726 Euclid Ave · Syracuse, NY 13210

$239,900

5 bd · 2.0 ba · 2,901 sqft · SingleFamily · 55 Days on market

Built 1940 5,544 sqft lot Est $389k · 38% under

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

Listing remarks

Excellent INVESTMENT OPPORTUNITY near Syracuse University & Le Moyne! This 5 bedroom 2 FULL bath house has been recently updated and is ready for rooms to be filled. Brand new kitchen and baths are such great features in the home, yet it also maintains some of it's charm. The 1st floor bedroom has fresh paint, brand new carpet and is attached to the 1st floor bath. The kitchen has all new appliances and cabinets and is located next to a cute area at the back of the house that would make a great breakfast bar or serving station. Original hardwoods throughout, good size bedrooms that have been freshly painted, a large attic for storage and FIRST FLOOR LAUNDRY make this house highly desi

Key facts

• New kitchen
• New baths
• 1st floor bedroom

Tags

• NEAR SYRACUSE UNIVERSITY
• RECENTLY UPDATED
• NEW KITCHEN
• NEW BATHS
• 1ST FLOOR BEDROOM
• FRESH PAINT

Property features AI

Exterior

• Parking: No garage; No driveway
• Utilities: Public water connected; Sewer connected
• Home design: 2-story house; Existing construction
• Construction: Aluminum siding; Asphalt roof; Block foundation; Built as existing (year built details listed as existing)
• Exterior features: Irregular lot; Near public transit; Residential lot; Wooded lot; City street frontage; Lot dimensions approximately 42 x 132

Interior

• Kitchen: Oven; Free-standing range; Range hood; Exhaust fan; Refrigerator
• Bedrooms: 1 bedroom on the main level
• Flooring: Carpet; Hardwood; Laminate; Varies
• Bathrooms: 2 full bathrooms total; 1 bathroom on the main level
• Heating & cooling: Gas forced-air heating
• Interior features: Breakfast area; Separate/formal living room; Bedroom on main level; Full basement
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $240k).
• Recommended offer: $233k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.4% 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: 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: Rents rising fast (+11.2%/yr); 58 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 616 units permitted in Onondaga County in 2024 (256 in 5+ unit buildings).
• At $3,646/mo this rent would consume 105% of the median local household income ($42k/yr) (locally 2307% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $67k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($233k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y ago; this cycle's ask has dropped $35k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $232,703 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — 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. 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.
7. 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.
8. 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: 1.52% ✓
• Cap rate: 12.41%
• Cash-on-cash: 21.84%
• DSCR: 1.97
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $388,734
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
750 Euclid Ave	0.04mi	5/1.5	2,736 (-6%)	9mo	$310,000	$113	79
137 Clarke St	0.29mi	5/2.5	2,804 (-3%)	12mo	$385,000	$137	68
712 Ackerman Ave	0.17mi	4/1.5 (-1)	3,159 (+9%)	10mo	$330,000	$104	61
938 Ackerman Ave	0.26mi	5/1.5	3,030 (+4%)	23mo	$325,000	$107	59
727 Sumner Ave	0.19mi	4/1.5 (-1)	2,748 (-5%)	23mo	$367,500	$134	56
536 Allen St	0.48mi	4/1.5 (-1)	2,742 (-6%)	13mo	$405,000	$148	51
680 Allen St	0.34mi	4/2.0 (-1)	2,606 (-10%)	17mo	$350,000	$134	48
238 Scottholm Ter	0.57mi	5/3.0	3,062 (+6%)	20mo	$369,000	$121	43
541 Allen St	0.49mi	5/2.5	2,554 (-12%)	17mo	$350,000	$137	41
228 Cambridge St	0.48mi	5/4.0	2,584 (-11%)	13mo	$300,000	$116	41
935 Comstock Ave	0.49mi	5/2.5	2,590 (-11%)	22mo	$405,000	$156	38
151 Cambridge St	0.57mi	4/4.5 (-1)	2,994 (+3%)	18mo	$400,000	$134	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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 20.1%
• Equity multiple: 1.87×
• Total profit: $58,313
• Equity at exit: $35,770

