101 Crysler Dr · Minoa, NY 13057

$219,900

5 bd · 2.0 ba · 1,444 sqft · SingleFamily public records · 28 Days on market

Built 1947 0.63 ac lot Est $206k · 6% over

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Why this score? — see what drove the D+ 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 +17.9/30.0
• 1% rule +6.3/10.0
• DSCR +5.6/10.0
• ARV discount +4.6/15.0
• Schools +4.3/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome Home! This home located on a dead end street offers recent updates, privacy and a large lot! The 1st floor bedroom and full bath offer ranch style living in this cape style home. The 1st floor also offers a spacious kitchen area with an open dining area. The dining area opens to the deck leading to the large back yard. You will also find a living room and office on this level. The 2nd floor has 3 large bedrooms and bonus area which would be perfect for a gaming area, exercise area or whatever you desire. The full basement has an additional full bath in case you would like to expand.

Key facts

• Own pond
• Workshop space
• Fruiting pear

Tags

• FULLY FENCED LOT
• OUTDOOR LIVING
• OWN POND
• MATURE TREES
• FRUITING PEAR
• WORKSHOP SPACE

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $185 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $220k).
• Recommended offer: $217k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.3% vs local median 1.8% in Minoa — 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 74/100 on livability (#295 in NY, #4,783 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A, cost of living A-; Watch: employment C-, amenities F, commute F.
• East Syracuse Minoa Central School District (rural): math 46% / reading 53% proficiency, ranked #379 of 590 in NY (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 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 37% of the median local income ($81k/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 $2k of loan paydown is wiped out by about $7k 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

• It's been on market 28 days — a 2% lower offer ($217k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 15y ago; this cycle's ask has dropped $20k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $110k; list at $220k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1947 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $216,601 (1.5% below list)

Questions for the listing agent

1. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.13% ✓
• Cap rate: 7.30%
• Cash-on-cash: 3.60%
• DSCR: 1.16
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $206,492
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
116 Miller Dr	0.40mi	4/1.0 (-1)	1,485 (+3%)	1mo	$212,000	$143	67
154 Kendall Drive West	0.43mi	4/1.5 (-1)	1,365 (-6%)	8mo	$190,000	$139	57
7212 Manlius Center Rd	0.62mi	4/1.5 (-1)	1,513 (+5%)	22mo	$230,000	$152	38

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: -10.5%
• Equity multiple: 0.62×
• Total profit: $-23,673
• Equity at exit: $32,788

10-year hold

• IRR: -1.1%
• Equity multiple: 0.92×
• Total profit: $-4,674
• Equity at exit: $19,013

Cash invested: $61,572 (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 13057

• Home prices YoY: -11.1%
• Active inventory: 58
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $2,481 medium
• Mortgage (P&I): −$1,153
• Tax from tax record: −$530 /mo · $6,366/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$521
• Net cashflow: $185

Break-even live

Break-even rent $2,247

Max offer price $219,900

Occupancy floor 88%

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-05-01
   status Pending
2. 2026-04-28
   historical Active Under Contract
3. 2026-04-23
   price $219,900
4. 2026-04-17
   price $229,900
5. 2026-04-14
   status Active
6. 2026-04-08
   historical Active Under Contract
7. 2026-04-03
   listed $239,900 Active
8. 2019-12-26
   historical
9. 2019-06-26
   listed $165,000 Active
10. 2013-08-01
    historical 597-char remark

    Show marketing remark (597 chars)

    Welcome Home! This home located on a dead end street offers recent updates, privacy and a large lot! The 1st floor bedroom and full bath offer ranch style living in this cape style home. The 1st floor also offers a spacious kitchen area with an open dining area. The dining area opens to the deck leading to the large back yard. You will also find a living room and office on this level. The 2nd floor has 3 large bedrooms and bonus area which would be perfect for a gaming area, exercise area or whatever you desire. The full basement has an additional full bath in case you would like to expand.

