711 E Division St · Syracuse, NY 13208

$119,000

2 bd · 1.0 ba · 1,096 sqft · SingleFamily public records · 21 Days on market

Built 1900 3,484 sqft lot Est $128k · 7% 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 +10.7/15.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +7.8/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks

This Northside 3 Bedroom, 1 Bath is in good condition and would make a great addition to your investment portfolio. If you're thinking about starting in the rental market this small easy to manage single family property already has a great tenant.

Key facts

• 3,484 sq ft lot
• Garage
• Built 1900

Property features AI

Exterior

• Parking: Detached 1-car garage; Shared driveway
• Utilities: Public water (connected); Sewer connected; Cable available; Electric with circuit breakers
• Home design: Single-story home; Existing structure
• Construction: Fiber cement and stucco exterior; Copper plumbing; Asphalt shingle roof; Block and stone foundation; Built (existing)
• Exterior features: Blacktop driveway; Partial fencing; Fence

Interior

• Kitchen: Free-standing range; Gas cooktop; Gas oven; Gas range; Oven; Refrigerator
• Bedrooms: Three main-level bedrooms; Bedroom on main level
• Flooring: Carpet; Laminate; Varies
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Gas forced-air heating
• Interior features: Separate/formal dining room; Eat-in kitchen; Separate/formal living room
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $461 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $119k).
• Recommended offer: $117k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.9% 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: 99 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% 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).
• This rent runs 41% 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 $13k of equity ($823 loan paydown + $12k 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 + 3.0% rent growth), your $33k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($117k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.
• Current owner paid $30k; list at $119k implies a 297% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $117,215 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.28% ✓
• Cap rate: 10.94%
• Cash-on-cash: 16.61%
• DSCR: 1.74
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $128,232
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
116 Steuben St	0.26mi	3/1.0 (+1)	1,104 (+1%)	8mo	$90,000	$82	74
231 Grumbach Ave	0.40mi	3/1.0 (+1)	1,152 (+5%)	0mo	$75,000	$65	67
119 Lawrence St	0.32mi	3/1.0 (+1)	1,008 (-8%)	3mo	$130,000	$129	64
1212 Butternut St	0.27mi	3/1.0 (+1)	1,000 (-9%)	5mo	$75,000	$75	64
807 E Division St	0.07mi	3/2.0 (+1)	952 (-13%)	4mo	$70,000	$74	62
131 Delong Ave	0.44mi	2/1.0	984 (-10%)	5mo	$90,000	$91	58
339 Douglas St	0.53mi	3/1.0 (+1)	1,003 (-8%)	2mo	$55,000	$55	55
621 Dewitt St	0.70mi	3/1.0 (+1)	1,113 (+2%)	9mo	$190,000	$171	52
2363 Grant Blvd	0.57mi	2/1.0	1,215 (+11%)	5mo	$153,700	$127	51
132 Worden Ave	0.68mi	3/1.0 (+1)	1,056 (-4%)	8mo	$175,000	$166	50
205 Hood Ave	0.67mi	2/1.0	1,008 (-8%)	8mo	$175,000	$174	48
928 Kirkpatrick St N	0.55mi	3/1.0 (+1)	1,236 (+13%)	0mo	$145,000	$117	48

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 36.6%
• Equity multiple: 3.83×
• Total profit: $94,163
• Equity at exit: $107,205

10-year hold

• IRR: 31.5%
• Equity multiple: 8.63×
• Total profit: $254,131
• Equity at exit: $231,191

Cash invested: $33,320 (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 13208

• Home prices YoY: 8.4%
• Active inventory: 99
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,519 high
• Mortgage (P&I): −$624
• Tax from tax record: −$65 /mo · $778/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $461

