219 Grand Ave · Syracuse, NY 13204

$114,900

3 bd · 1.0 ba · 1,300 sqft · SingleFamily public records · 85 Days on market

Built 1900 3,080 sqft lot $88/sqft · 61% above area

---

Why this score? — see what drove the A- 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
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +4.6/5.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks MLS

Owner will hold mortgage with 25% down at 9% interest for up to 5 years straight payments. Seller has just remodeled as shown in the pictures. Ready to move in. 3-4 bedrooms. Updates include vinyl siding, circuit breakers, roof, mechanicals, windows, doors, and bathroom. Also 1st floor laundry and 2 bedrooms on 1st floor. Plenty of parking. Near schools, stores, zoo, and downtown.

Key facts

• 3,080 sq ft lot
• Built 1900
• Listed 85 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $786 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $108k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.5% 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 (+8.2%/yr); 119 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 616 units permitted in Onondaga County in 2024 (256 in 5+ unit buildings).
• At $1,902/mo this rent would consume 50% of the median local household income ($45k/yr) (locally 2073% 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 $12k of equity ($794 loan paydown + $11k 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.
• At projected returns (10.0% appreciation + 8.0% rent growth), your $32k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 85 days — a 6% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 4y ago; this cycle's ask has dropped $15k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $108,006 (6.0% below list)

Questions for the listing agent

1. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.66% ✓
• Cap rate: 14.50%
• Cash-on-cash: 29.31%
• DSCR: 2.30
• GRM: 5.0

CMA / ARV

• ARV (median comp): $71,376
• List price: $114,900
• Delta: 60.98%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
201 Cadwell St	0.06mi	3/1.5	1,352 (+4%)	0mo	$75,000	$55	88
204 Davis St	0.24mi	2/1.0 (-1)	1,208 (-7%)	2mo	$122,300	$101	70
629 S Wilbur Ave	0.29mi	3/2.0	1,389 (+7%)	2mo	$124,000	$89	69
112 Bryant Ave	0.61mi	3/1.0	1,292 (-1%)	4mo	$165,000	$128	68
541 Whittier Ave	0.70mi	3/1.0	1,312 (+1%)	0mo	$285,100	$217	66
530 Whittier Ave	0.70mi	3/1.0	1,330 (+2%)	8mo	$205,000	$154	57
415 Whittier Ave	0.60mi	3/1.5	1,364 (+5%)	7mo	$220,000	$161	56
153 Upland Rd	0.72mi	3/1.0	1,404 (+8%)	3mo	$203,000	$145	51
162 Reed Ave	0.67mi	3/1.0	1,156 (-11%)	8mo	$85,000	$74	44
136 Bryant Ave	0.60mi	4/1.0 (+1)	1,440 (+11%)	7mo	$220,000	$153	43
461 Whittier Ave	0.64mi	3/1.5	1,462 (+12%)	6mo	$175,000	$120	42
513 Whittier Ave	0.67mi	4/2.0 (+1)	1,457 (+12%)	1mo	$202,000	$139	38

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 49.5%
• Equity multiple: 4.81×
• Total profit: $122,666
• Equity at exit: $103,511

10-year hold

• IRR: 45.2%
• Equity multiple: 11.78×
• Total profit: $346,740
• Equity at exit: $223,225

Cash invested: $32,172 (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 13204

• Home prices YoY: 31.6%
• Rents YoY: 8.2%
• Active inventory: 119
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,902 high
• Mortgage (P&I): −$603
• Tax from tax record: −$67 /mo · $799/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $786