11. 2013-07-29
    soldstatus $110,220 597-char remark

    Show marketing remark (597 chars)

    Welcome Home! This home located on a dead end street offers recent updates, privacy and a large lot! The 1st floor bedroom and full bath offer ranch style living in this cape style home. The 1st floor also offers a spacious kitchen area with an open dining area. The dining area opens to the deck leading to the large back yard. You will also find a living room and office on this level. The 2nd floor has 3 large bedrooms and bonus area which would be perfect for a gaming area, exercise area or whatever you desire. The full basement has an additional full bath in case you would like to expand.

12. 2013-07-26
    soldstatus $110,500
13. 2013-04-07
    listed $114,900 597-char remark

    Show marketing remark (597 chars)

    Welcome Home! This home located on a dead end street offers recent updates, privacy and a large lot! The 1st floor bedroom and full bath offer ranch style living in this cape style home. The 1st floor also offers a spacious kitchen area with an open dining area. The dining area opens to the deck leading to the large back yard. You will also find a living room and office on this level. The 2nd floor has 3 large bedrooms and bonus area which would be perfect for a gaming area, exercise area or whatever you desire. The full basement has an additional full bath in case you would like to expand.

14. 2011-04-19
    historical
15. 2011-04-19
    soldstatus $92,320
16. 2011-04-18
    soldstatus $92,220
17. 2011-02-20
    listed $89,900

ⓘ 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: $6,366 · $530/mo
• Projected year-2 tax: $6,366 · $530/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: $29,772
• − Mortgage interest: −$12,318
• − Property taxes: −$6,366
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,382
• − Management: −$2,382
• − Depreciation: −$6,397
• Taxable loss: −$1,171
• Est. tax savings @ 24.0%: +$281
• After-tax cash flow: $2,498/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: East Syracuse Minoa Central School District
• NCES district ID: 3609990
• Math proficiency: 46% ▼ -6.00%
• Reading proficiency: 53% ▲ 9.00%
• Median HH income: $55,801
• Composite: 42.9/100
• National rank: #3122
• State rank: #379 of 590 in NY

Livability — Minoa

• Score: 74/100
• State rank: #295
• US rank: #4783

Category grades

Amenities F Commute F Cost of living A- Crime B+ Employment C- 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: 3,657
• Metro: Syracuse, NY
• Population (ZIP): 14,253
• Household income: $80,900
• Rent vs Own: 24.0% rent · 76.0% own
• Severe rent burden: 250.0

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 (88%)
• Race & ethnicity: White 88% Two or more races 5% Hispanic / Latino 3% Asian 2% Black 2%
• Common ancestry: Romanian 5% Lithuanian 4% American 3%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 92% English-only · Russian/Polish/Slavic 3% Spanish 1% 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: ▼ -39.50%
• Current HPI: 316.8595
• 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

+144.6% since first listed

17 events — show timeline

• 2026-05-01 Pending — CNYIS
• 2026-04-28 Contingent — CNYIS
• 2026-04-23 Price Changed $219,900 CNYIS
• 2026-04-17 Price Changed $229,900 CNYIS
• 2026-04-14 Relisted — CNYIS
• 2026-04-08 Contingent — CNYIS
• 2026-04-03 Listed $239,900 CNYIS
• 2019-12-26 Listing Removed — CNYIS
• 2019-06-26 Listed $165,000 CNYIS
• 2013-08-01 Listing Removed — CNYIS
• 2013-07-29 Sold (MLS) $110,220 CNYIS
• 2013-07-26 Sold (Public Records) $110,500 Public Records
• 2013-04-07 Listed $114,900 CNYIS
• 2011-04-19 Sold (Public Records) $92,320 Public Records
• 2011-04-19 Listing Removed — CNYIS
• 2011-04-18 Sold (MLS) $92,220 CNYIS
• 2011-02-20 Listed $89,900 CNYIS

Property tax history

+4.3%/yr

Latest (2025): $6,366 · -0.0% YoY. Source: county tax records.