Break-even live

Break-even rent $935

Max offer price $119,000

Occupancy floor 65%

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
912 Park St Unit 1 Syracuse, NY	3.0	1.0	1040	$1,200	$1.15	43d	1	0.03mi
610 E Division St Unit F2 Syracuse, NY	2.0	1.0	900	$1,150	$1.28	43d	1	0.21mi
746 E Laurel St Unit 2F Syracuse, NY	2.0	1.0	800	$1,100	$1.38	43d	1	0.35mi
807-13 N Salina St Unit 809A Syracuse, NY	2.0	1.0	1020	$1,325	$1.30	43d	1	0.40mi
205 Beecher St Unit 3 Syracuse, NY	2.0	1.0	815	$1,100	$1.35	43d	1	0.46mi
517 N Salina St Unit 4 Syracuse, NY	2.0	1.0	700	$1,050	$1.50	13d	1	0.52mi
126 Woodruff Ave Syracuse, NY	3.0	1.0	1200	$1,675	$1.40	43d	1	0.61mi
721 N Clinton St Unit 105 Syracuse, NY	2.0	2.0	1000	$1,475	$1.48	43d	1	0.61mi
721 N Clinton St Unit 213 Syracuse, NY	2.0	2.0	1000	$1,550	$1.55	43d	1	0.61mi
210 W Division St Unit 24 Syracuse, NY	2.0	2.0	1200	$1,850	$1.54	21d	1	0.62mi
689 N Clinton St Apt 307 Syracuse, NY	1.0	1.5	1100	$1,600	$1.45	43d	1	0.63mi
689 N Clinton St Unit 323 Syracuse, NY	1.0	1.5	960	$1,575	$1.64	21d	1	0.63mi
210 W Division St Unit 87 Syracuse, NY	2.0	2.0	1200	$1,750	$1.46	43d	1	0.63mi
416 Pearl St Unit 2 Syracuse, NY	3.0	1.0	900	$2,400	$2.67	13d	1	0.74mi
1507 N Salina St Unit 3 Syracuse, NY	3.0	2.0	1030	$1,350	$1.31	43d	1	0.78mi
205A Hawley Ave Unit 211C Syracuse, NY	3.0	2.5	1350	$1,675	$1.24	43d	1	0.83mi
205A Hawley Ave Unit 213C Syracuse, NY	3.0	2.5	1350	$1,650	$1.22	43d	1	0.83mi
286 Ross Park Syracuse, NY	3.0	1.0	1100	$1,500	$1.36	44d	1	0.85mi
373 Spencer St Unit 303 Syracuse, NY	2.0	1.5	1085	$1,850	$1.71	43d	1	0.88mi
230 W Willow St Apt 310 Syracuse, NY	1.0	1.0	933	$1,600	$1.71	13d	1	0.90mi
101 N Salina St Apt 112 Syracuse, NY	1.0	1.0	791	$1,950	$2.47	13d	1	0.90mi
101 N Salina St Apt 109 Syracuse, NY	1.0	1.0	769	$1,900	$2.47	13d	1	0.90mi
101 N Salina St Unit 107 Syracuse, NY	1.0	1.0	791	$1,825	$2.31	13d	1	0.90mi
200 Catherine St Apt 5 Syracuse, NY	2.0	1.0	850	$1,550	$1.82	43d	1	0.92mi
525 Burnet Ave Unit First Floor Syracuse, NY	3.0	1.0	900	$1,650	$1.83	43d	1	1.01mi
208 W Water St Syracuse, NY	2.0	2.0	962	$1,800	$1.87	43d	1	1.04mi
101 S Salina St Syracuse, NY	2.0	1.0	651	$2,871	$4.41	13d	14	1.06mi
324 W Water St Unit 106 Syracuse, NY	2.0	1.0	1436	$2,095	$1.46	21d	1	1.10mi
324 W Water St Syracuse, NY	2.0	1.0	1007	$1,975	$1.96	13d	6	1.10mi
129 W Fayette St Unit 217 Syracuse, NY	2.0	2.0	1100	$1,550	$1.41	13d	1	1.17mi
1618 James St #3 Syracuse, NY	2.0	1.0	1150	$2,200	$1.91	13d	1	1.17mi
321 S Salina St Unit 403 Syracuse, NY	1.0	1.0	978	$1,750	$1.79	21d	1	1.18mi
321 S Salina St Unit 203 Syracuse, NY	1.0	1.0	1236	$2,000	$1.62	21d	1	1.19mi
321 S Salina St Unit 303 Syracuse, NY	1.0	1.0	978	$1,800	$1.84	43d	1	1.19mi
321 S Salina St Unit 402 Syracuse, NY	1.0	1.0	1050	$2,200	$2.10	13d	1	1.19mi
321 S Salina St Unit 201 Syracuse, NY	2.0	1.0	1446	$2,450	$1.69	43d	1	1.19mi
321 S Salina St Unit 502 Syracuse, NY	1.0	1.0	1050	$2,500	$2.38	43d	1	1.19mi
321 S Salina St Unit 501 Syracuse, NY	2.0	1.0	1446	$3,000	$2.07	43d	1	1.19mi
317 S Clinton St Unit 4A Syracuse, NY	2.0	1.5	1500	$2,100	$1.40	13d	1	1.19mi
317 S Clinton St Unit 3C/B3 Syracuse, NY	1.0	1.0	700	$1,675	$2.39	13d	1	1.19mi

