604 Schuyler St · Syracuse, NY 13204

$164,900

3 bd · 1.0 ba · 902 sqft · SingleFamily public records · 4 Days on market

Built 1890 2,475 sqft lot $183/sqft · 13% below area Est $190k · 13% 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 +25.2/30.0
• ARV discount +13.4/15.0
• Appreciation +10.0/10.0
• DSCR +8.3/10.0
• 1% rule +5.8/10.0
• Rent growth +4.6/5.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks MLS

Cute as a button! Well maintained Tipp Hill bungalow with many updates including: Pergo type flooring, renovated kitchen w/ maple cabinets, island and lighting. Totally updated bath, in neutral colors, w/ tile floor. Some replacement windows, updated electrical & all appliances. Dry basement. Lots of storage space. Relax on the spacious enclosed front porch (rep glass & screens) or cook out on the @ 12x14 back deck, w/ pretty perennial border. 3 BR (per tax rec), 1 w/ out closet. SQ FT doesn't incl 2nd floor or front porch. Great location, desirable neighborhood, close to everything!

Key facts

• Low-maintenance yard
• Prime location
• 2,475 sq ft lot

Tags

• FINISHED UPSTAIRS ATTIC ROOM
• ENCLOSED THREE SEASON PORCH
• LOW-MAINTENANCE YARD
• PRIME LOCATION

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water connected; Sewer connected
• Home design: Single-story property; Existing/resale condition; Composite siding exterior
• Construction: Stone foundation; Composite siding; Built as existing (year built details: existing)
• Exterior features: Enclosed porch; Open porch; Blacktop driveway; Near public transit; Rectangular residential lot; City street frontage

Interior

• Kitchen: Gas oven; Gas range; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Laminate; Vinyl; Varies
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Gas forced air heating
• Interior features: Eat-in kitchen; Separate/formal living room; Bedroom on main level; Full basement
• Laundry & utility: Washer and dryer located in the basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $370 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).

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; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 616 units permitted in Onondaga County in 2024 (256 in 5+ unit buildings).
• At $1,773/mo this rent would consume 47% of the median local household income ($45k/yr) (locally 2073% 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 $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 + 8.0% rent growth), your $46k cash investment doubles in ~2 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 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 16y 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 $80k; list at $165k implies a 106% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $164,900

Questions for the listing agent

1. Built in 1890 — 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: 1.08% ✓
• Cap rate: 8.99%
• Cash-on-cash: 9.62%
• DSCR: 1.43
• GRM: 7.7

CMA / ARV

• ARV (median comp): $189,660
• List price: $164,900
• Delta: -13.05%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
721 Hamilton St	0.17mi	3/1.5	960 (+6%)	23mo	$197,500	$206	60
807 Emerson Ave	0.57mi	3/1.0	902 (0%)	19mo	$60,000	$67	57
102 Milton Ave	0.25mi	2/1.5 (-1)	937 (+4%)	24mo	$89,000	$95	55
520 Hamilton St	0.10mi	2/2.0 (-1)	996 (+10%)	21mo	$170,000	$171	52
225 Draper Ave	0.44mi	2/1.0 (-1)	864 (-4%)	19mo	$170,000	$197	52
407 Ulster St	0.27mi	2/1.5 (-1)	784 (-13%)	9mo	$169,000	$216	51
619 Montrose Ave	0.50mi	3/2.0	1,008 (+12%)	10mo	$250,000	$248	45
210 Essex St	0.60mi	3/1.0	1,031 (+14%)	10mo	$160,000	$155	40
100 Benham Ave	0.52mi	2/1.0 (-1)	986 (+9%)	20mo	$156,000	$158	39
420 Cayuga St	0.22mi	2/10.0 (-1)	1,024 (+14%)	15mo	$130,000	$127	34
303 Fay Rd	0.51mi	4/1.5 (+1)	768 (-15%)	20mo	$215,000	$280	28
101 Edgeworth Ave	0.72mi	2/1.0 (-1)	786 (-13%)	18mo	$140,000	$178	25

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: 33.4%
• Equity multiple: 3.66×
• Total profit: $122,720
• Equity at exit: $148,555

10-year hold

• IRR: 30.4%
• Equity multiple: 8.93×
• Total profit: $365,982
• Equity at exit: $320,364

Cash invested: $46,172 (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: 7.7×

Monthly cashflow live

• Estimated rent: $1,773 high
• Mortgage (P&I): −$865
• Tax from tax record: −$97 /mo · $1,166/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $370

