217 Briggs St · Syracuse, NY 13208

$165,000

2 bd · 1.0 ba · 1,105 sqft · SingleFamily public records · 6 Days on market

Built 1955 4,070 sqft lot Est $175k · 5% under

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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 +18.7/30.0
• ARV discount +10.0/15.0
• Appreciation +10.0/10.0
• DSCR +5.9/10.0
• 1% rule +4.0/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks

Welcome to 217 Briggs Street! This charming, meticulously maintained, 3-bedroom, 1.5-bath ranch has been lovingly cared for and is truly move-in ready. From the moment you arrive, you'll appreciate the curb appeal featuring a new composite front porch with vinyl railings, a double-wide concrete driveway, a beautifully manicured lawn, and low-maintenance aluminum siding. Step inside to a spacious living room and dining room combination with beautiful hardwood flooring, creating the perfect space for everyday living, holiday gatherings, and entertaining. The kitchen offers durable tile flooring and comes fully equipped with all appliances, including both sets of washers and dryers. Down the h

Key facts

• 4,070 sq ft lot
• Garage
• Built 1955

Tags

• NEW COMPOSITE FRONT PORCH
• DOUBLE-WIDE CONCRETE DRIVEWAY
• BEAUTIFULLY MANICURED LAWN
• DURABLE TILE FLOORING
• FULLY EQUIPPED KITCHEN
• FIRST-FLOOR LAUNDRY ROOM

Property features AI

Finance

• Other: Resale property; Rectangular residential lot near public transit (lot dimensions 37 x 110)

Exterior

• Parking: Attached garage with garage door opener; Driveway; Electricity to garage
• Utilities: Public water connected; Sewer connected; Electricity connected (circuit breakers); High-speed internet available; Cable available
• Home design: Single-story home; Existing structure; Entry level on main floor; Faces city street
• Construction: Aluminum siding; Asphalt architectural shingle roof; Block foundation; Copper plumbing; Attic/crawl hatchway(s) insulated; Built previously (existing)
• Exterior features: Concrete driveway; Deck; Open porch; Shed(s)/storage

Interior

• Kitchen: Electric oven; Electric range; Microwave; Refrigerator
• Bedrooms: Three main-level bedrooms; Main-level primary bedroom; Bedroom on main level
• Flooring: Hardwood; Ceramic tile; Varied flooring
• Bathrooms: One full bathroom; One half bathroom; One main-level bathroom
• Heating & cooling: Forced air gas heating; Central air conditioning
• Interior features: Ceiling fan(s); Great room; Living/dining room; Natural woodwork; Window treatments (drapes); Partially furnished; Programmable thermostat; Convertible bedroom
• Laundry & utility: Washer and dryer included; Laundry on main level and in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $162 ($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 $149k (9.6% below list).
• Recommended offer: $149k (9.6% 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: 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.
• Zoned schools: Syracuse Latin School (math 31% / reading 62%, grade D-, #1,262 of 2,108 statewide, top 60%, 642 students, 42% FRL); Grant Middle School (math 5% / reading 19%, grade F, #719 of 729 statewide, top 99%, 608 students, 93% FRL); Institute of Technology At Syracuse Central (math 87% / reading 92%, grade A+, #265 of 1,100 statewide, top 26%, 581 students, 68% FRL).
• Zoned-school proficiency averages 49% at this address vs 22% district-wide (+27 pts) — the actual schools serving this property are materially stronger than the Syracuse City School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 101 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals lingering (median 46d 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).

Forward outlook

• In year one you build about $18k of equity ($1k loan paydown + $16k 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 $46k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 5y 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.
• Current owner paid $61k; list at $165k implies a 170% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $149,152 (9.6% below list)

Questions for the listing agent

1. Built in 1955 — 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: 0.90% ✗
• Cap rate: 7.47%
• Cash-on-cash: 4.20%
• DSCR: 1.19
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $174,590
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
164 Berkshire Ave	0.14mi	3/1.0 (+1)	1,073 (-3%)	2mo	$116,900	$109	82
143 Huntley St	0.08mi	2/1.0	1,218 (+10%)	2mo	$97,000	$80	77
497 Pleasantview Ave	0.28mi	3/1.5 (+1)	1,056 (-4%)	1mo	$189,900	$180	72
307 Malverne Dr	0.43mi	2/1.0	1,056 (-4%)	4mo	$170,000	$161	70
232 Malverne Dr	0.38mi	3/1.5 (+1)	1,142 (+3%)	1mo	$224,900	$197	69
1108 Wadsworth St	0.43mi	3/1.0 (+1)	1,168 (+6%)	2mo	$165,000	$141	64
308 Kenwick Dr	0.19mi	3/1.0 (+1)	1,248 (+13%)	3mo	$180,000	$144	62
211 Merrill St	0.73mi	2/1.0	1,125 (+2%)	3mo	$180,000	$160	60
606 Roxford Rd S	0.66mi	2/1.5	1,162 (+5%)	1mo	$210,000	$181	58
2363 Grant Blvd	0.56mi	2/1.0	1,215 (+10%)	5mo	$153,700	$127	53
928 Kirkpatrick St N	0.64mi	3/1.0 (+1)	1,236 (+12%)	1mo	$145,000	$117	45
263 Wayland Rd	0.69mi	3/1.5 (+1)	1,267 (+15%)	3mo	$200,000	$158	34

