212 Rockland Ave · Syracuse, NY 13207

$30,000

2 bd · 1.0 ba · 1,144 sqft · SingleFamily public records · 6 Days on market

Built 1930 4,356 sqft lot ↓ 6% since listing

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

Listing remarks MLS

This 3 bedroom 1 bathroom single family home currently generates $850 a month. It features a fenced in yard and driveway. Can be sold as a package deal with S1163932 (130 Coral) and S1163927 (154 Seeley) connect the dots and add this to your investment portfolio!

Key facts

• 4,356 sq ft lot
• Built 1930
• Listed 6 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $30k).
• Cap rate 48.2% 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: 63 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $207 of loan paydown is wiped out by about $900 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 $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 8y 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: property tax is 2.7% of price; built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $30,000

Questions for the listing agent

1. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 5.42% ✓
• Cap rate: 48.19%
• Cash-on-cash: 149.64%
• DSCR: 7.66
• GRM: 1.5

CMA / ARV

• ARV (on-the-fly): $69,784
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
309 W Kennedy St	0.38mi	2/1.5	1,196 (+4%)	2mo	$101,000	$84	71
609 W Colvin St	0.23mi	3/1.5 (+1)	1,236 (+8%)	2mo	$100,000	$81	68
347 Palmer Ave	0.49mi	3/1.5 (+1)	1,144 (0%)	4mo	$70,000	$61	67
160 Berger Ave	0.66mi	3/1.0 (+1)	1,162 (+2%)	0mo	$35,000	$30	61
160 Baldwin Ave	0.66mi	2/1.0	1,104 (-4%)	4mo	$75,000	$68	60
172 Parkway Dr	0.26mi	3/1.5 (+1)	1,296 (+13%)	2mo	$165,000	$127	58
119 Clyde Ave	0.24mi	3/1.0 (+1)	1,296 (+13%)	5mo	$78,000	$60	57
358 W Newell St	0.57mi	3/1.0 (+1)	1,197 (+5%)	4mo	$19,900	$17	57
308 Hope Ave	0.40mi	2/1.0	992 (-13%)	3mo	$35,000	$35	56
122 Charmouth Dr	0.37mi	3/1.0 (+1)	1,286 (+12%)	1mo	$187,500	$146	56
141 Charmouth Dr	0.41mi	3/1.5 (+1)	1,248 (+9%)	4mo	$65,000	$52	55
621 W Lafayette Ave	0.44mi	3/1.0 (+1)	972 (-15%)	6mo	$58,000	$60	44

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: —
• Equity multiple: 8.37×
• Total profit: $61,896
• Equity at exit: $4,473

10-year hold

• IRR: —
• Equity multiple: 17.66×
• Total profit: $139,977
• Equity at exit: $2,594

Cash invested: $8,400 (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: 63
• Price-to-rent: 1.5×

Monthly cashflow live

• Estimated rent: $1,626 high
• Mortgage (P&I): −$157
• Tax from tax record: −$67 /mo · $804/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $1,047

Break-even live

Break-even rent $300

Max offer price $30,000

Occupancy floor 31%

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: $7,500
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
508-10 W Brighton Ave Syracuse, NY	2.0	1.0	735	$1,350	$1.84	13d	13	0.32mi
213 Fletcher Ave Unit 2 Syracuse, NY	3.0	1.0	1200	$1,700	$1.42	13d	1	0.75mi
2859 S Salina St Unit 2 Syracuse, NY	2.0	1.0	1000	$1,200	$1.20	43d	1	0.80mi
409 Stolp Ave Syracuse, NY	1.0–3.0	1.0	849	$1,262	$1.49	13d	5	0.81mi
122 Putnam St Syracuse, NY	3.0	1.0	1064	$2,050	$1.93	21d	1	0.97mi
1110 Bellevue Ave Syracuse, NY	3.0	1.0	1449	$1,500	$1.04	43d	1	1.04mi
315 Grant Ave #17 Syracuse, NY	3.0	2.0	1477	$1,275	$0.86	13d	1	1.10mi
147 E Matson Ave Syracuse, NY	3.0	2.5	1421	$2,000	$1.41	21d	1	1.13mi
300 Mains Ave Unit Bradford-7 Syracuse, NY	2.0	1.0	1200	$1,100	$0.92	13d	1	1.24mi
260 Robert Dr Syracuse, NY	3.0	1.5	1200	$2,097	$1.75	43d	1	1.29mi
259 Robert Dr Syracuse, NY	3.0	1.5	1350	$699	$0.52	43d	1	1.32mi
102 Newbury Hollow Ln Syracuse, NY	2.0	1.5	1200	$1,550	$1.29	13d	1	1.37mi
116 Newbury Hollow Ln Syracuse, NY	1.0–2.0	1.0	825	$1,295	$1.57	13d	7	1.45mi
111 E Onondaga St Syracuse, NY	1.0–2.0	1.0–2.0	1150	$3,000	$2.61	21d	5	1.48mi
472 S Salina St Syracuse, NY	1.0–2.0	1.0	1022	$2,095	$2.05	13d	3	1.48mi