Break-even live

Break-even rent $908

Max offer price $114,900

Occupancy floor 54%

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1110 Bellevue Ave Syracuse, NY	3.0	1.0	1449	$1,500	$1.04	44d	1	0.42mi
122 Putnam St Syracuse, NY	3.0	1.0	1064	$2,050	$1.93	21d	1	0.42mi
318 Kellogg St Unit 2 Syracuse, NY	3.0	1.0	1523	$1,675	$1.10	44d	1	0.43mi
318 Kellogg St Unit 1 Syracuse, NY	3.0	1.0	1523	$1,650	$1.08	44d	1	0.43mi
315 Grant Ave #17 Syracuse, NY	3.0	2.0	1477	$1,275	$0.86	14d	1	0.51mi
121 Whittier Ave Syracuse, NY	4.0	1.0	1400	$600	$0.43	44d	1	0.53mi
1741 W Onondaga St Syracuse, NY	1.0–2.0	1.0–2.0	800	$1,250	$1.56	14d	3	0.63mi
349 Bryant Ave Syracuse, NY	3.0	1.5	1500	$2,300	$1.53	13d	1	0.63mi
409 Stolp Ave Syracuse, NY	1.0–3.0	1.0	849	$1,575	$1.86	13d	5	0.66mi
538 Erie Blvd W Syracuse, NY	2.0	2.0	1110	$2,100	$1.89	21d	1	0.98mi
202 Cayuga St Unit 1 Syracuse, NY	3.0	1.0	1036	$1,750	$1.69	13d	1	1.10mi
158 Parkway Dr Syracuse, NY	4.0	3.0	1029	$2,250	$2.19	21d	1	1.20mi
472 S Salina St Syracuse, NY	1.0–2.0	1.0	1022	$2,095	$2.05	14d	3	1.21mi
120 Walton St Syracuse, NY	1.0–2.0	1.0–2.0	825	$3,200	$3.88	44d	2	1.21mi
324 W Water St Syracuse, NY	2.0	1.0	1007	$1,975	$1.96	14d	6	1.21mi
324 W Water St Unit 106 Syracuse, NY	2.0	1.0	1436	$2,095	$1.46	21d	1	1.21mi
110 Walton St Unit 301 Syracuse, NY	2.0	2.0	1051	$2,000	$1.90	21d	1	1.22mi
110 Walton St Unit 201 Syracuse, NY	2.0	2.0	1051	$2,200	$2.09	44d	1	1.22mi
111 E Onondaga St Syracuse, NY	1.0–2.0	1.0–2.0	1150	$3,000	$2.61	21d	5	1.25mi
317 S Clinton St Unit 3A Syracuse, NY	2.0	2.0	1500	$2,100	$1.40	44d	1	1.27mi
317 S Clinton St Unit 4A Syracuse, NY	2.0	1.5	1500	$2,100	$1.40	14d	1	1.27mi
129 W Fayette St Unit 217 Syracuse, NY	2.0	2.0	1100	$1,550	$1.41	14d	1	1.28mi
208 W Water St Syracuse, NY	2.0	2.0	962	$1,800	$1.87	44d	1	1.32mi
321 S Salina St Unit 201 Syracuse, NY	2.0	1.0	1446	$2,450	$1.69	44d	1	1.32mi
321 S Salina St Unit 501 Syracuse, NY	2.0	1.0	1446	$3,000	$2.07	44d	1	1.32mi
319 S Salina St Syracuse, NY	2.0	2.0	1860	$2,000	$1.08	21d	1	1.33mi
201 E Jefferson St Syracuse, NY	2.0	1.0	662	$1,626	$2.45	14d	9	1.36mi
205 E Jefferson St Unit 2B Syracuse, NY	2.0	2.5	1100	$2,200	$2.00	21d	1	1.37mi
373 Spencer St Unit 303 Syracuse, NY	2.0	1.5	1085	$1,850	$1.71	44d	1	1.45mi
269 W Borden Ave Syracuse, NY	4.0	1.5	1800	$650	$0.36	21d	1	1.49mi

Listing history 25 events

1. 2026-06-05
   statusdays on market $114,900 Pending 85 DOM
2. 2026-06-02
   days on market $114,900 Active Under Contract 83 DOM
3. 2026-06-01
   days on market $114,900 Active Under Contract 82 DOM
4. 2026-05-31
   days on market $114,900 Active Under Contract 81 DOM
5. 2026-05-30
   days on market $114,900 Active Under Contract 80 DOM
6. 2026-05-18
   price $114,900 383-char remark

   Show marketing remark (383 chars)

   Owner will hold mortgage with 25% down at 9% interest for up to 5 years straight payments. Seller has just remodeled as shown in the pictures. Ready to move in. 3-4 bedrooms. Updates include vinyl siding, circuit breakers, roof, mechanicals, windows, doors, and bathroom. Also 1st floor laundry and 2 bedrooms on 1st floor. Plenty of parking. Near schools, stores, zoo, and downtown.

