150 Crystal Dr · North Syracuse, NY 13212

$209,900

3 bd · 1.5 ba · 1,184 sqft · SingleFamily public records · 4 Days on market

Built 1949 6,664 sqft lot $177/sqft · 8% below area Est $229k · 8% under

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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 +16.5/30.0
• ARV discount +11.2/15.0
• DSCR +5.1/10.0
• 1% rule +4.9/10.0
• Schools +4.2/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great cape cod located in CNS district. home has an updated open kitchen (all appliances stay) The kitchen is open to the dining area. The living room is large and offers hardwood floors and brand new windows. Additional you will find a brand new full bathroom on the main floor, and 2 great size bedrooms all with hardwoods. Upstairs is the large private bedroom and half bath! Back yard is wonderful and offers ample space for a garden. Wonderful deck as well. Save $772 in star exemption from taxes

Key facts

• Seamless gutters
• Newer roof
• New appliances

Tags

• SPRAY FOAM INSULATION
• NEWER ROOF
• SEAMLESS GUTTERS
• NEW APPLIANCES
• VINYL PRIVACY FENCE
• QUIET NEIGHBORHOOD STREET

Property features AI

Exterior

• Parking: Attached 1-car garage
• Utilities: Public water (connected); Sewer connected; Electric with circuit breakers
• Home design: Single-story home; Existing/resale condition
• Construction: Vinyl siding; Blown-in insulation; Block foundation
• Exterior features: Blacktop driveway; Rectangular residential lot; City street frontage; Lot dimensions approximately 56 x 119

Interior

• Kitchen: Electric oven; Electric range; Dishwasher; Refrigerator
• Bedrooms: 2 main-level bedrooms
• Flooring: Carpet; Hardwood; Varied flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Eat-in kitchen; Separate/formal living room; Solid surface countertops; Bedroom on main level; Full basement
• Laundry & utility: Washer and dryer in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $124 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $208k (1.0% below list).
• Recommended offer: $208k (1.0% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 5.1% in North Syracuse — 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 (#379 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living A; Watch: schools C-, crime D, amenities 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: 65 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $1k of loan paydown is wiped out by about $6k 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 14y 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 $139k; list at $210k implies a 51% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $207,842 (1.0% below list)

Questions for the listing agent

1. Built in 1949 — 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. 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?
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: 0.99% ✗
• Cap rate: 7.00%
• Cash-on-cash: 2.54%
• DSCR: 1.11
• GRM: 8.4

CMA / ARV

• ARV (median comp): $228,733
• List price: $209,900
• Delta: -8.23%
• 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
233 Belmore Dr	0.49mi	3/1.0	1,152 (-3%)	2mo	$234,000	$203	69
309 Rebecca St	0.38mi	4/1.5 (+1)	1,248 (+5%)	3mo	$207,500	$166	66
329 Belmore Dr	0.37mi	2/1.0 (-1)	1,104 (-7%)	5mo	$167,500	$152	61
320 Rebecca St	0.36mi	3/1.5	1,067 (-10%)	8mo	$232,003	$217	60
105 Herman Dr	0.71mi	3/1.5	1,218 (+3%)	5mo	$250,000	$205	58
314 Belmore Dr	0.39mi	3/1.0	1,334 (+13%)	2mo	$230,000	$172	58
511 Rita Dr	0.56mi	3/1.5	1,256 (+6%)	8mo	$251,100	$200	57
130 Maple Manor Dr	0.54mi	3/2.0	1,284 (+8%)	9mo	$220,000	$171	52
7197 Willow Rd	0.51mi	3/1.0	1,304 (+10%)	9mo	$242,500	$186	50
305 Hyland Dr	0.68mi	3/1.0	1,346 (+14%)	2mo	$215,000	$160	42
415 Rita Dr	0.66mi	4/1.5 (+1)	1,318 (+11%)	8mo	$300,000	$228	38
24 Memory Ln	0.59mi	4/2.0 (+1)	1,344 (+14%)	8mo	$245,000	$182	37

