258 Briggs St · Syracuse, NY 13208

$279,900

3 bd · 1.5 ba · 1,611 sqft · SingleFamily public records · 23 Days on market

Built 1970 6,600 sqft lot Est $216k · 30% over

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Why this score? — see what drove the F 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).

• Appreciation +10.0/10.0
• Cash flow +9.5/30.0
• Livability +3.9/5.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• 1% rule +1.6/10.0
• ARV discount +0.0/15.0

Listing remarks

Exceptional Ranch Home tucked onto a quiet street in Syracuse, updated and totally move in ready. Prepare to fall in love the moment you step inside. You'll be greeted by an open and spacious living room that flows into a lovely dining room. Hardwood floors, lots of natural daylight streaming in through the big windows. The heart of every home is the kitchen, and this one will be your new command central! Granite countertops, new stove & fridge, freshly painted. Kitchen overlooks the most delightful family room/sun room you can imagine. This roomy and flexible space, accessed from both kitchen and dining room, is located along the back side of house. This sunny and bright room is line

Key facts

• Quiet street
• Ranch home
• Open living room

Tags

• RANCH HOME
• QUIET STREET
• OPEN LIVING ROOM
• HARDWOOD FLOORS
• NATURAL DAYLIGHT
• GRANITE COUNTERTOPS

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $-196 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $245k (12.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $185k (33.8% below list).
• Recommended offer: $185k (33.8% below list) — sets the bar for 1% rule.
• Cap rate 5.5% 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: schools D+, 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.
• Market conditions: 99 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 616 units permitted in Onondaga County in 2024 (256 in 5+ unit buildings).
• At $1,852/mo this rent would consume 50% of the median local household income ($45k/yr) (locally 1437% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $30k of equity ($2k loan paydown + $28k appreciation (10.0% local appreciation)).
• Onondaga County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 2, paydown + projected appreciation supports a ~$48k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($276k) is reasonable based on typical stale-listing flexibility.

Recommended offer $185,154 (33.8% 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 1970 — 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: 0.66% ✗
• Cap rate: 5.45%
• Cash-on-cash: -3.00%
• DSCR: 0.87
• GRM: 12.6

CMA / ARV

• ARV (on-the-fly): $215,874
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
154 Maplehurst Ave	0.15mi	3/2.0	1,800 (+12%)	3mo	$241,000	$134	69
709 Darlington Rd	0.20mi	3/1.5	1,416 (-12%)	3mo	$207,000	$146	68
104 Westview Ave	0.69mi	3/1.5	1,618 (+0%)	3mo	$189,000	$117	64
144 Kuhl Ave	0.33mi	4/2.0 (+1)	1,680 (+4%)	7mo	$265,000	$158	64
212 Hood Ave	0.44mi	4/1.5 (+1)	1,540 (-4%)	5mo	$160,000	$104	63
225 Roxford Rd N	0.58mi	3/2.0	1,541 (-4%)	7mo	$179,900	$117	58
619 Dewitt St	0.67mi	4/1.5 (+1)	1,588 (-1%)	5mo	$248,000	$156	57
125 Cadillac St	0.74mi	3/1.5	1,528 (-5%)	3mo	$165,000	$108	54
1100 Wadsworth St	0.48mi	4/3.0 (+1)	1,724 (+7%)	2mo	$199,900	$116	54
485 Durston Ave	0.64mi	3/2.0	1,398 (-13%)	7mo	$235,000	$168	40
252 Medford Rd	0.67mi	4/2.0 (+1)	1,422 (-12%)	5mo	$250,000	$176	38
1019 Highland St	0.72mi	3/1.0	1,830 (+14%)	8mo	$122,000	$67	35

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.1%
• Equity multiple: 2.78×
• Total profit: $139,802
• Equity at exit: $252,156

10-year hold

• IRR: 19.9%
• Equity multiple: 6.37×
• Total profit: $421,240
• Equity at exit: $543,784

Cash invested: $78,372 (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 13208