Listing history 19 events

1. 2026-04-03
   status Pending
2. 2026-03-30
   status Active
3. 2026-03-16
   status Pending
4. 2026-03-14
   listed $30,000 Active
5. 2025-07-22
   status Pending
6. 2025-07-22
   historical
7. 2025-07-07
   price $65,000
8. 2025-04-28
   price $75,000
9. 2025-01-08
   listed $85,000 Active
10. 2020-10-06
    soldstatus $41,000
11. 2019-08-29
    soldstatus $37,500 Closed Sale or Rented 263-char remark

    Show marketing remark (263 chars)

    This 3 bedroom 1 bathroom single family home currently generates $850 a month. It features a fenced in yard and driveway. Can be sold as a package deal with S1163932 (130 Coral) and S1163927 (154 Seeley) connect the dots and add this to your investment portfolio!

12. 2019-08-26
    status Pending Sale 263-char remark

    Show marketing remark (263 chars)

    This 3 bedroom 1 bathroom single family home currently generates $850 a month. It features a fenced in yard and driveway. Can be sold as a package deal with S1163932 (130 Coral) and S1163927 (154 Seeley) connect the dots and add this to your investment portfolio!

13. 2019-07-15
    historical Continue to Show- Under Contract 263-char remark

    Show marketing remark (263 chars)

    This 3 bedroom 1 bathroom single family home currently generates $850 a month. It features a fenced in yard and driveway. Can be sold as a package deal with S1163932 (130 Coral) and S1163927 (154 Seeley) connect the dots and add this to your investment portfolio!

14. 2019-06-18
    price $39,900 263-char remark

    Show marketing remark (263 chars)

    This 3 bedroom 1 bathroom single family home currently generates $850 a month. It features a fenced in yard and driveway. Can be sold as a package deal with S1163932 (130 Coral) and S1163927 (154 Seeley) connect the dots and add this to your investment portfolio!

15. 2019-04-24
    price $41,900 263-char remark

    Show marketing remark (263 chars)

    This 3 bedroom 1 bathroom single family home currently generates $850 a month. It features a fenced in yard and driveway. Can be sold as a package deal with S1163932 (130 Coral) and S1163927 (154 Seeley) connect the dots and add this to your investment portfolio!

16. 2019-03-02
    status Active 263-char remark

    Show marketing remark (263 chars)

    This 3 bedroom 1 bathroom single family home currently generates $850 a month. It features a fenced in yard and driveway. Can be sold as a package deal with S1163932 (130 Coral) and S1163927 (154 Seeley) connect the dots and add this to your investment portfolio!

17. 2019-01-13
    historical Continue to Show- Under Contract 263-char remark

    Show marketing remark (263 chars)

    This 3 bedroom 1 bathroom single family home currently generates $850 a month. It features a fenced in yard and driveway. Can be sold as a package deal with S1163932 (130 Coral) and S1163927 (154 Seeley) connect the dots and add this to your investment portfolio!

18. 2018-12-17
    listed $42,900 Active 263-char remark

    Show marketing remark (263 chars)

    This 3 bedroom 1 bathroom single family home currently generates $850 a month. It features a fenced in yard and driveway. Can be sold as a package deal with S1163932 (130 Coral) and S1163927 (154 Seeley) connect the dots and add this to your investment portfolio!

19. 2017-12-13
    soldstatus $32,000

ⓘ 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: $804 · $67/mo
• Projected year-2 tax: $804 · $67/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% 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 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: $19,509
• − Mortgage interest: −$1,680
• − Property taxes: −$804
• − Insurance: −$150
• − Repairs & maintenance: −$1,561
• − Management: −$1,561
• − Depreciation: −$873
• Taxable income: $12,880
• Est. tax owed @ 24.0%: −$3,091
• After-tax cash flow: $9,479/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

-6.2% since first listed

19 events — show timeline

• 2026-04-03 Pending — CNYIS
• 2026-03-30 Relisted — CNYIS
• 2026-03-16 Pending — CNYIS
• 2026-03-14 Listed $30,000 CNYIS
• 2025-07-22 Pending — CNYIS
• 2025-07-22 Listing Removed — CNYIS
• 2025-07-07 Price Changed $65,000 CNYIS
• 2025-04-28 Price Changed $75,000 CNYIS
• 2025-01-08 Listed $85,000 CNYIS
• 2020-10-06 Sold (Public Records) $41,000 Public Records
• 2019-08-29 Sold (MLS) $37,500 CNYIS
• 2019-08-26 Pending — CNYIS
• 2019-07-15 Contingent — CNYIS
• 2019-06-18 Price Changed $39,900 CNYIS
• 2019-04-24 Price Changed $41,900 CNYIS
• 2019-03-02 Relisted — CNYIS
• 2019-01-13 Contingent — CNYIS
• 2018-12-17 Listed $42,900 CNYIS
• 2017-12-13 Sold (Public Records) $32,000 Public Records

Property tax history

-0.4%/yr

Latest (2025): $804 · +0.0% YoY. Source: county tax records.