Break-even live

Break-even rent $1,305

Max offer price $164,900

Occupancy floor 74%

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
202 Cayuga St Unit 1 Syracuse, NY	3.0	1.0	1036	$1,750	$1.69	13d	1	0.21mi
410 Chemung St Unit 1 Syracuse, NY	3.0	1.0	1100	$1,500	$1.36	13d	1	0.74mi
121 W End Dr Syracuse, NY	3.0	1.5	1082	$1,500	$1.39	13d	1	0.82mi
104 Kincaid Ave Syracuse, NY	4.0	1.0	860	$1,850	$2.15	44d	1	0.82mi
1741 W Onondaga St Syracuse, NY	1.0–2.0	1.0–2.0	800	$1,250	$1.56	14d	3	1.06mi
306 Hall Ave Unit Left Side Solvay, NY	3.0	1.5	1120	$1,750	$1.56	44d	1	1.15mi
538 Erie Blvd W Syracuse, NY	2.0	2.0	1110	$2,100	$1.89	21d	1	1.40mi
122 Putnam St Syracuse, NY	3.0	1.0	1064	$2,050	$1.93	21d	1	1.40mi

Listing history 7 events

1. 2026-05-18
   status Pending 968-char remark
2. 2026-05-13
   listed $164,900 Active 968-char remark
3. 2010-03-30
   historical 603-char remark

   Show marketing remark (603 chars)

   Cute as a button! Well maintained Tipp Hill bungalow with many updates including: Pergo type flooring, renovated kitchen w/ maple cabinets, island and lighting. Totally updated bath, in neutral colors, w/ tile floor. Some replacement windows, updated electrical & all appliances. Dry basement. Lots of storage space. Relax on the spacious enclosed front porch (rep glass & screens) or cook out on the @ 12x14 back deck, w/ pretty perennial border. 3 BR (per tax rec), 1 w/ out closet. SQ FT doesn't incl 2nd floor or front porch. Great location, desirable neighborhood, close to everything!

4. 2010-03-29
   soldstatus $80,000
5. 2010-03-28
   soldstatus $80,000 603-char remark

   Show marketing remark (603 chars)

   Cute as a button! Well maintained Tipp Hill bungalow with many updates including: Pergo type flooring, renovated kitchen w/ maple cabinets, island and lighting. Totally updated bath, in neutral colors, w/ tile floor. Some replacement windows, updated electrical & all appliances. Dry basement. Lots of storage space. Relax on the spacious enclosed front porch (rep glass & screens) or cook out on the @ 12x14 back deck, w/ pretty perennial border. 3 BR (per tax rec), 1 w/ out closet. SQ FT doesn't incl 2nd floor or front porch. Great location, desirable neighborhood, close to everything!

6. 2010-01-29
   listed $82,900 603-char remark

   Show marketing remark (603 chars)

   Cute as a button! Well maintained Tipp Hill bungalow with many updates including: Pergo type flooring, renovated kitchen w/ maple cabinets, island and lighting. Totally updated bath, in neutral colors, w/ tile floor. Some replacement windows, updated electrical & all appliances. Dry basement. Lots of storage space. Relax on the spacious enclosed front porch (rep glass & screens) or cook out on the @ 12x14 back deck, w/ pretty perennial border. 3 BR (per tax rec), 1 w/ out closet. SQ FT doesn't incl 2nd floor or front porch. Great location, desirable neighborhood, close to everything!

7. 2004-08-05
   soldstatus $43,500

ⓘ 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: $1,166 · $97/mo
• Projected year-2 tax: $1,977 · $165/mo
• Expected delta: +$810/yr (+$68/mo · 69.5%)

ⓘ 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: $21,279
• − Mortgage interest: −$9,237
• − Property taxes: −$1,166
• − Insurance: −$824
• − Repairs & maintenance: −$1,702
• − Management: −$1,702
• − Depreciation: −$4,797
• Taxable income: $1,850
• Est. tax owed @ 24.0%: −$444
• After-tax cash flow: $3,999/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

+279.1% since first listed

7 events — show timeline

• 2026-05-18 Pending — CNYIS
• 2026-05-13 Listed $164,900 CNYIS
• 2010-03-30 Listing Removed — CNYIS
• 2010-03-29 Sold (Public Records) $80,000 Public Records
• 2010-03-28 Sold (MLS) $80,000 CNYIS
• 2010-01-29 Listed $82,900 CNYIS
• 2004-08-05 Sold (Public Records) $43,500 Public Records

Property tax history

-0.0%/yr

Latest (2025): $1,166 · -0.6% YoY. Source: county tax records.