• Home prices YoY: 8.4%
• Active inventory: 99
• Price-to-rent: 12.6×

Monthly cashflow live

• Estimated rent: $1,852 high
• Mortgage (P&I): −$1,468
• Tax from tax record: −$74 /mo · $894/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $-196

Break-even live

Break-even rent $2,100

Max offer price $245,235

Occupancy floor —

Sensitivity live

Price	-10% $-38	-5% $-117	+0% $-196	+5% $-275	+10% $-355
Rent	-10% $-343	-5% $-269	+0% $-196	+5% $-123	+10% $-50
Rate	-1.0pp $-55	-0.5pp $-125	base $-196	+0.5pp $-269	+1.0pp $-343

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: $69,975
• Closing costs: $8,397
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
244 Harding St #46 Syracuse, NY	2.0	1.0	2200	$1,395	$0.63	44d	1	0.27mi
286 Ross Park Syracuse, NY	3.0	1.0	1100	$1,500	$1.36	45d	1	0.45mi
2340 Court St Syracuse, NY	2.0	1.5	1965	$2,200	$1.12	14d	1	0.46mi
126 Woodruff Ave Syracuse, NY	3.0	1.0	1200	$1,675	$1.40	44d	1	0.54mi
423 Wendell Ter Syracuse, NY	4.0	1.0	1312	$2,500	$1.91	14d	1	0.61mi
1801 James St #2 Syracuse, NY	3.0	1.0	1244	$1,800	$1.45	14d	1	1.12mi
746 E Laurel St Unit 1 Syracuse, NY	4.0	2.0	1400	$1,500	$1.07	44d	1	1.14mi
1618 James St #3 Syracuse, NY	2.0	1.0	1150	$2,200	$1.91	14d	1	1.14mi
106 Harrington St Syracuse, NY	3.0	1.0	1168	$1,875	$1.61	44d	1	1.19mi
417 Hazelhurst Ave Syracuse, NY	2.0	1.0	1536	$1,250	$0.81	21d	1	1.24mi
204 Mariposa St Unit pvt house Syracuse, NY	3.0	1.0	1128	$2,137	$1.89	14d	1	1.41mi
297 Norwood Ave Syracuse, NY	3.0	1.0	1188	$2,050	$1.73	21d	1	1.43mi
202 Stafford Ave Syracuse, NY	3.0	1.0	1692	$1,800	$1.06	14d	1	1.49mi

Listing history 3 events

1. 2026-05-18
   status Pending
2. 2026-04-28
   historical Active Under Contract
3. 2026-04-24
   listed $279,900 Active

ⓘ 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: $894 · $74/mo
• Projected year-2 tax: $2,812 · $234/mo
• Expected delta: +$1,918/yr (+$160/mo · 214.6%)

ⓘ 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: $22,218
• − Mortgage interest: −$15,679
• − Property taxes: −$894
• − Insurance: −$1,400
• − Repairs & maintenance: −$1,777
• − Management: −$1,777
• − Depreciation: −$8,143
• Taxable loss: −$7,451
• Est. tax savings @ 24.0%: +$1,788
• After-tax cash flow: $-566/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): 22,993
• Household income: $44,712
• Rent vs Own: 50.8% rent · 49.2% own
• Severe rent burden: 1437.0

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: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: White 46% Black 24% Asian 14% Two or more races 10% Hispanic / Latino 6%
• Hispanic origin (detail): Puerto Rican 4% Dominican 1%
• Common ancestry: Romanian 3% Swedish 3% Italian 1%
• Foreign-born: 22% · Vietnam, Philippines, Canada
• Languages at home: 70% English-only · Spanish 6% Other Asian/Pacific 5% Vietnamese 4%

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: ▲ 30.91%
• Current HPI: 399.3284
• 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

3 events — show timeline

• 2026-05-18 Pending — CNYIS
• 2026-04-28 Contingent — CNYIS
• 2026-04-24 Listed $279,900 CNYIS

Property tax history

+0.3%/yr

Latest (2025): $894 · +0.0% YoY. Source: county tax records.