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: -12.2%
• Equity multiple: 0.56×
• Total profit: $-26,016
• Equity at exit: $31,297

10-year hold

• IRR: -3.1%
• Equity multiple: 0.79×
• Total profit: $-12,155
• Equity at exit: $18,148

Cash invested: $58,772 (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 13212

• Active inventory: 65
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $2,078 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$329 /mo · $3,952/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$436
• Net cashflow: $124

Break-even live

Break-even rent $1,921

Max offer price $209,900

Occupancy floor 89%

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: $52,475
• Closing costs: $6,297
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
103 Hyland Dr Syracuse, NY	3.0	1.0	1260	$2,400	$1.90	13d	1	0.92mi
5548 Bear Rd Syracuse, NY	2.0	1.0–1.5	1100	$1,560	$1.42	13d	2	1.47mi

Listing history 15 events

1. 2026-05-16
   status Pending 672-char remark
2. 2026-05-11
   listed $209,900 Active 672-char remark
3. 2020-12-22
   soldstatus $139,000 Closed Sale or Rented 501-char remark

   Show marketing remark (501 chars)

   Great cape cod located in CNS district. home has an updated open kitchen (all appliances stay) The kitchen is open to the dining area. The living room is large and offers hardwood floors and brand new windows. Additional you will find a brand new full bathroom on the main floor, and 2 great size bedrooms all with hardwoods. Upstairs is the large private bedroom and half bath! Back yard is wonderful and offers ample space for a garden. Wonderful deck as well. Save $772 in star exemption from taxes

4. 2020-12-17
   soldstatus $139,000
5. 2020-10-27
   status Under Contract- Do Not Show 501-char remark

   Show marketing remark (501 chars)

   Great cape cod located in CNS district. home has an updated open kitchen (all appliances stay) The kitchen is open to the dining area. The living room is large and offers hardwood floors and brand new windows. Additional you will find a brand new full bathroom on the main floor, and 2 great size bedrooms all with hardwoods. Upstairs is the large private bedroom and half bath! Back yard is wonderful and offers ample space for a garden. Wonderful deck as well. Save $772 in star exemption from taxes

6. 2020-10-25
   listed Continue to Show- Under Contract 501-char remark

   Show marketing remark (501 chars)

   Great cape cod located in CNS district. home has an updated open kitchen (all appliances stay) The kitchen is open to the dining area. The living room is large and offers hardwood floors and brand new windows. Additional you will find a brand new full bathroom on the main floor, and 2 great size bedrooms all with hardwoods. Upstairs is the large private bedroom and half bath! Back yard is wonderful and offers ample space for a garden. Wonderful deck as well. Save $772 in star exemption from taxes

7. 2020-10-24
   listed $139,000 501-char remark

   Show marketing remark (501 chars)

   Great cape cod located in CNS district. home has an updated open kitchen (all appliances stay) The kitchen is open to the dining area. The living room is large and offers hardwood floors and brand new windows. Additional you will find a brand new full bathroom on the main floor, and 2 great size bedrooms all with hardwoods. Upstairs is the large private bedroom and half bath! Back yard is wonderful and offers ample space for a garden. Wonderful deck as well. Save $772 in star exemption from taxes

8. 2015-01-15
   historical

   Show marketing remark (624 chars)

   Welcome Home! Completely updated, move-in ready! Perfect starter, down-sizing, cozy, easy to maintain home. Charm galore. Complete kitchen remodel; Ceilings w/ crown, cabinets, countertops, backsplash & new tile floor! New kitchen appliances stay! Stainless steel * * New insulation by Zerodraft. Hot water tank 2014. New Bathfitter w/ oil rubbed bronze fixtures. Fresh paint & lovely trimwork throughout. 2 Bdrms: 1st floor. Large masterbdrm upstairs: closet space galore, one walk-in! Master has updated 1/2 bath! Hardwoods & new carpet. New deck. Vinyl windows. C/A. Save Addt'l STAR Tax savings $671.

