8135 Crimson Cir · North Syracuse, NY 13041

$269,000

3 bd · 1.5 ba · 1,738 sqft · SingleFamily public records · 3 Days on market

Built 1976 0.27 ac lot Est $323k · 17% under

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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).

• ARV discount +15.0/15.0
• Cash flow +13.3/30.0
• 1% rule +4.4/10.0
• Schools +4.2/10.0
• DSCR +4.0/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

SELLER NOW CALLING FOR BEST AND FINAL OFFERS BY MONDAY 6/8/26 6pm. Welcome to this spacious Cherry Heights Raised Ranch tucked away on a quiet cul-de-sac! A welcoming foyer with multiple closets great for coats and storage, leads in to the lower level featuring a large family/rec room with a stone-faced wood-burning fireplace, dry bar and new luxury vinyl plank flooring, remodeled half bath, utility/laundry room with front-load washer and standard dryer, tankless hot water system, and direct access to the oversized 2-car garage. Back door access to the backyard patio overlooks a great yard complete with built in fireplace grill and two storage sheds. Hot tub to be removed prior to closi

Key facts

• Quiet cul-de-sac
• Dry bar
• Utility laundry room

Tags

• CHERRY HEIGHTS RAISED RANCH
• QUIET CUL-DE-SAC
• LARGE FAMILY REC ROOM
• DRY BAR
• REMODELED HALF BATH
• UTILITY LAUNDRY ROOM

Property features AI

Exterior

• Parking: Attached garage with 2 parking spaces; Garage with automatic door opener; Driveway parking; Underground/garage access
• Utilities: Public water connected; Sewer connected; Circuit breaker electrical service; Cable available; High-speed internet available
• Home design: Single-story home; Existing/resale property; Block foundation
• Construction: Aluminum siding and brick exterior; Asphalt architectural shingle roof; Copper plumbing; Attic/crawl hatchway(s) insulated; Built previously (existing)
• Exterior features: Blacktop driveway; Patio; Open porch; Shed(s) / exterior storage; Located on a cul-de-sac; Irregular residential lot (approx. 99 x 119)

Interior

• Kitchen: Convection oven; Free-standing range; Gas oven and gas range; Microwave; Oven; Refrigerator; Range hood; Exhaust fan
• Bedrooms: Three main-level bedrooms
• Flooring: Carpet; Ceramic tile; Luxury vinyl; Varied flooring
• Bathrooms: One full bathroom; One half bathroom; One main-level bathroom
• Heating & cooling: Gas forced-air heating; Central air conditioning; Attic fan
• Interior features: Ceiling fans; Dry bar; Entrance foyer; Eat-in kitchen; Separate/formal living room; Living/dining room; Programmable thermostat; Thermal windows; Finished walk-out basement; Fireplace (1)
• Laundry & utility: Washer and dryer; Laundry located in basement; Gas water heater; Tankless water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $269k.

Deal economics

• At list price, monthly cash flow is $-2 ($-25/yr) — negative.
• To cash-flow at today's rent, offer at most $269k (0.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $254k (5.6% below list).
• Recommended offer: $254k (5.6% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 5.1% in North Syracuse — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 72/100 on livability (#379 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living A; Watch: schools C-, crime D, amenities F.
• North Syracuse Central School District (suburban): math 45% / reading 50% proficiency, ranked #402 of 590 in NY (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 62 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 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 $2k of loan paydown is wiped out by about $8k 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.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $69k; list at $269k implies a 290% gain — meaningful room to come down on a strong offer.