Listing history 21 events

1. 2026-06-18
   days on market $119,000 Active 21 DOM
2. 2026-06-17
   days on market $119,000 Active 20 DOM
3. 2026-06-16
   days on market $119,000 Active 19 DOM
4. 2026-06-15
   days on market $119,000 Active 18 DOM
5. 2026-06-14
   days on market $119,000 Active 16 DOM
6. 2026-06-13
   days on market $119,000 Active 15 DOM
7. 2026-06-10
   days on market $119,000 Active 13 DOM
8. 2026-06-09
   days on market $119,000 Active 12 DOM
9. 2026-06-08
   days on market $119,000 Active 11 DOM
10. 2026-06-07
    days on market $119,000 Active 10 DOM
11. 2026-06-05
    days on market $119,000 Active 7 DOM
12. 2026-06-02
    days on market $119,000 Active 5 DOM
13. 2026-06-01
    days on market $119,000 Active 4 DOM
14. 2026-05-31
    days on market $119,000 Active 3 DOM
15. 2026-05-30
    days on market $119,000 Active 2 DOM
16. 2026-05-28
    listed $119,000 Active
17. 2025-10-17
    historical
18. 2025-04-17
    listed $119,000 Active
19. 2009-08-10
    soldstatus $30,000
20. 2006-12-04
    soldstatus $10,100
21. 1997-01-02
    soldstatus $30,000

ⓘ 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: $778 · $65/mo
• Projected year-2 tax: $1,394 · $116/mo
• Expected delta: +$617/yr (+$51/mo · 79.3%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% 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
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,224
• − Mortgage interest: −$6,666
• − Property taxes: −$778
• − Insurance: −$595
• − Repairs & maintenance: −$1,458
• − Management: −$1,458
• − Depreciation: −$3,462
• Taxable income: $3,808
• Est. tax owed @ 24.0%: −$914
• After-tax cash flow: $4,622/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): 22,993
• Household income: $44,712
• Rent vs Own: 50.8% rent · 49.2% own
• Severe rent burden: 1437.0

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: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: White 46% Black 24% Asian 14% Two or more races 10% Hispanic / Latino 6%
• Hispanic origin (detail): Puerto Rican 4% Dominican 1%
• Common ancestry: Romanian 3% Swedish 3% Italian 1%
• Foreign-born: 22% · Vietnam, Philippines, Canada
• Languages at home: 70% English-only · Spanish 6% Other Asian/Pacific 5% Vietnamese 4%

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: ▲ 30.91%
• Current HPI: 399.3284
• 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

+296.7% since first listed

6 events — show timeline

• 2026-05-28 Listed $119,000 CNYIS
• 2025-10-17 Listing Removed — CNYIS
• 2025-04-17 Listed $119,000 CNYIS
• 2009-08-10 Sold (Public Records) $30,000 Public Records
• 2006-12-04 Sold (Public Records) $10,100 Public Records
• 1997-01-02 Sold (Public Records) $30,000 Public Records

Property tax history

+0.7%/yr

Latest (2025): $778 · +0.0% YoY. Source: county tax records.