109 Brookford Rd #11 · Syracuse, NY 13224

$1,295,000

36 bd · None ba · 9,696 sqft · MultiFamily public records · 122 Days on market

Built 1935 0.41 ac lot ↓ 5% since listing

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Why this score? — see what drove the C 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 +18.8/30.0
• Appreciation +8.6/10.0
• ARV discount +7.5/15.0
• DSCR +5.9/10.0
• Livability +3.9/5.0
• 1% rule +3.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 6 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

Welcome to the Tudor House, a stunning fully renovated 6-unit building featuring luxurious 2-bedroom, 1-bath apartments in a prime location just minutes from Syracuse University. This exceptional property seamlessly blends historic charm with modern sophistication, showcasing meticulously restored original moldings, hardwood floors, and abundant natural light throughout. Each unit offers top-of-the-line finishes, gourmet kitchens with stainless steel appliances, granite countertops, and custom cabinetry, along with beautifully designed bathrooms featuring sleek fixtures and designer tile. Updated mechanicals provide efficiency and long-term peace of mind, while the thoughtful balance of cha

Key facts

• Fully renovated
• Historic charm
• Natural light

Tags

• FULLY RENOVATED
• HISTORIC CHARM
• ORIGINAL MOLDINGS
• HARDWOOD FLOORS
• NATURAL LIGHT
• TOP-OF-THE-LINE FINISHES

What this means for you Summary

Snapshot

• This is a 6 × 2-bed/1.0-bath units multifamily listed at $1.29M.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive. Per door: $217/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $1.14M (12.0% below list).
• Recommended offer: $1.14M (12.0% below list) — sets the bar for 1% rule.

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: 24 active listings in the ZIP; solid renter incomes; 616 units permitted in Onondaga County in 2024 (256 in 5+ unit buildings).
• At $11,391/mo this rent would consume 179% of the median local household income ($76k/yr) (locally 423% 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 $102k of equity ($9k loan paydown + $93k 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 $363k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$164k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 122 days — a 12% lower offer ($1.14M) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,139,100 (12.0% below list)

Questions for the listing agent

1. It's been on market 122 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.88% ✗
• Cap rate: 7.50%
• Cash-on-cash: 4.31%
• DSCR: 1.19
• GRM: 9.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 21.6%
• Equity multiple: 2.52×
• Total profit: $551,155
• Equity at exit: $915,158

10-year hold

• IRR: 20.1%
• Equity multiple: 5.24×
• Total profit: $1,537,337
• Equity at exit: $1,754,712

Cash invested: $362,600 (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: 24
• Price-to-rent: 56.8×

Monthly cashflow live

• Estimated rent: $11,391 high
• Mortgage (P&I): −$6,791
• Tax from tax record: −$367 /mo · $4,408/yr
• Insurance: −$540
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,392
• Net cashflow: $1,301

Break-even live

Break-even rent $9,744

Max offer price $1,295,000

Occupancy floor 84%

6-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 6× units	2	1	$11,388
Total (6 units)			$11,391

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: $323,750
• Closing costs: $38,850
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-22
   status Pending
2. 2026-03-02
   historical Active Under Contract
3. 2026-01-21
   price $1,295,000
4. 2026-01-20
   listed $1,365,000 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: $4,408 · $367/mo
• Projected year-2 tax: $13,147 · $1,096/mo
• Expected delta: +$8,739/yr (+$728/mo · 198.3%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 73% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $136,692
• − Mortgage interest: −$72,540
• − Property taxes: −$4,408
• − Insurance: −$6,475
• − Repairs & maintenance: −$10,935
• − Management: −$10,935
• − Depreciation: −$37,673
• Taxable loss: −$6,274
• Est. tax savings @ 24.0%: +$1,506
• After-tax cash flow: $17,116/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

-5.1% since first listed

4 events — show timeline

• 2026-05-22 Pending — CNYIS
• 2026-03-02 Contingent — CNYIS
• 2026-01-21 Price Changed $1,295,000 CNYIS
• 2026-01-20 Listed $1,365,000 CNYIS

Property tax history

+0.7%/yr

Latest (2025): $4,408 · +0.0% YoY. Source: county tax records.