106 Ballard Ave · Syracuse, NY 13205

$109,900

3 bd · 1.0 ba · 1,128 sqft · SingleFamily public records · 4 Days on market

Built 1987 326 sqft lot Est $95k · 16% over

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• ARV discount +0.3/15.0

Listing remarks

Welcome to 106 Ballard Ave! This beautifully maintained three-bedroom home is move-in ready and offers a wonderful blend of comfort, care, and versatility. Proudly owned and lovingly maintained by the same family since 1990, this home reflects true pride of ownership throughout. A former garage has been thoughtfully converted into additional living space to support prior in-home daycare needs. While not included in the listed square footage, this bonus area adds valuable flexibility, perfect for a guest space, home office, possible small business use, or extra storage. Step outside to enjoy a fully fenced backyard with a shed, providing both privacy and practical outdoor storage. All applia

Key facts

• Outdoor storage
• Converted garage
• Built 1987

Tags

• CONVERTED GARAGE
• ADDITIONAL LIVING SPACE
• FULLY FENCED BACKYARD
• OUTDOOR STORAGE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $859 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Cap rate 15.7% 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: 67 active listings in the ZIP; 31 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).

Forward outlook

• In year one you build about $12k of equity ($760 loan paydown + $11k 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 $31k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$42k 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.

Recommended offer $109,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.78% ✓
• Cap rate: 15.67%
• Cash-on-cash: 33.48%
• DSCR: 2.49
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $94,752
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
347 Palmer Ave	0.28mi	3/1.5	1,144 (+1%)	4mo	$70,000	$61	79
309 W Kennedy St	0.19mi	2/1.5 (-1)	1,196 (+6%)	2mo	$101,000	$84	73
918 Midland Ave	0.16mi	3/1.5	1,192 (+6%)	10mo	$100,000	$84	72
113 White St	0.46mi	3/1.5	1,194 (+6%)	3mo	$160,000	$134	64
130 Huron St	0.10mi	2/1.0 (-1)	1,012 (-10%)	11mo	$80,000	$79	64
210 Hunt Ave	0.57mi	3/1.0	1,116 (-1%)	11mo	$139,900	$125	62
122 Putnam St	0.69mi	3/1.0	1,064 (-6%)	2mo	$85,000	$80	57
609 W Colvin St	0.52mi	3/1.5	1,236 (+10%)	2mo	$100,000	$81	56
172 Parkway Dr	0.51mi	3/1.5	1,296 (+15%)	2mo	$165,000	$127	48
111 White St	0.46mi	3/2.0	1,280 (+14%)	12mo	$170,000	$133	42
119 Clyde Ave	0.62mi	3/1.0	1,296 (+15%)	5mo	$78,000	$60	42
122 Charmouth Dr	0.73mi	3/1.0	1,286 (+14%)	1mo	$187,500	$146	42

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: 49.9%
• Equity multiple: 4.72×
• Total profit: $114,522
• Equity at exit: $99,007

10-year hold

• IRR: 43.6%
• Equity multiple: 10.56×
• Total profit: $294,211
• Equity at exit: $213,512

Cash invested: $30,772 (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 13205

• Home prices YoY: 3.0%
• Active inventory: 67
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,952 high
• Mortgage (P&I): −$576
• Tax from tax record: −$61 /mo · $732/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $859

