,675	$1.40	45d	1	1.05mi
205 Beecher St Unit 3 Syracuse, NY	2.0	1.0	815	$1,100	$1.35	45d	1	1.06mi
525 Burnet Ave Unit First Floor Syracuse, NY	3.0	1.0	900	$1,650	$1.83	45d	1	1.08mi
118 Niven St Syracuse, NY	3.0	1.0	1150	$1,650	$1.43	22d	1	1.14mi
300 University Ave Syracuse, NY	2.0	1.0	1020	$2,150	$2.11	15d	1	1.15mi
746 E Laurel St Unit 1 Syracuse, NY	4.0	2.0	1400	$1,500	$1.07	45d	1	1.19mi
746 E Laurel St Unit 2F Syracuse, NY	2.0	1.0	800	$1,100	$1.38	45d	1	1.19mi
900 E Fayette St Syracuse, NY	1.0–2.0	1.0	817	$1,995	$2.44	15d	9	1.24mi
917 Madison St #5 Syracuse, NY	2.0	1.0	1000	$1,600	$1.60	45d	1	1.25mi
200 Catherine St Apt 5 Syracuse, NY	2.0	1.0	850	$1,550	$1.82	45d	1	1.26mi
205A Hawley Ave Unit 211C Syracuse, NY	3.0	2.5	1350	$1,675	$1.24	45d	1	1.27mi
205A Hawley Ave Unit 213C Syracuse, NY	3.0	2.5	1350	$1,650	$1.22	45d	1	1.27mi
131 Dell St Unit 133 DELL Syracuse, NY	4.0	1.0	853	$450	$0.53	45d	1	1.31mi
502 University Ave Syracuse, NY	1.0–2.0	1.0	950	$1,450	$1.53	15d	2	1.33mi
912 Park St Unit 1 Syracuse, NY	3.0	1.0	1040	$1,200	$1.15	45d	1	1.43mi

Listing history 8 events

1. 2026-05-12
   listed $149,900 Active 1437-char remark
2. 2020-11-30
   historical 909-char remark

   Show marketing remark (909 chars)

   Pleasant, comfortable home with over $70,000 spent on recent improvements; new vinyl siding, new architectural roof, new driveway, new windows, doors. .. new boiler and water heater, new carpeting, new plumbing and electrical  -even new seamless gutters! Hardwood floors, fresh paint. Enjoyable east facing front porch is a welcoming morning coffee sitting and work space. Large front (east facing bedroom) plus two additional bedrooms and an updated full bath. Kitchen updates include new countertops and double sink.  Sold with all appliances, offering a convenient location and all the updates and newer mechanical equipment you could hope to find for years of enjoyable home ownership. Showings may begin Monday, August 24th at 9AM, and offers will be considered no sooner than 5PM Wednesday, August 26th. Much value here, so many improvements, such an affordable price.

3. 2020-11-16
   soldstatus $119,000 Closed Sale or Rented 909-char remark

   Show marketing remark (909 chars)

   Pleasant, comfortable home with over $70,000 spent on recent improvements; new vinyl siding, new architectural roof, new driveway, new windows, doors. .. new boiler and water heater, new carpeting, new plumbing and electrical  -even new seamless gutters! Hardwood floors, fresh paint. Enjoyable east facing front porch is a welcoming morning coffee sitting and work space. Large front (east facing bedroom) plus two additional bedrooms and an updated full bath. Kitchen updates include new countertops and double sink.  Sold with all appliances, offering a convenient location and all the updates and newer mechanical equipment you could hope to find for years of enjoyable home ownership. Showings may begin Monday, August 24th at 9AM, and offers will be considered no sooner than 5PM Wednesday, August 26th. Much value here, so many improvements, such an affordable price.

4. 2020-11-10
   soldstatus $119,000
5. 2020-09-09
   status Pending Sale 909-char remark

   Show marketing remark (909 chars)

   Pleasant, comfortable home with over $70,000 spent on recent improvements; new vinyl siding, new architectural roof, new driveway, new windows, doors. .. new boiler and water heater, new carpeting, new plumbing and electrical  -even new seamless gutters! Hardwood floors, fresh paint. Enjoyable east facing front porch is a welcoming morning coffee sitting and work space. Large front (east facing bedroom) plus two additional bedrooms and an updated full bath. Kitchen updates include new countertops and double sink.  Sold with all appliances, offering a convenient location and all the updates and newer mechanical equipment you could hope to find for years of enjoyable home ownership. Showings may begin Monday, August 24th at 9AM, and offers will be considered no sooner than 5PM Wednesday, August 26th. Much value here, so many improvements, such an affordable price.