Recommended offer $253,894 (5.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Crime grade is D 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. 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?
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: 0.94% ✗
• Cap rate: 6.28%
• Cash-on-cash: -0.03%
• DSCR: 1.00
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $323,268
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8025 Bamm Hollow Rd	0.30mi	3/2.0	1,700 (-2%)	4mo	$300,000	$176	77
8046 Bamm Hollow Rd	0.15mi	3/1.5	1,552 (-11%)	1mo	$315,000	$203	74
8084 Bamm Hollow Rd	0.21mi	3/1.5	1,508 (-13%)	7mo	$296,600	$197	62
5722 Boulia Dr	0.41mi	4/2.0 (+1)	1,856 (+7%)	2mo	$355,000	$191	61
5352 Vineyard Dr	0.32mi	4/2.5 (+1)	1,844 (+6%)	6mo	$305,000	$165	60
8237 Mantova Dr	0.48mi	4/2.0 (+1)	1,632 (-6%)	1mo	$268,250	$164	60
8133 Duncowing Ln	0.21mi	4/2.0 (+1)	1,520 (-12%)	6mo	$250,000	$164	57
8221 Lucchesi Dr	0.34mi	3/2.0	1,500 (-14%)	5mo	$270,000	$180	55
7998 Trina Cir	0.47mi	3/1.5	1,513 (-13%)	3mo	$281,000	$186	54
5317 Fortuna Pkwy	0.42mi	3/2.5	1,520 (-12%)	4mo	$300,000	$197	52
7949 Boxford Rd	0.68mi	4/3.5 (+1)	1,748 (+1%)	4mo	$385,400	$220	51
5238 Brescia	0.60mi	4/2.5 (+1)	1,904 (+10%)	4mo	$334,900	$176	43

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: -16.3%
• Equity multiple: 0.42×
• Total profit: $-43,591
• Equity at exit: $40,109

10-year hold

• IRR: -7.9%
• Equity multiple: 0.50×
• Total profit: $-37,600
• Equity at exit: $23,258

Cash invested: $75,320 (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 13041

• Active inventory: 62
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,539 medium
• Mortgage (P&I): −$1,411
• Tax from tax record: −$485 /mo · $5,821/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$533
• Net cashflow: $-2

Break-even live

Break-even rent $2,542

Max offer price $268,635

Occupancy floor 95%

Sensitivity live

Price	-10% $150	-5% $74	+0% $-2	+5% $-78	+10% $-154
Rent	-10% $-203	-5% $-102	+0% $-2	+5% $98	+10% $199
Rate	-1.0pp $133	-0.5pp $66	base $-2	+0.5pp $-72	+1.0pp $-143

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: $67,250
• Closing costs: $8,070
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8091 Weblank Way Clay, NY	3.0	1.5	1150	$2,200	$1.91	22d	1	0.27mi
8244 Mantova Dr Clay, NY	3.0	2.0	1560	$2,800	$1.79	45d	1	0.43mi
5472 Alfreton Dr Clay, NY	3.0	2.0	1328	$2,800	$2.11	22d	1	0.68mi

Listing history 4 events

1. 2026-06-09
   status $269,000 Pending 3 DOM
2. 2026-06-08
   days on market $269,000 Active 3 DOM
3. 2026-06-07
   remarks 699-char remark
4. 2026-06-07
   listed $269,000 Active 2 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: $5,821 · $485/mo
• Projected year-2 tax: $5,821 · $485/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 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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,467
• − Mortgage interest: −$15,068
• − Property taxes: −$5,821
• − Insurance: −$1,345
• − Repairs & maintenance: −$2,437
• − Management: −$2,437
• − Depreciation: −$7,825
• Taxable loss: −$4,467
• Est. tax savings @ 24.0%: +$1,072
• After-tax cash flow: $1,047/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: North Syracuse Central School District
• NCES district ID: 3621210
• Math proficiency: 45% ▼ -9.00%
• Reading proficiency: 50% ▲ 1.00%
• Median HH income: $62,904
• Composite: 41.93/100
• National rank: #3356
• State rank: #402 of 590 in NY

Livability — North Syracuse

• Score: 72/100
• State rank: #379
• US rank: #6513

Category grades

Amenities F Commute F Cost of living A Crime D Employment C Housing A+ Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 20,185
• Population (ZIP): 12,094

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: Predominantly White (83%)
• Race & ethnicity: White 83% Two or more races 10% Black 3% Asian 3% Hispanic / Latino 2%
• Common ancestry: Romanian 7% Lithuanian 3% Slovak 2%
• Foreign-born: 8% · Canada, China, Vietnam
• Languages at home: 89% English-only · Other Indo-European 4% Tagalog/Filipino 3% 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: ▼ -235.12%
• Current HPI: 326.7838
• 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

+290.4% since first listed

2 events — show timeline

• 2026-06-05 Listed $269,000 CNYIS
• 1993-05-18 Sold (Public Records) $68,900 Public Records

Property tax history

+3.0%/yr

Latest (2025): $5,821 · +1.4% YoY. Source: county tax records.