514 Fayette Blvd · Syracuse, NY 13224

$274,900

3 bd · 1.5 ba · 1,421 sqft · SingleFamily public records · 18 Days on market

Built 1920 8,400 sqft lot Est $233k · 18% 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 +12.2/30.0
• Appreciation +8.6/10.0
• Livability +3.9/5.0
• DSCR +3.6/10.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Charming Tudor-style home in a prime location! Built in 1920, this home showcases timeless elegance & enchanting character of Tudor architecture while offering the necessary conveniences of modern living. The Kitchen & bath have been tastefully updated to blend functionality with classic style. The dining & living room flow elegantly together through an arched doorway offering a delightful space to entertain. Upstairs, you'll find a tranquil retreat in the primary bedroom. Original hardwood floors & abundant natural light create a peaceful place to unwind. Two additional bedrooms with their own unique charm & an updated bath finish off the 2nd story. The enchantment continues outdoors in the well-maintained private backyard. A mix of mature trees, flowering plants & brick patio offer the perfect spot for hosting a BBQ or enjoying a peaceful morning coffee. New Andersen windows throughout, insulated attic, basement & high-efficiency boiler make this a comfortable & affordable home. Walking distance to Lemoyne College, close proximity to downtown Syracuse. Move right in & enjoy easy access to shopping, dining, entertainment, hospitals & cultural attractions just minutes from home.

Key facts

• Large mudroom
• Updated kitchen
• Hardwood floors

Tags

• STUCCO AND BRICK EXTERIOR
• ORIGINAL GLASS DOOR KNOBS
• HARDWOOD FLOORS
• WOOD BURNING FIREPLACE
• UPDATED KITCHEN
• LARGE MUDROOM

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $-56 ($-674/yr) — negative.
• To cash-flow at today's rent, offer at most $265k (3.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $206k (24.9% below list).
• Recommended offer: $206k (24.9% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 8.2% in Syracuse — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: Hurlbut W Smith K-8 School (math 4% / reading 18%, grade F, #2,061 of 2,108 statewide, top 98%, 776 students, 83% FRL); Expeditionary Learning Middle School (math 17% / reading 32%, grade F, #611 of 729 statewide, top 88%, 170 students, 76% FRL); Nottingham High School (math 75% / reading 77%, grade A-, #616 of 1,100 statewide, top 57%, 1,226 students, 80% FRL).
• Zoned-school proficiency averages 37% at this address vs 22% district-wide (+15 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: 25 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 616 units permitted in Onondaga County in 2024 (256 in 5+ unit buildings).

Forward outlook

• In year one you build about $22k of equity ($2k loan paydown + $20k appreciation (7.2% local appreciation)).
• Onondaga County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (7.2% appreciation + 3.0% rent growth), your $77k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($271k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y 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.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $206,416 (24.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.75% ✗
• Cap rate: 6.05%
• Cash-on-cash: -0.88%
• DSCR: 0.96
• GRM: 11.1

CMA / ARV

• ARV (on-the-fly): $233,044
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1016 Northway St	0.34mi	3/1.0	1,475 (+4%)	6mo	$176,000	$119	71
217 Fayette Blvd	0.26mi	3/1.5	1,310 (-8%)	7mo	$218,100	$166	69
501 Mountainview Ave	0.15mi	3/1.5	1,250 (-12%)	6mo	$205,000	$164	69
228 Fayette Blvd	0.24mi	3/1.5	1,264 (-11%)	5mo	$172,500	$136	66
131 Fayette Blvd	0.41mi	3/1.5	1,497 (+5%)	7mo	$199,000	$133	66
111 Doll Pkwy	0.38mi	3/1.0	1,516 (+7%)	5mo	$215,000	$142	65
310 Barrington Rd	0.68mi	3/1.5	1,492 (+5%)	2mo	$265,000	$178	58
107 Sherbrooke Rd	0.59mi	2/1.0 (-1)	1,364 (-4%)	2mo	$268,000	$196	57
518 Seeley Rd	0.49mi	3/2.0	1,563 (+10%)	7mo	$190,000	$122	53
203 Candee Ave	0.54mi	2/1.5 (-1)	1,296 (-9%)	5mo	$220,000	$170	51
410 Hillsboro Pkwy	0.70mi	4/2.0 (+1)	1,340 (-6%)	6mo	$258,000	$193	45
144 Didama St	0.63mi	4/2.0 (+1)	1,585 (+12%)	1mo	$79,000	$50	43

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

7.21% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.5%
• Equity multiple: 2.25×
• Total profit: $95,862
• Equity at exit: $194,268

10-year hold

• IRR: 16.8%
• Equity multiple: 4.65×
• Total profit: $280,796
• Equity at exit: $372,487

Cash invested: $76,972 (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 13224

• Home prices YoY: 2.1%
• Active inventory: 25
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $2,064 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$131 /mo · $1,568/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$433
• Net cashflow: $-56