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: 27.3%
• Equity multiple: 3.17×
• Total profit: $100,118
• Equity at exit: $148,645

10-year hold

• IRR: 23.8%
• Equity multiple: 7.20×
• Total profit: $286,617
• Equity at exit: $320,559

Cash invested: $46,200 (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: 101
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,492 high
• Mortgage (P&I): −$865
• Tax from tax record: −$82 /mo · $989/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $162

Break-even live

Break-even rent $1,287

Max offer price $165,000

Occupancy floor 84%

Sensitivity live

Price	-10% $255	-5% $209	+0% $162	+5% $115	+10% $68
Rent	-10% $44	-5% $103	+0% $162	+5% $221	+10% $280
Rate	-1.0pp $245	-0.5pp $204	base $162	+0.5pp $119	+1.0pp $76

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
286 Ross Park Syracuse, NY	3.0	1.0	1100	$1,500	$1.36	46d	1	0.40mi
126 Woodruff Ave Syracuse, NY	3.0	1.0	1200	$1,675	$1.40	46d	1	0.54mi
212 Dorchester Ave Syracuse, NY	1.0–2.0	1.0	640	$1,420	$2.22	15d	15	0.87mi
1140 Wolf St Apt 3 Syracuse, NY	2.0	1.0	800	$1,200	$1.50	46d	1	0.91mi
1132 Wolf St Unit 4 Syracuse, NY	3.0	1.0	1041	$1,350	$1.30	46d	1	0.92mi
912 Park St Unit 1 Syracuse, NY	3.0	1.0	1040	$1,200	$1.15	46d	1	0.97mi
205 Beecher St Unit 3 Syracuse, NY	2.0	1.0	815	$1,100	$1.35	46d	1	1.12mi
746 E Laurel St Unit 2F Syracuse, NY	2.0	1.0	800	$1,100	$1.38	46d	1	1.13mi
610 E Division St Unit F2 Syracuse, NY	2.0	1.0	900	$1,150	$1.28	46d	1	1.15mi
1801 James St #2 Syracuse, NY	3.0	1.0	1244	$1,800	$1.45	15d	1	1.16mi
1618 James St #3 Syracuse, NY	2.0	1.0	1150	$2,200	$1.91	15d	1	1.17mi
106 Harrington St Syracuse, NY	3.0	1.0	1168	$1,875	$1.61	46d	1	1.17mi
117 Edtim Rd Syracuse, NY	1.0–2.0	1.0	545	$1,295	$2.37	15d	1	1.29mi
807-13 N Salina St Unit 809A Syracuse, NY	2.0	1.0	1020	$1,325	$1.30	46d	1	1.31mi
1507 N Salina St Unit 3 Syracuse, NY	3.0	2.0	1030	$1,350	$1.31	46d	1	1.33mi
2802 Lemoyne Ave Unit 1 Syracuse, NY	3.0	1.0	988	$1,700	$1.72	15d	1	1.37mi
225 Marlborough Rd Syracuse, NY	2.0	1.0	1040	$1,800	$1.73	15d	1	1.42mi
204 Mariposa St Unit pvt house Syracuse, NY	3.0	1.0	1128	$2,137	$1.89	15d	1	1.44mi
517 N Salina St Unit 4 Syracuse, NY	2.0	1.0	700	$1,050	$1.50	15d	1	1.47mi
297 Norwood Ave Syracuse, NY	3.0	1.0	1188	$2,050	$1.73	23d	1	1.48mi

Listing history 5 events

1. 2026-06-21
   statusdays on market $165,000 Active Under Contract 6 DOM
2. 2026-06-18
   days on market $165,000 Active 3 DOM
3. 2026-06-17
   days on market $165,000 Active 2 DOM
4. 2026-06-16
   remarks 699-char remark
5. 2026-06-16
   listed $165,000 Active 1 DOM

ⓘ 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: $989 · $82/mo
• Projected year-2 tax: $1,889 · $157/mo
• Expected delta: +$900/yr (+$75/mo · 91.0%)

ⓘ 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 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: $17,898
• − Mortgage interest: −$9,243
• − Property taxes: −$989
• − Insurance: −$825
• − Repairs & maintenance: −$1,432
• − Management: −$1,432
• − Depreciation: −$4,800
• Taxable loss: −$822
• Est. tax savings @ 24.0%: +$197
• After-tax cash flow: $2,139/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

+170.5% since first listed

5 events — show timeline

• 2026-06-15 Listed $165,000 CNYIS
• 2021-10-27 Listing Removed — CNYIS
• 2021-10-26 Price Changed $140,000 CNYIS
• 2021-10-08 Listed $145,000 CNYIS
• 2004-09-24 Sold (Public Records) $61,000 Public Records

Property tax history

-2.1%/yr

Latest (2025): $989 · +9.0% YoY. Source: county tax records.