208 E Heman St · East Syracuse, NY 13057

$186,000

3 bd · 1.0 ba · 1,336 sqft · SingleFamily public records · 7 Days on market

Built 1930 6,534 sqft lot Est $179k · at est.

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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 +22.0/30.0
• 1% rule +7.6/10.0
• DSCR +7.0/10.0
• ARV discount +5.7/15.0
• Livability +4.5/5.0
• Schools +4.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

WELL MAINTAINED VILLAGE COLONIAL. VINYL SIDING, LARGE EAT IN KITCHEN WITH GRANITE COUNTER TOPS, STAINLESS UNDERMOUNT SINK, TONS OF CABINETS AND COUNTER SPACE. FORMAL DINING WITH BAY WINDOW, LIVINGROOM AND ADJACENT PARLOR ROOM WITH DECORATIVE CEILING, ENCLOSED FRONT PORCH, 3 GENEROUS BEDROOMS, LARGE FULL BATH WITH SOLID SURFACE COUNTER. FULLY FENCED YARD WITH SLIDER TO SMALL DECK FROM KITCHEN. HOUSE IS WIRED FOR GENERATOR IF YOU DESIRE ONE. A WONDERFUL HOME TO CALL YOUR OWN!!

Key facts

• Natural woodwork
• Open staircase
• Vintage colonial

Tags

• VINTAGE COLONIAL
• NATURAL WOODWORK
• WINDOW SEAT
• OPEN STAIRCASE
• WALK-UP ATTIC
• ENCLOSED FRONT PORCH

Property features AI

Exterior

• Parking: Detached garage with electricity and automatic garage door opener; 1 garage space
• Utilities: Electricity connected (circuit breakers); Public water connected; Sewer connected; Cable available
• Home design: 3 stories; Vinyl siding; Asphalt roof; Existing construction; Block foundation; Rectangular lot; Lot dimensions approximately 45 x 145; Near public transit
• Construction: Vinyl siding construction; Asphalt roof; Block foundation; Built (existing)
• Exterior features: Blacktop driveway; Deck (open); Enclosed porch; Porch; Sunroom/Florida room

Interior

• Kitchen: Dishwasher; Gas oven; Gas range; Range hood; Refrigerator; Disposal; Exhaust fan; Granite counters; Pantry; Eat-in kitchen
• Flooring: Hardwood; Vinyl; Varied flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas forced air heating; Central air conditioning
• Interior features: Ceiling fans; Den; Separate/formal dining room; Entrance foyer; Eat-in kitchen; Separate/formal living room; Granite counters; Pantry; Sliding glass doors; Natural woodwork; Sliding doors
• Laundry & utility: Washer; Laundry in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $186k.

Deal economics

• At list price, monthly cash flow is $296 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $186k).

Location & tenants

• Location reads 90/100 on livability (#4 in NY, #81 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: schools D+.
• East Syracuse Minoa Central School District (rural): math 46% / reading 53% proficiency, ranked #379 of 590 in NY (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 58 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 616 units permitted in Onondaga County in 2024 (256 in 5+ unit buildings).
• This rent runs 35% of the median local income ($81k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 7 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 $113k; list at $186k implies a 64% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price; built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $186,000

Questions for the listing agent

1. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.26% ✓
• Cap rate: 8.20%
• Cash-on-cash: 6.82%
• DSCR: 1.30
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $179,024
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
403 E Heman St	0.14mi	3/1.0	1,328 (-1%)	8mo	$163,000	$123	86
205 Hartwell Ave	0.13mi	3/1.0	1,383 (+4%)	10mo	$85,000	$61	80
120 W Irving St	0.26mi	3/1.0	1,341 (+0%)	12mo	$163,000	$122	77
162 James Street Mnr	0.26mi	3/2.0	1,287 (-4%)	12mo	$300,000	$233	68
108 Upton St	0.14mi	3/1.5	1,518 (+14%)	2mo	$160,000	$105	67
104 E Irving St	0.15mi	3/1.5	1,216 (-9%)	11mo	$150,000	$123	67
202 Hartwell Ave	0.15mi	3/1.0	1,198 (-10%)	11mo	$161,000	$134	66
109 Mosher St	0.31mi	3/2.0	1,240 (-7%)	4mo	$235,000	$190	66
220 W Ellis St	0.37mi	3/1.0	1,228 (-8%)	5mo	$66,500	$54	65
514 Mccool Ave	0.22mi	3/1.0	1,530 (+14%)	9mo	$215,000	$141	58
415 Highland Ave	0.64mi	3/1.5	1,456 (+9%)	2mo	$225,300	$155	52
420 Highland Ave	0.62mi	4/1.0 (+1)	1,473 (+10%)	0mo	$230,000	$156	49