10-year hold

• IRR: 31.5%
• Equity multiple: 4.56×
• Total profit: $238,964
• Equity at exit: $20,742

Cash invested: $67,172 (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 13210

• Home prices YoY: -9.0%
• Rents YoY: 11.2%
• Active inventory: 58
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $3,646 medium
• Mortgage (P&I): −$1,258
• Tax est. 1.5%: −$300 /mo · $3,598/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$766
• Net cashflow: $1,223

Break-even live

Break-even rent $2,099

Max offer price $239,900

Occupancy floor 61%

Sensitivity live

Price	-10% $1,388	-5% $1,305	+0% $1,223	+5% $1,140	+10% $1,057
Rent	-10% $934	-5% $1,079	+0% $1,223	+5% $1,367	+10% $1,511
Rate	-1.0pp $1,343	-0.5pp $1,284	base $1,223	+0.5pp $1,160	+1.0pp $1,097

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
750 Euclid Ave Syracuse, NY	5.0	2.0	2736	$4,100	$1.50	44d	1	0.05mi
1205 Madison St Fl -1 Syracuse, NY	4.0	3.0	2988	$2,640	$0.88	44d	1	0.74mi
215 Locksley Rd Syracuse, NY	4.0	3.5	2352	$4,300	$1.83	14d	1	1.32mi

Listing history 16 events

1. 2026-05-21
   status Pending
2. 2026-04-29
   historical Active Under Contract
3. 2026-04-21
   price $239,900
4. 2026-03-29
   historical
5. 2026-03-28
   historical
6. 2026-03-28
   historical
7. 2026-03-27
   listed $275,000 Active
8. 2025-11-15
   historical
9. 2025-11-14
   price $275,000
10. 2025-09-29
    price $249,900
11. 2025-09-09
    listed $275,000 Active
12. 2020-10-06
    historical
13. 2020-02-16
    price $150,000
14. 2020-01-09
    price $160,000
15. 2019-11-19
    price $180,000
16. 2019-10-24
    listed $200,000 Active

ⓘ 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 2/10 Low 7 d/yr ≥94°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 100% 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: $43,753
• − Mortgage interest: −$13,438
• − Property taxes: −$3,598
• − Insurance: −$1,200
• − Repairs & maintenance: −$3,500
• − Management: −$3,500
• − Depreciation: −$6,979
• Taxable income: $11,538
• Est. tax owed @ 24.0%: −$2,769
• After-tax cash flow: $11,901/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): 19,803
• Household income: $41,738
• Rent vs Own: 70.6% rent · 29.4% own
• Severe rent burden: 2307.0

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 0.61)
• Race & ethnicity: White 58% Black 18% Asian 9% Hispanic / Latino 9% Two or more races 8%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Romanian 3% Lithuanian 3% Italian 2%
• Foreign-born: 18% · China, Canada, South Korea
• Languages at home: 78% English-only · Chinese 5% Spanish 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: ▼ -37.59%
• Current HPI: 378.0277
• Rent YoY: ▲ 11.18%
• 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

+20.0% since first listed

16 events — show timeline

• 2026-05-21 Pending — CNYIS
• 2026-04-29 Contingent — CNYIS
• 2026-04-21 Price Changed $239,900 CNYIS
• 2026-03-29 Listing Removed — CNYIS
• 2026-03-28 Listing Removed — CNYIS
• 2026-03-28 Listing Removed — CNYIS
• 2026-03-27 Listed $275,000 CNYIS
• 2025-11-15 Listing Removed — CNYIS
• 2025-11-14 Price Changed $275,000 CNYIS
• 2025-09-29 Price Changed $249,900 CNYIS
• 2025-09-09 Listed $275,000 CNYIS
• 2020-10-06 Listing Removed — CNYIS
• 2020-02-16 Price Changed $150,000 CNYIS
• 2020-01-09 Price Changed $160,000 CNYIS
• 2019-11-19 Price Changed $180,000 CNYIS
• 2019-10-24 Listed $200,000 CNYIS