314 Lewis St · Syracuse, NY 13204

$169,000

2 bd · 1.5 ba · 1,558 sqft · SingleFamily public records · 10 Days on market

Built 1920 466 sqft lot $108/sqft · 5% above area Est $160k · 5% over

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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 +20.6/30.0
• Appreciation +10.0/10.0
• DSCR +6.5/10.0
• ARV discount +5.1/15.0
• 1% rule +4.7/10.0
• Rent growth +4.6/5.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks

Welcome to this beautifully updated home offering a perfect blend of classic charm and modern upgrades. The remodeled kitchen features brand-new cabinetry, stylish countertops, and all-new appliances, making it both functional and inviting. Refinished hardwood floors add warmth and character throughout the home. The first floor includes a stunning library complete with built-in cabinetry and a cozy fireplace—ideal for a home office or quiet retreat. Entertain guests in the formal dining room or relax in the bright sunroom filled with natural light. Step outside to a deck overlooking a fenced, sunken backyard with a lush lawn—perfect for gatherings or peaceful outdoor enjoyment.

Key facts

• Stunning library
• Formal dining room
• Remodeled kitchen

Tags

• REMODELED KITCHEN
• REFINISHED HARDWOOD FLOORS
• STUNNING LIBRARY
• FORMAL DINING ROOM
• BRIGHT SUNROOM
• DECK OVERLOOKING BACKYARD

Property features AI

Exterior

• Parking: Detached garage; 1 garage space
• Utilities: Public water connected; Sewer connected; Power connected
• Home design: Two-story home; Frame construction with vinyl siding; Block foundation; Existing (previously built) property
• Construction: Frame construction; Vinyl siding; Block foundation
• Exterior features: Blacktop driveway; Rectangular residential lot, approximately 50 x 90

Interior

• Kitchen: Gas oven; Gas range; Refrigerator; Eat-in kitchen layout
• Bedrooms: Total of 7 rooms (includes bedroom count within room total)
• Flooring: Hardwood; Luxury vinyl; Varies
• Bathrooms: 1 full bathroom; 1 half bathroom; 1 main-level bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Attic; Separate/formal dining room; Eat-in kitchen; Country kitchen; Library; Sunroom / Florida room; Full basement
• Laundry & utility: Laundry located in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $169k.

Deal economics

• At list price, monthly cash flow is $170 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $163k (3.4% below list).
• Recommended offer: $163k (3.4% 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: Rents rising fast (+8.2%/yr); 119 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 616 units permitted in Onondaga County in 2024 (256 in 5+ unit buildings).
• This rent runs 43% of the median local income ($45k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $18k of equity ($1k loan paydown + $17k 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 $47k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $163,207 (3.4% below list)

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 0.97% ✗
• Cap rate: 7.89%
• Cash-on-cash: 5.71%
• DSCR: 1.25
• GRM: 8.6

CMA / ARV

• ARV (median comp): $160,352
• List price: $169,000
• Delta: 5.39%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1011 Milton Ave	0.15mi	3/1.5 (+1)	1,477 (-5%)	9mo	$73,000	$49	72
128 Hayden Ave	0.20mi	3/2.0 (+1)	1,488 (-4%)	12mo	$160,000	$108	66
703 Schuyler St	0.55mi	3/1.0 (+1)	1,542 (-1%)	3mo	$217,000	$141	63
100 Driscoll Ave	0.18mi	3/1.0 (+1)	1,673 (+7%)	14mo	$130,000	$78	60
107 Huntshill Rd	0.50mi	3/2.0 (+1)	1,496 (-4%)	8mo	$299,000	$200	57
326 Essex St	0.31mi	3/1.5 (+1)	1,360 (-13%)	8mo	$235,000	$173	52
503 Woods Rd	0.65mi	3/2.0 (+1)	1,456 (-6%)	9mo	$155,000	$106	44
214 Montrose Ave	0.62mi	3/2.0 (+1)	1,722 (+10%)	10mo	$120,000	$70	38
105 Avoca St	0.70mi	3/1.5 (+1)	1,376 (-12%)	8mo	$172,000	$125	37
224 Lamont Ave Ave	0.61mi	3/1.5 (+1)	1,356 (-13%)	13mo	$96,400	$71	34
423 N Orchard Rd	0.70mi	3/2.0 (+1)	1,772 (+14%)	5mo	$225,000	$127	33
125 Huntshill Rd	0.59mi	3/2.5 (+1)	1,789 (+15%)	9mo	$300,000	$168	31

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: 29.3%
• Equity multiple: 3.36×
• Total profit: $111,469
• Equity at exit: $152,249

10-year hold

• IRR: 26.9%
• Equity multiple: 8.21×
• Total profit: $341,116
• Equity at exit: $328,330

Cash invested: $47,320 (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: 8.6×

Monthly cashflow live

• Estimated rent: $1,632 medium
• Mortgage (P&I): −$886
• Tax from tax record: −$107 /mo · $1,289/yr
• Insurance: −$70
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $170

Break-even live

Break-even rent $1,417

Max offer price $169,000

Occupancy floor 85%

Sensitivity live

Price	-10% $265	-5% $218	+0% $170	+5% $122	+10% $74
Rent	-10% $41	-5% $105	+0% $170	+5% $234	+10% $299
Rate	-1.0pp $255	-0.5pp $213	base $170	+0.5pp $126	+1.0pp $81

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
410 Chemung St Unit 1 Syracuse, NY	3.0	1.0	1100	$1,500	$1.36	14d	1	0.32mi
121 W End Dr Syracuse, NY	3.0	1.5	1082	$1,500	$1.39	14d	1	0.34mi
306 Hall Ave Unit Left Side Solvay, NY	3.0	1.5	1120	$1,750	$1.56	44d	1	0.76mi
349 Bryant Ave Syracuse, NY	3.0	1.5	1500	$2,300	$1.53	14d	1	0.81mi

Listing history 4 events

1. 2026-05-04
   status Pending 1050-char remark
2. 2026-04-24
   listed $169,000 Active 1050-char remark
3. 2004-10-05
   soldstatus $600,000
4. 2003-09-30
   soldstatus $58,300

ⓘ 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: $1,289 · $107/mo
• Projected year-2 tax: $2,073 · $173/mo
• Expected delta: +$783/yr (+$65/mo · 60.8%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% 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: $19,585
• − Mortgage interest: −$9,467
• − Property taxes: −$1,289
• − Insurance: −$1,512
• − Repairs & maintenance: −$1,567
• − Management: −$1,567
• − Depreciation: −$4,916
• Taxable loss: −$733
• Est. tax savings @ 24.0%: +$176
• After-tax cash flow: $2,212/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

+189.9% since first listed

4 events — show timeline

• 2026-05-04 Pending — CNYIS
• 2026-04-24 Listed $169,000 CNYIS
• 2004-10-05 Sold (Public Records) $600,000 Public Records
• 2003-09-30 Sold (Public Records) $58,300 Public Records

Property tax history

+0.7%/yr

Latest (2025): $1,289 · -0.9% YoY. Source: county tax records.