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: -5.7%
• Equity multiple: 0.79×
• Total profit: $-11,100
• Equity at exit: $27,733

10-year hold

• IRR: 4.0%
• Equity multiple: 1.30×
• Total profit: $15,407
• Equity at exit: $16,082

Cash invested: $52,080 (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 13057

• Home prices YoY: -11.1%
• Active inventory: 58
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $2,342 medium
• Mortgage (P&I): −$975
• Tax from tax record: −$501 /mo · $6,014/yr
• Insurance: −$78
• HOA: −$0
• Vacancy / Maint / Mgmt: −$492
• Net cashflow: $296

Break-even live

Break-even rent $1,967

Max offer price $186,000

Occupancy floor 82%

Sensitivity live

Price	-10% $401	-5% $348	+0% $296	+5% $243	+10% $191
Rent	-10% $111	-5% $203	+0% $296	+5% $388	+10% $481
Rate	-1.0pp $389	-0.5pp $343	base $296	+0.5pp $248	+1.0pp $199

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: $46,500
• Closing costs: $5,580
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
116 Stillwater Dr East Syracuse, NY	3.0	2.5	1692	$3,000	$1.77	22d	1	0.72mi
99 Alpine Dr Unit 107-2 Syracuse, NY	3.0	1.0	1100	$1,700	$1.55	44d	1	1.12mi
6463 Wells Dr Unit 6465 East Syracuse, NY	3.0	2.0	1519	$1,800	$1.18	22d	1	1.20mi

Listing history 9 events

1. 2026-05-04
   status Pending
2. 2026-04-27
   listed $186,000 Active
3. 2021-06-10
   soldstatus $113,197
4. 2021-06-09
   historical 479-char remark

   Show marketing remark (479 chars)

   WELL MAINTAINED VILLAGE COLONIAL. VINYL SIDING, LARGE EAT IN KITCHEN WITH GRANITE COUNTER TOPS, STAINLESS UNDERMOUNT SINK, TONS OF CABINETS AND COUNTER SPACE. FORMAL DINING WITH BAY WINDOW, LIVINGROOM AND ADJACENT PARLOR ROOM WITH DECORATIVE CEILING, ENCLOSED FRONT PORCH, 3 GENEROUS BEDROOMS, LARGE FULL BATH WITH SOLID SURFACE COUNTER. FULLY FENCED YARD WITH SLIDER TO SMALL DECK FROM KITCHEN. HOUSE IS WIRED FOR GENERATOR IF YOU DESIRE ONE. A WONDERFUL HOME TO CALL YOUR OWN!!

5. 2021-05-07
   soldstatus $113,197 Closed Sale or Rented 479-char remark

   Show marketing remark (479 chars)

   WELL MAINTAINED VILLAGE COLONIAL. VINYL SIDING, LARGE EAT IN KITCHEN WITH GRANITE COUNTER TOPS, STAINLESS UNDERMOUNT SINK, TONS OF CABINETS AND COUNTER SPACE. FORMAL DINING WITH BAY WINDOW, LIVINGROOM AND ADJACENT PARLOR ROOM WITH DECORATIVE CEILING, ENCLOSED FRONT PORCH, 3 GENEROUS BEDROOMS, LARGE FULL BATH WITH SOLID SURFACE COUNTER. FULLY FENCED YARD WITH SLIDER TO SMALL DECK FROM KITCHEN. HOUSE IS WIRED FOR GENERATOR IF YOU DESIRE ONE. A WONDERFUL HOME TO CALL YOUR OWN!!

6. 2021-03-31
   status Under Contract- Do Not Show 479-char remark

   Show marketing remark (479 chars)

   WELL MAINTAINED VILLAGE COLONIAL. VINYL SIDING, LARGE EAT IN KITCHEN WITH GRANITE COUNTER TOPS, STAINLESS UNDERMOUNT SINK, TONS OF CABINETS AND COUNTER SPACE. FORMAL DINING WITH BAY WINDOW, LIVINGROOM AND ADJACENT PARLOR ROOM WITH DECORATIVE CEILING, ENCLOSED FRONT PORCH, 3 GENEROUS BEDROOMS, LARGE FULL BATH WITH SOLID SURFACE COUNTER. FULLY FENCED YARD WITH SLIDER TO SMALL DECK FROM KITCHEN. HOUSE IS WIRED FOR GENERATOR IF YOU DESIRE ONE. A WONDERFUL HOME TO CALL YOUR OWN!!