7. 2026-04-21
   price $119,900 383-char remark

   Show marketing remark (383 chars)

   Owner will hold mortgage with 25% down at 9% interest for up to 5 years straight payments. Seller has just remodeled as shown in the pictures. Ready to move in. 3-4 bedrooms. Updates include vinyl siding, circuit breakers, roof, mechanicals, windows, doors, and bathroom. Also 1st floor laundry and 2 bedrooms on 1st floor. Plenty of parking. Near schools, stores, zoo, and downtown.

8. 2026-03-11
   listed $129,900 Active 383-char remark

   Show marketing remark (383 chars)

   Owner will hold mortgage with 25% down at 9% interest for up to 5 years straight payments. Seller has just remodeled as shown in the pictures. Ready to move in. 3-4 bedrooms. Updates include vinyl siding, circuit breakers, roof, mechanicals, windows, doors, and bathroom. Also 1st floor laundry and 2 bedrooms on 1st floor. Plenty of parking. Near schools, stores, zoo, and downtown.

9. 2025-12-28
   historical
10. 2025-12-22
    historical
11. 2025-12-22
    historical
12. 2025-09-26
    listed $99,900 Active
13. 2025-03-06
    historical
14. 2025-01-02
    listed $64,900 Active
15. 2024-12-31
    historical
16. 2024-06-14
    listed $69,900 Active
17. 2024-05-16
    soldstatus $360,006
18. 2023-12-27
    status Pending
19. 2023-07-18
    status Under Contract- Do Not Show
20. 2023-04-19
    status Active
21. 2023-03-02
    status Under Contract- Do Not Show
22. 2023-02-28
    status Active
23. 2023-02-27
    status Under Contract- Do Not Show
24. 2022-10-23
    listed $54,900 Active
25. 2015-09-03
    soldstatus $13,000

ⓘ 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: $799 · $67/mo
• Projected year-2 tax: $1,370 · $114/mo
• Expected delta: +$571/yr (+$48/mo · 71.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% 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: $22,829
• − Mortgage interest: −$6,436
• − Property taxes: −$799
• − Insurance: −$574
• − Repairs & maintenance: −$1,826
• − Management: −$1,826
• − Depreciation: −$3,343
• Taxable income: $8,024
• Est. tax owed @ 24.0%: −$1,926
• After-tax cash flow: $7,505/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): 19,440
• Household income: $45,351
• Rent vs Own: 70.8% rent · 29.2% own
• Severe rent burden: 2073.0

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 0.68)
• Race & ethnicity: White 47% Black 26% Hispanic / Latino 17% Two or more races 13% Native American 1%
• Hispanic origin (detail): Puerto Rican 12% Cuban 2% Dominican 1%
• Common ancestry: Romanian 5% Lithuanian 2% Subsaharan African 2%
• Foreign-born: 7% · Canada, Jamaica
• Languages at home: 83% English-only · Spanish 11% Russian/Polish/Slavic 3% Arabic 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: ▲ 100.14%
• Current HPI: 416.7272
• Rent YoY: ▲ 8.24%
• 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

+783.8% since first listed

20 events — show timeline

• 2026-05-18 Price Changed $114,900 CNYIS
• 2026-04-21 Price Changed $119,900 CNYIS
• 2026-03-11 Listed $129,900 CNYIS
• 2025-12-28 Listing Removed — CNYIS
• 2025-12-22 Listing Removed — CNYIS
• 2025-12-22 Listing Removed — CNYIS
• 2025-09-26 Listed $99,900 CNYIS
• 2025-03-06 Listing Removed — CNYIS
• 2025-01-02 Listed $64,900 CNYIS
• 2024-12-31 Listing Removed — CNYIS
• 2024-06-14 Listed $69,900 CNYIS
• 2024-05-16 Sold (Public Records) $360,006 Public Records
• 2023-12-27 Pending — CNYIS
• 2023-07-18 Pending — CNYIS
• 2023-04-19 Relisted — CNYIS
• 2023-03-02 Pending — CNYIS
• 2023-02-28 Relisted — CNYIS
• 2023-02-27 Pending — CNYIS
• 2022-10-23 Listed $54,900 CNYIS
• 2015-09-03 Sold (Public Records) $13,000 Public Records

Property tax history

-0.1%/yr

Latest (2025): $799 · +0.0% YoY. Source: county tax records.