Break-even live

Break-even rent $865

Max offer price $109,900

Occupancy floor 51%

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
158 Parkway Dr Syracuse, NY	4.0	3.0	1029	$2,250	$2.19	21d	1	0.53mi
122 Putnam St Syracuse, NY	3.0	1.0	1064	$2,050	$1.93	21d	1	0.70mi
508-10 W Brighton Ave Syracuse, NY	2.0	1.0	735	$1,350	$1.84	13d	13	0.76mi
409 Stolp Ave Syracuse, NY	1.0–3.0	1.0	849	$1,575	$1.86	13d	5	0.76mi
1110 Bellevue Ave Syracuse, NY	3.0	1.0	1449	$1,500	$1.04	43d	1	0.89mi
111 E Onondaga St Syracuse, NY	1.0–2.0	1.0–2.0	1150	$3,000	$2.61	21d	5	0.99mi
472 S Salina St Syracuse, NY	1.0–2.0	1.0	1022	$2,095	$2.05	13d	3	1.00mi
315 Grant Ave #17 Syracuse, NY	3.0	2.0	1477	$1,275	$0.86	13d	1	1.02mi
2859 S Salina St Unit 2 Syracuse, NY	2.0	1.0	1000	$1,200	$1.20	43d	1	1.04mi
205 E Jefferson St Unit 2B Syracuse, NY	2.0	2.5	1100	$2,200	$2.00	21d	1	1.15mi
201 E Jefferson St Syracuse, NY	2.0	1.0	662	$1,626	$2.45	13d	9	1.15mi
120 Walton St Syracuse, NY	1.0–2.0	1.0–2.0	825	$3,200	$3.88	43d	2	1.19mi
110 Walton St Unit 201 Syracuse, NY	2.0	2.0	1051	$2,200	$2.09	43d	1	1.19mi
110 Walton St Unit 301 Syracuse, NY	2.0	2.0	1051	$2,000	$1.90	21d	1	1.19mi
213 Fletcher Ave Unit 2 Syracuse, NY	3.0	1.0	1200	$1,700	$1.42	13d	1	1.19mi
317 S Clinton St Unit 3A Syracuse, NY	2.0	2.0	1500	$2,100	$1.40	43d	1	1.19mi
321 S Salina St Unit 201 Syracuse, NY	2.0	1.0	1446	$2,450	$1.69	43d	1	1.20mi
321 S Salina St Unit 501 Syracuse, NY	2.0	1.0	1446	$3,000	$2.07	43d	1	1.20mi
317 S Clinton St Unit 4A Syracuse, NY	2.0	1.5	1500	$2,100	$1.40	13d	1	1.20mi
129 W Fayette St Unit 217 Syracuse, NY	2.0	2.0	1100	$1,550	$1.41	13d	1	1.22mi
60 Presidential Plz Syracuse, NY	1.0–2.0	1.0–1.5	970	$1,315	$1.36	43d	1	1.23mi
260 Robert Dr Syracuse, NY	3.0	1.5	1200	$2,097	$1.75	43d	1	1.29mi
101 S Salina St Syracuse, NY	2.0	1.0	651	$2,871	$4.41	13d	14	1.32mi
259 Robert Dr Syracuse, NY	3.0	1.5	1350	$699	$0.52	43d	1	1.32mi
538 Erie Blvd W Syracuse, NY	2.0	2.0	1110	$2,100	$1.89	21d	1	1.34mi
324 W Water St Unit 106 Syracuse, NY	2.0	1.0	1436	$2,095	$1.46	21d	1	1.35mi
324 W Water St Syracuse, NY	2.0	1.0	1007	$1,975	$1.96	13d	6	1.35mi
208 W Water St Syracuse, NY	2.0	2.0	962	$1,800	$1.87	43d	1	1.36mi
502 University Ave Syracuse, NY	1.0–2.0	1.0	950	$1,450	$1.53	13d	2	1.45mi
147 E Matson Ave Syracuse, NY	3.0	2.5	1421	$2,000	$1.41	21d	1	1.45mi
1741 W Onondaga St Syracuse, NY	1.0–2.0	1.0–2.0	800	$1,250	$1.56	13d	3	1.46mi

Listing history 2 events

1. 2026-04-18
   status Pending
2. 2026-04-13
   listed $109,900 Active

ⓘ 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: $732 · $61/mo
• Projected year-2 tax: $1,295 · $108/mo
• Expected delta: +$563/yr (+$47/mo · 76.8%)

ⓘ 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: $23,419
• − Mortgage interest: −$6,156
• − Property taxes: −$732
• − Insurance: −$550
• − Repairs & maintenance: −$1,874
• − Management: −$1,874
• − Depreciation: −$3,197
• Taxable income: $9,037
• Est. tax owed @ 24.0%: −$2,169
• After-tax cash flow: $8,134/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
• City population: 152,627
• Population (ZIP): 18,562

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 0.67)
• Race & ethnicity: Black 44% White 37% Two or more races 10% Hispanic / Latino 6% Asian 3%
• Hispanic origin (detail): Puerto Rican 4%
• Common ancestry: Romanian 2% Italian 2% Swiss 1%
• Foreign-born: 9% · Canada, China, Vietnam
• Languages at home: 87% English-only · Spanish 5% Arabic 1% Other Indo-European 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: ▲ 10.12%
• Current HPI: 345.8854
• 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

2 events — show timeline

• 2026-04-18 Pending — CNYIS
• 2026-04-13 Listed $109,900 CNYIS

Property tax history

+0.0%/yr

Latest (2025): $732 · +0.0% YoY. Source: county tax records.