6. 2020-08-27
   historical Continue to Show- Under Contract 909-char remark

   Show marketing remark (909 chars)

   Pleasant, comfortable home with over $70,000 spent on recent improvements; new vinyl siding, new architectural roof, new driveway, new windows, doors. .. new boiler and water heater, new carpeting, new plumbing and electrical  -even new seamless gutters! Hardwood floors, fresh paint. Enjoyable east facing front porch is a welcoming morning coffee sitting and work space. Large front (east facing bedroom) plus two additional bedrooms and an updated full bath. Kitchen updates include new countertops and double sink.  Sold with all appliances, offering a convenient location and all the updates and newer mechanical equipment you could hope to find for years of enjoyable home ownership. Showings may begin Monday, August 24th at 9AM, and offers will be considered no sooner than 5PM Wednesday, August 26th. Much value here, so many improvements, such an affordable price.

7. 2020-08-19
   listed $109,900 Active 909-char remark

   Show marketing remark (909 chars)

   Pleasant, comfortable home with over $70,000 spent on recent improvements; new vinyl siding, new architectural roof, new driveway, new windows, doors. .. new boiler and water heater, new carpeting, new plumbing and electrical  -even new seamless gutters! Hardwood floors, fresh paint. Enjoyable east facing front porch is a welcoming morning coffee sitting and work space. Large front (east facing bedroom) plus two additional bedrooms and an updated full bath. Kitchen updates include new countertops and double sink.  Sold with all appliances, offering a convenient location and all the updates and newer mechanical equipment you could hope to find for years of enjoyable home ownership. Showings may begin Monday, August 24th at 9AM, and offers will be considered no sooner than 5PM Wednesday, August 26th. Much value here, so many improvements, such an affordable price.

8. 2004-03-31
   soldstatus $43,000

ⓘ 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: $1,207 · $101/mo
• Projected year-2 tax: $1,870 · $156/mo
• Expected delta: +$663/yr (+$55/mo · 54.9%)

ⓘ 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 ≥94°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 100% 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: $22,114
• − Mortgage interest: −$8,397
• − Property taxes: −$1,207
• − Insurance: −$750
• − Repairs & maintenance: −$1,769
• − Management: −$1,769
• − Depreciation: −$4,361
• Taxable income: $3,861
• Est. tax owed @ 24.0%: −$927
• After-tax cash flow: $5,153/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: Syracuse City School District
• NCES district ID: 3628590
• Math proficiency: 18% ▼ -5.00%
• Reading proficiency: 26% ▬ 0.00%
• Median HH income: $32,097
• Composite: 17.83/100
• National rank: #9007
• State rank: #590 of 590 in NY

Livability — Syracuse

• Score: 77/100
• State rank: #187
• US rank: #2869

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Syracuse, NY
• County: Onondaga County · 247,257 people
• City population: 152,627
• Metro: Syracuse, NY
• Population (ZIP): 16,245
• Household income: $63,136
• Rent vs Own: 42.5% rent · 57.5% own
• Severe rent burden: 725.0

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 (67%)
• Race & ethnicity: White 67% Black 13% Two or more races 9% Hispanic / Latino 8% Asian 5%
• Hispanic origin (detail): Puerto Rican 4%
• Common ancestry: Romanian 6% Lithuanian 4% Slovak 2%
• Foreign-born: 8% · Canada, Jamaica, China
• Languages at home: 89% English-only · Spanish 3% Arabic 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: ▼ -24.60%
• Current HPI: 322.231
• Rent YoY: ▲ 5.85%
• 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

+248.6% since first listed

9 events — show timeline

• 2026-05-19 Pending — CNYIS
• 2026-05-12 Listed $149,900 CNYIS
• 2020-11-30 Listing Removed — CNYIS
• 2020-11-16 Sold (MLS) $119,000 CNYIS
• 2020-11-10 Sold (Public Records) $119,000 Public Records
• 2020-09-09 Pending — CNYIS
• 2020-08-27 Contingent — CNYIS
• 2020-08-19 Listed $109,900 CNYIS
• 2004-03-31 Sold (Public Records) $43,000 Public Records

Property tax history

+1.5%/yr

Latest (2025): $1,207 · -0.7% YoY. Source: county tax records.