7. 2021-03-26
   historical Continue to Show- Under Contract 479-char remark

   Show marketing remark (479 chars)

   WELL MAINTAINED VILLAGE COLONIAL. VINYL SIDING, LARGE EAT IN KITCHEN WITH GRANITE COUNTER TOPS, STAINLESS UNDERMOUNT SINK, TONS OF CABINETS AND COUNTER SPACE. FORMAL DINING WITH BAY WINDOW, LIVINGROOM AND ADJACENT PARLOR ROOM WITH DECORATIVE CEILING, ENCLOSED FRONT PORCH, 3 GENEROUS BEDROOMS, LARGE FULL BATH WITH SOLID SURFACE COUNTER. FULLY FENCED YARD WITH SLIDER TO SMALL DECK FROM KITCHEN. HOUSE IS WIRED FOR GENERATOR IF YOU DESIRE ONE. A WONDERFUL HOME TO CALL YOUR OWN!!

8. 2021-03-22
   listed $99,900 Active 479-char remark

   Show marketing remark (479 chars)

   WELL MAINTAINED VILLAGE COLONIAL. VINYL SIDING, LARGE EAT IN KITCHEN WITH GRANITE COUNTER TOPS, STAINLESS UNDERMOUNT SINK, TONS OF CABINETS AND COUNTER SPACE. FORMAL DINING WITH BAY WINDOW, LIVINGROOM AND ADJACENT PARLOR ROOM WITH DECORATIVE CEILING, ENCLOSED FRONT PORCH, 3 GENEROUS BEDROOMS, LARGE FULL BATH WITH SOLID SURFACE COUNTER. FULLY FENCED YARD WITH SLIDER TO SMALL DECK FROM KITCHEN. HOUSE IS WIRED FOR GENERATOR IF YOU DESIRE ONE. A WONDERFUL HOME TO CALL YOUR OWN!!

9. 1997-06-25
   soldstatus $57,000

ⓘ 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: $6,014 · $501/mo
• Projected year-2 tax: $6,014 · $501/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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,099
• − Mortgage interest: −$10,419
• − Property taxes: −$6,014
• − Insurance: −$930
• − Repairs & maintenance: −$2,248
• − Management: −$2,248
• − Depreciation: −$5,411
• Taxable income: $829
• Est. tax owed @ 24.0%: −$199
• After-tax cash flow: $3,350/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: East Syracuse Minoa Central School District
• NCES district ID: 3609990
• Math proficiency: 46% ▼ -6.00%
• Reading proficiency: 53% ▲ 9.00%
• Median HH income: $55,801
• Composite: 42.9/100
• National rank: #3122
• State rank: #379 of 590 in NY

Livability — East Syracuse

• Score: 90/100
• State rank: #4
• US rank: #81

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: East Syracuse, NY
• County: Onondaga County · 247,257 people
• City population: 14,253
• Metro: Syracuse, NY
• Population (ZIP): 14,253
• Household income: $80,900
• Rent vs Own: 24.0% rent · 76.0% own
• Severe rent burden: 250.0

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: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 5% Hispanic / Latino 3% Asian 2% Black 2%
• Common ancestry: Romanian 5% Lithuanian 4% American 3%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 92% English-only · Russian/Polish/Slavic 3% Spanish 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: ▼ -39.50%
• Current HPI: 316.8595
• 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

+226.3% since first listed

9 events — show timeline

• 2026-05-04 Pending — CNYIS
• 2026-04-27 Listed $186,000 CNYIS
• 2021-06-10 Sold (Public Records) $113,197 Public Records
• 2021-06-09 Listing Removed — CNYIS
• 2021-05-07 Sold (MLS) $113,197 CNYIS
• 2021-03-31 Pending — CNYIS
• 2021-03-26 Contingent — CNYIS
• 2021-03-22 Listed $99,900 CNYIS
• 1997-06-25 Sold (Public Records) $57,000 Public Records

Property tax history

+5.0%/yr

Latest (2025): $6,014 · +14.9% YoY. Source: county tax records.