9. 2014-12-26
   soldstatus $105,000

   Show marketing remark (624 chars)

   Welcome Home! Completely updated, move-in ready! Perfect starter, down-sizing, cozy, easy to maintain home. Charm galore. Complete kitchen remodel; Ceilings w/ crown, cabinets, countertops, backsplash & new tile floor! New kitchen appliances stay! Stainless steel * * New insulation by Zerodraft. Hot water tank 2014. New Bathfitter w/ oil rubbed bronze fixtures. Fresh paint & lovely trimwork throughout. 2 Bdrms: 1st floor. Large masterbdrm upstairs: closet space galore, one walk-in! Master has updated 1/2 bath! Hardwoods & new carpet. New deck. Vinyl windows. C/A. Save Addt'l STAR Tax savings $671.

10. 2014-12-23
    soldstatus $105,000
11. 2014-10-17
    listed $106,900

    Show marketing remark (624 chars)

    Welcome Home! Completely updated, move-in ready! Perfect starter, down-sizing, cozy, easy to maintain home. Charm galore. Complete kitchen remodel; Ceilings w/ crown, cabinets, countertops, backsplash & new tile floor! New kitchen appliances stay! Stainless steel * * New insulation by Zerodraft. Hot water tank 2014. New Bathfitter w/ oil rubbed bronze fixtures. Fresh paint & lovely trimwork throughout. 2 Bdrms: 1st floor. Large masterbdrm upstairs: closet space galore, one walk-in! Master has updated 1/2 bath! Hardwoods & new carpet. New deck. Vinyl windows. C/A. Save Addt'l STAR Tax savings $671.

12. 2014-04-14
    listed $109,900
13. 2012-12-13
    soldstatus $94,000
14. 2012-12-06
    soldstatus $94,000
15. 2012-09-13
    listed $93,500

ⓘ 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: $3,952 · $329/mo
• Projected year-2 tax: $3,952 · $329/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 ≥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: $24,941
• − Mortgage interest: −$11,758
• − Property taxes: −$3,952
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,995
• − Management: −$1,995
• − Depreciation: −$6,106
• Taxable loss: −$1,915
• Est. tax savings @ 24.0%: +$460
• After-tax cash flow: $1,953/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 — North Syracuse

• Score: 72/100
• State rank: #379
• US rank: #6513

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 20,185
• Population (ZIP): 20,185

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 (90%)
• Race & ethnicity: White 90% Two or more races 5% Hispanic / Latino 4% Black 1%
• Common ancestry: Romanian 10% Lithuanian 5% Slovak 2%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 3% Other Indo-European 2% German/W. Germanic 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: ▼ -210.93%
• Current HPI: 317.7322
• 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

+124.5% since first listed

15 events — show timeline

• 2026-05-16 Pending — CNYIS
• 2026-05-11 Listed $209,900 CNYIS
• 2020-12-22 Sold (MLS) $139,000 CNYIS
• 2020-12-17 Sold (Public Records) $139,000 Public Records
• 2020-10-27 Pending — CNYIS
• 2020-10-25 Listed — CNYIS
• 2020-10-24 Listed $139,000 CNYIS
• 2015-01-15 Listing Removed — CNYIS
• 2014-12-26 Sold (MLS) $105,000 CNYIS
• 2014-12-23 Sold (Public Records) $105,000 Public Records
• 2014-10-17 Listed $106,900 CNYIS
• 2014-04-14 Listed $109,900 CNYIS
• 2012-12-13 Sold (MLS) $94,000 CNYIS
• 2012-12-06 Sold (Public Records) $94,000 Public Records
• 2012-09-13 Listed $93,500 CNYIS

Property tax history

+3.8%/yr

Latest (2025): $3,952 · +2.2% YoY. Source: county tax records.