Break-even live

Break-even rent $2,135

Max offer price $264,983

Occupancy floor 98%

Sensitivity live

Price	-10% $99	-5% $22	+0% $-56	+5% $-134	+10% $-212
Rent	-10% $-219	-5% $-138	+0% $-56	+5% $25	+10% $107
Rate	-1.0pp $82	-0.5pp $14	base $-56	+0.5pp $-127	+1.0pp $-200

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: $68,725
• Closing costs: $8,247
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
121 Doll Pkwy Unit A Syracuse, NY	4.0	2.0	1400	$2,800	$2.00	15d	1	0.41mi
118 Niven St Syracuse, NY	3.0	1.0	1150	$1,650	$1.43	23d	1	0.68mi
213 Beattie St Syracuse, NY	2.0	1.0	975	$1,370	$1.41	15d	1	0.68mi
108 Harrington Rd Syracuse, NY	3.0	2.0	1800	$2,600	$1.44	15d	1	0.72mi
99 Alpine Dr Unit 107-2 Syracuse, NY	3.0	1.0	1100	$1,700	$1.55	45d	1	0.79mi
112 Gale Ave Unit 1 Syracuse, NY	2.0	1.0	1848	$1,400	$0.76	45d	1	1.18mi
205 Fellows Ave Unit 1 Syracuse, NY	3.0	1.0	1638	$1,800	$1.10	23d	1	1.19mi
129 Orvilton Dr Syracuse, NY	3.0	2.5	1693	$2,950	$1.74	45d	1	1.49mi

Listing history 13 events

1. 2026-05-11
   status Pending
2. 2026-04-29
   historical Active Under Contract
3. 2026-04-23
   listed $274,900 Active
4. 2023-08-15
   soldstatus $240,000
5. 2023-08-10
   soldstatus $240,000 Closed Sale or Rented 1257-char remark

   Show marketing remark (1257 chars)

   Charming Tudor-style home in a prime location! Built in 1920, this home showcases timeless elegance & enchanting character of Tudor architecture while offering the necessary conveniences of modern living. The Kitchen & bath have been tastefully updated to blend functionality with classic style. The dining & living room flow elegantly together through an arched doorway offering a delightful space to entertain. Upstairs, you'll find a tranquil retreat in the primary bedroom. Original hardwood floors & abundant natural light create a peaceful place to unwind. Two additional bedrooms with their own unique charm & an updated bath finish off the 2nd story. The enchantment continues outdoors in the well-maintained private backyard. A mix of mature trees, flowering plants & brick patio offer the perfect spot for hosting a BBQ or enjoying a peaceful morning coffee. New Andersen windows throughout, insulated attic, basement & high-efficiency boiler make this a comfortable & affordable home. Walking distance to Lemoyne College, close proximity to downtown Syracuse. Move right in & enjoy easy access to shopping, dining, entertainment, hospitals & cultural attractions just minutes from home.

6. 2023-08-09
   status Pending Sale 1257-char remark

   Show marketing remark (1257 chars)

   Charming Tudor-style home in a prime location! Built in 1920, this home showcases timeless elegance & enchanting character of Tudor architecture while offering the necessary conveniences of modern living. The Kitchen & bath have been tastefully updated to blend functionality with classic style. The dining & living room flow elegantly together through an arched doorway offering a delightful space to entertain. Upstairs, you'll find a tranquil retreat in the primary bedroom. Original hardwood floors & abundant natural light create a peaceful place to unwind. Two additional bedrooms with their own unique charm & an updated bath finish off the 2nd story. The enchantment continues outdoors in the well-maintained private backyard. A mix of mature trees, flowering plants & brick patio offer the perfect spot for hosting a BBQ or enjoying a peaceful morning coffee. New Andersen windows throughout, insulated attic, basement & high-efficiency boiler make this a comfortable & affordable home. Walking distance to Lemoyne College, close proximity to downtown Syracuse. Move right in & enjoy easy access to shopping, dining, entertainment, hospitals & cultural attractions just minutes from home.

7. 2023-06-14
   historical Continue to Show- Under Contract 1257-char remark

   Show marketing remark (1257 chars)

   Charming Tudor-style home in a prime location! Built in 1920, this home showcases timeless elegance & enchanting character of Tudor architecture while offering the necessary conveniences of modern living. The Kitchen & bath have been tastefully updated to blend functionality with classic style. The dining & living room flow elegantly together through an arched doorway offering a delightful space to entertain. Upstairs, you'll find a tranquil retreat in the primary bedroom. Original hardwood floors & abundant natural light create a peaceful place to unwind. Two additional bedrooms with their own unique charm & an updated bath finish off the 2nd story. The enchantment continues outdoors in the well-maintained private backyard. A mix of mature trees, flowering plants & brick patio offer the perfect spot for hosting a BBQ or enjoying a peaceful morning coffee. New Andersen windows throughout, insulated attic, basement & high-efficiency boiler make this a comfortable & affordable home. Walking distance to Lemoyne College, close proximity to downtown Syracuse. Move right in & enjoy easy access to shopping, dining, entertainment, hospitals & cultural attractions just minutes from home.

