314 Grant Ave · Syracuse, NY 13207

$136,500

9 bd · 3.0 ba · 4,741 sqft · MultiFamily · 653 Days on market

Built 1900 5,808 sqft lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

"ATTENTION INVESTORS" ---LOOK AT THE NUMBERS THEY MAKE SENSE. $2500 A MONTH INCOME IN THE OUTER STRATHMORE AREA, WHAT ELSE DO YOU NEED. PRIVATE BACKYARD WITH PLENTY OF PARKING AND VIEW TO DIE FOR. THIS IS THE BIGGEST 3 FAMILY IN STRATHMORE AREA. "A MUST SEE TO BELIEVE. "!!!!!!!!

Key facts

• 5,808 sq ft lot
• 2 garage spots
• Built 1900

What this means for you Summary

Snapshot

• This is a 3 × 3-bed/1.0-bath units multifamily listed at $136k.

Deal economics

• At list price, monthly cash flow is $3k ($33k/yr) — positive. Per door: $924/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $136k).
• Recommended offer: $120k (12.0% below list) — sets the bar for market timing.
• Cap rate 30.7% vs local median 8.2% in 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 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: Syracuse Latin School (math 31% / reading 62%, grade D-, #1,262 of 2,108 statewide, top 60%, 642 students, 42% FRL); Expeditionary Learning Middle School (math 17% / reading 32%, grade F, #611 of 729 statewide, top 88%, 170 students, 76% FRL); Institute of Technology At Syracuse Central (math 87% / reading 92%, grade A+, #265 of 1,100 statewide, top 26%, 581 students, 68% FRL).
• Zoned-school proficiency averages 54% at this address vs 22% district-wide (+32 pts) — the actual schools serving this property are materially stronger than the Syracuse City School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 64 active listings in the ZIP; 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 $944 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 $38k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 653 days — a 12% lower offer ($120k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 17y ago; this cycle's ask has dropped $58k (30%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $85k; list at $136k implies a 61% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $120,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 653 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 3.45% ✓
• Cap rate: 30.67%
• Cash-on-cash: 87.06%
• DSCR: 4.87
• GRM: 2.4

CMA / ARV

• ARV (on-the-fly): $274,978
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1600 S Geddes St	0.04mi	8/4.0 (-1)	5,016 (+6%)	24mo	$290,000	$58	60

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: 87.6%
• Equity multiple: 5.04×
• Total profit: $154,556
• Equity at exit: $20,353

10-year hold

• IRR: 90.7%
• Equity multiple: 10.48×
• Total profit: $362,278
• Equity at exit: $11,802

Cash invested: $38,220 (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 13207

• Home prices YoY: -23.0%
• Active inventory: 64
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $4,704 high
• Mortgage (P&I): −$716
• Tax est. 1.5%: −$171 /mo · $2,048/yr
• Insurance: −$57
• HOA: −$0
• Vacancy / Maint / Mgmt: −$988
• Net cashflow: $2,773

Break-even live

Break-even rent $1,194

Max offer price $136,500

Occupancy floor 36%

Sensitivity live

Price	-10% $2,867	-5% $2,820	+0% $2,773	+5% $2,726	+10% $2,679
Rent	-10% $2,401	-5% $2,587	+0% $2,773	+5% $2,959	+10% $3,144
Rate	-1.0pp $2,842	-0.5pp $2,808	base $2,773	+0.5pp $2,737	+1.0pp $2,701

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	3	1	$4,704
Total (3 units)			$4,704

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: $34,125
• Closing costs: $4,095
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-01-05
   status Pending
2. 2025-12-31
   historical
3. 2025-12-01
   historical Active Under Contract
4. 2025-06-11
   price $136,500
5. 2024-07-30
   price $141,500
6. 2024-07-25
   status Active
7. 2024-05-10
   historical Active Under Contract
8. 2024-04-11
   price $162,500
9. 2024-03-18
   listed $195,000 Active
10. 2014-07-07
    listed $1,000
11. 2010-08-09
    historical 299-char remark

    Show marketing remark (299 chars)

    "ATTENTION INVESTORS" ---LOOK AT THE NUMBERS THEY MAKE SENSE. $2500 A MONTH INCOME IN THE OUTER STRATHMORE AREA, WHAT ELSE DO YOU NEED. PRIVATE BACKYARD WITH PLENTY OF PARKING AND VIEW TO DIE FOR. THIS IS THE BIGGEST 3 FAMILY IN STRATHMORE AREA. "A MUST SEE TO BELIEVE. "!!!!!!!!

12. 2010-08-05
    soldstatus $85,000 299-char remark

    Show marketing remark (299 chars)

    "ATTENTION INVESTORS" ---LOOK AT THE NUMBERS THEY MAKE SENSE. $2500 A MONTH INCOME IN THE OUTER STRATHMORE AREA, WHAT ELSE DO YOU NEED. PRIVATE BACKYARD WITH PLENTY OF PARKING AND VIEW TO DIE FOR. THIS IS THE BIGGEST 3 FAMILY IN STRATHMORE AREA. "A MUST SEE TO BELIEVE. "!!!!!!!!

13. 2009-06-09
    listed $99,999 299-char remark

    Show marketing remark (299 chars)

    "ATTENTION INVESTORS" ---LOOK AT THE NUMBERS THEY MAKE SENSE. $2500 A MONTH INCOME IN THE OUTER STRATHMORE AREA, WHAT ELSE DO YOU NEED. PRIVATE BACKYARD WITH PLENTY OF PARKING AND VIEW TO DIE FOR. THIS IS THE BIGGEST 3 FAMILY IN STRATHMORE AREA. "A MUST SEE TO BELIEVE. "!!!!!!!!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $56,448
• − Mortgage interest: −$7,646
• − Property taxes: −$2,048
• − Insurance: −$682
• − Repairs & maintenance: −$4,516
• − Management: −$4,516
• − Depreciation: −$3,971
• Taxable income: $33,069
• Est. tax owed @ 24.0%: −$7,937
• After-tax cash flow: $25,337/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
• City population: 152,627
• Population (ZIP): 12,383

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: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: White 43% Black 33% Hispanic / Latino 17% Two or more races 11% Native American 1% Asian 1%
• Hispanic origin (detail): Puerto Rican 13% Cuban 1%
• Common ancestry: Romanian 3% Lithuanian 1% Slovak 1%
• Foreign-born: 4% · Canada, South Korea
• Languages at home: 89% English-only · Spanish 9% French/Haitian/Cajun 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: ▼ -95.17%
• Current HPI: 318.9257
• 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

+36.5% since first listed

13 events — show timeline

• 2026-01-05 Pending — CNYIS
• 2025-12-31 Listing Removed — CNYIS
• 2025-12-01 Contingent — CNYIS
• 2025-06-11 Price Changed $136,500 CNYIS
• 2024-07-30 Price Changed $141,500 CNYIS
• 2024-07-25 Relisted — CNYIS
• 2024-05-10 Contingent — CNYIS
• 2024-04-11 Price Changed $162,500 CNYIS
• 2024-03-18 Listed $195,000 CNYIS
• 2014-07-07 Listed $1,000 WNYREIS
• 2010-08-09 Listing Removed — CNYIS
• 2010-08-05 Sold (MLS) $85,000 CNYIS
• 2009-06-09 Listed $99,999 CNYIS