8. 2023-06-07
   listed $209,900 Active 1257-char remark

   Show marketing remark (1257 chars)

   Charming Tudor-style home in a prime location! Built in 1920, this home showcases timeless elegance & enchanting character of Tudor architecture while offering the necessary conveniences of modern living. The Kitchen & bath have been tastefully updated to blend functionality with classic style. The dining & living room flow elegantly together through an arched doorway offering a delightful space to entertain. Upstairs, you'll find a tranquil retreat in the primary bedroom. Original hardwood floors & abundant natural light create a peaceful place to unwind. Two additional bedrooms with their own unique charm & an updated bath finish off the 2nd story. The enchantment continues outdoors in the well-maintained private backyard. A mix of mature trees, flowering plants & brick patio offer the perfect spot for hosting a BBQ or enjoying a peaceful morning coffee. New Andersen windows throughout, insulated attic, basement & high-efficiency boiler make this a comfortable & affordable home. Walking distance to Lemoyne College, close proximity to downtown Syracuse. Move right in & enjoy easy access to shopping, dining, entertainment, hospitals & cultural attractions just minutes from home.

9. 2015-01-15
   historical 599-char remark

   Show marketing remark (599 chars)

   Exceptional Tudor located on beautiful tree lined Fayette Blvd. Homeowners have upgraded every inch of this charming home including electrical and plumbing. Totally renovated kitchen now features stunning granite counters, tiled backsplash, new flooring, lighting and stainless appliances. A gas fireplace was added to the large living room with tons of built in shelves. Refinished hardwood floors are found throughout. Full and half baths have been totally remodeled with sleek, contemporary tile, vanities, lighting and fixtures. Fresh paint found everywhere. Walk to LeMoyne and area businesses.

10. 2014-12-31
    soldstatus $128,525 599-char remark

    Show marketing remark (599 chars)

    Exceptional Tudor located on beautiful tree lined Fayette Blvd. Homeowners have upgraded every inch of this charming home including electrical and plumbing. Totally renovated kitchen now features stunning granite counters, tiled backsplash, new flooring, lighting and stainless appliances. A gas fireplace was added to the large living room with tons of built in shelves. Refinished hardwood floors are found throughout. Full and half baths have been totally remodeled with sleek, contemporary tile, vanities, lighting and fixtures. Fresh paint found everywhere. Walk to LeMoyne and area businesses.

11. 2014-11-12
    soldstatus $132,500
12. 2014-08-01
    listed $134,900 599-char remark

    Show marketing remark (599 chars)

    Exceptional Tudor located on beautiful tree lined Fayette Blvd. Homeowners have upgraded every inch of this charming home including electrical and plumbing. Totally renovated kitchen now features stunning granite counters, tiled backsplash, new flooring, lighting and stainless appliances. A gas fireplace was added to the large living room with tons of built in shelves. Refinished hardwood floors are found throughout. Full and half baths have been totally remodeled with sleek, contemporary tile, vanities, lighting and fixtures. Fresh paint found everywhere. Walk to LeMoyne and area businesses.

13. 2008-01-14
    soldstatus $87,000

ⓘ 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: $1,568 · $131/mo
• Projected year-2 tax: $3,107 · $259/mo
• Expected delta: +$1,539/yr (+$128/mo · 98.1%)

ⓘ 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 ≥96°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: $24,770
• − Mortgage interest: −$15,399
• − Property taxes: −$1,568
• − Insurance: −$1,374
• − Repairs & maintenance: −$1,982
• − Management: −$1,982
• − Depreciation: −$7,997
• Taxable loss: −$5,532
• Est. tax savings @ 24.0%: +$1,328
• After-tax cash flow: $654/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): 8,659
• Household income: $76,500
• Rent vs Own: 34.9% rent · 65.1% own
• Severe rent burden: 423.0

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: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: White 47% Black 32% Two or more races 10% Hispanic / Latino 8% Asian 6%
• Hispanic origin (detail): Puerto Rican 3% Cuban 1% Dominican 2%
• Common ancestry: Romanian 3% Arab 2% Subsaharan African 2%
• Foreign-born: 16% · Canada, China, Jamaica
• Languages at home: 84% English-only · Spanish 6% Arabic 4% Other Indo-European 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: ▲ 7.21%
• Current HPI: 350.9419
• 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

+216.0% since first listed

13 events — show timeline

• 2026-05-11 Pending — CNYIS
• 2026-04-29 Contingent — CNYIS
• 2026-04-23 Listed $274,900 CNYIS
• 2023-08-15 Sold (Public Records) $240,000 Public Records
• 2023-08-10 Sold (MLS) $240,000 CNYIS
• 2023-08-09 Pending — CNYIS
• 2023-06-14 Contingent — CNYIS
• 2023-06-07 Listed $209,900 CNYIS
• 2015-01-15 Listing Removed — CNYIS
• 2014-12-31 Sold (MLS) $128,525 CNYIS
• 2014-11-12 Sold (Public Records) $132,500 Public Records
• 2014-08-01 Listed $134,900 CNYIS
• 2008-01-14 Sold (Public Records) $87,000 Public Records

Property tax history

+1.6%/yr

Latest (2025): $1,568 · +0.0% YoY. Source: county tax records.