8085 Thurston Dr · North Syracuse, NY 13039

$199,900

3 bd · 1.5 ba · 1,652 sqft · SingleFamily public records · 31 Days on market

Built 1974 0.27 ac lot $121/sqft · 29% below area Est $283k · 29% 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 +15.3/30.0
• ARV discount +15.0/15.0
• 1% rule +6.0/10.0
• DSCR +4.7/10.0
• Schools +4.2/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

A GREAT VALUE IN CICERO AWAITS YOU! THIS RAISED RANCH FEATURES A NEWLY RENOVATED KITCHEN WITH A NEW ELECTRIC INDUCTION STOVE, REFRIGERATOR, CABINETS, CERAMIC TILE BACKSPLASH, & A BEATUFUL GRANITE COUNTERTOP. THE HOME HAS NEW FLOORING IN THE LIVING ROOM, & A NEWLY RENOVATED HALF BATH. THE PARTIALLY FINISHED BASEMENT HAS A BEAUTIFUL WOODBURNING FIREPLACE AND IS LARGE ENOUGH FOR AN EXTRA LIVING ROOM, HOME OFFICE, OR AN EXTRA BEDROOM. CONVENIENTLY LOCATED MINUTES FROM MAJOR HIGHWAYS, SHOPPING AND SCHOOLS. A MUST SEE! CALL TODAY!

Key facts

• Great location
• Finished basement
• Granite countertops

Tags

• FINISHED BASEMENT
• GRANITE COUNTERTOPS
• HIGH-EFFICIENCY FURNACE
• GREAT LOCATION

Property features AI

Finance

• Other: Below-grade finished area included (624 sq. ft.); Green energy-efficient appliances and HVAC

Exterior

• Parking: Attached garage with 1 space; Garage with electricity and garage door opener
• Utilities: Electricity connected (circuit breakers); Public water connected; Sewer connected; Cable available; High-speed internet available
• Home design: Single-story home; Existing construction
• Construction: Aluminum siding; Asphalt roof; Block foundation; Attic/crawl hatchway(s) insulated; Blown-in insulation; Copper plumbing; Built as existing (no new construction)
• Exterior features: Deck; Fully fenced yard; Blacktop driveway; Rectangular residential lot (approx. 89 x 130); City street frontage

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric oven; Electric range; Microwave; Refrigerator; Disposal; Granite counters
• Bedrooms: 3 main-level bedrooms
• Flooring: Carpet; Laminate; Luxury vinyl; Tile; Varies
• Bathrooms: 1 full bathroom; 1 half bathroom; 1 main-level bathroom
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Eat-in kitchen; Granite counters; Finished walk-out basement; Full finished basement; Fireplace (1)
• Laundry & utility: Laundry in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $74 ($891/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $194k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.7% vs local median 5.1% in North 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 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: 87 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $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

• It's been on market 31 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y 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 $115k; list at $200k implies a 74% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price.

Recommended offer $193,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.10% ✓
• Cap rate: 6.74%
• Cash-on-cash: 1.59%
• DSCR: 1.07
• GRM: 7.6

CMA / ARV

• ARV (median comp): $283,443
• List price: $199,900
• Delta: -29.47%
• 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
8045 Thurston Dr	0.13mi	3/2.0	1,560 (-6%)	3mo	$379,900	$244	80
8111 Thurston Dr	0.09mi	3/2.0	1,548 (-6%)	11mo	$275,000	$178	74
8222 Cicero Mills Rd	0.49mi	3/2.0	1,632 (-1%)	5mo	$405,000	$248	69
7959 Oldfield Way	0.42mi	3/1.5	1,724 (+4%)	5mo	$255,000	$148	69
8074 Crockett Dr	0.10mi	3/1.5	1,416 (-14%)	5mo	$242,000	$171	68
8070 Pickett Ln	0.17mi	3/2.0	1,520 (-8%)	14mo	$250,000	$164	66
8044 Thurston Dr	0.13mi	4/2.0 (+1)	1,746 (+6%)	15mo	$228,000	$131	65
5990 Pony Ln	0.50mi	3/2.0	1,700 (+3%)	7mo	$290,000	$171	64
5819 Reis Dr	0.44mi	3/1.5	1,506 (-9%)	5mo	$260,000	$173	61
5962 Pony Ln	0.47mi	3/1.0	1,520 (-8%)	11mo	$239,000	$157	54
6090 Owlwood Dr	0.69mi	4/2.5 (+1)	1,773 (+7%)	8mo	$410,000	$231	40
5728 Sunset Ter	0.67mi	4/2.5 (+1)	1,876 (+14%)	10mo	$330,000	$176	29

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: -13.6%
• Equity multiple: 0.51×
• Total profit: $-27,458
• Equity at exit: $29,806

10-year hold

• IRR: -4.6%
• Equity multiple: 0.70×
• Total profit: $-16,983
• Equity at exit: $17,284

Cash invested: $55,972 (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 13039

• Home prices YoY: -28.9%
• Active inventory: 87
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $2,200 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$532 /mo · $6,386/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $74

Break-even live

Break-even rent $2,106

Max offer price $199,900

Occupancy floor 92%

Sensitivity live

Price	-10% $187	-5% $131	+0% $74	+5% $18	+10% $-39
Rent	-10% $-100	-5% $-13	+0% $74	+5% $161	+10% $248
Rate	-1.0pp $175	-0.5pp $125	base $74	+0.5pp $22	+1.0pp $-30

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	1.42mi

Listing history 17 events

1. 2026-06-13
   statusdays on market $199,900 Pending 31 DOM
2. 2026-06-10
   days on market $199,900 Active Under Contract 30 DOM
3. 2026-06-09
   days on market $199,900 Active Under Contract 29 DOM
4. 2026-06-08
   days on market $199,900 Active Under Contract 28 DOM
5. 2026-06-07
   days on market $199,900 Active Under Contract 27 DOM
6. 2026-06-03
   days on market $199,900 Active Under Contract 23 DOM
7. 2026-06-02
   days on market $199,900 Active Under Contract 22 DOM
8. 2026-06-01
   days on market $199,900 Active Under Contract 21 DOM
9. 2026-05-31
   days on market $199,900 Active Under Contract 20 DOM
10. 2026-05-30
    days on market $199,900 Active Under Contract 19 DOM
11. 2026-05-18
    historical Active Under Contract 823-char remark
12. 2026-05-11
    listed $199,900 Active 823-char remark
13. 2016-04-18
    soldstatus $115,000
14. 2016-04-12
    soldstatus $115,000 Closed Sale or Rented 540-char remark

    Show marketing remark (540 chars)

    A GREAT VALUE IN CICERO AWAITS YOU! THIS RAISED RANCH FEATURES A NEWLY RENOVATED KITCHEN WITH A NEW ELECTRIC INDUCTION STOVE, REFRIGERATOR, CABINETS, CERAMIC TILE BACKSPLASH, & A BEATUFUL GRANITE COUNTERTOP. THE HOME HAS NEW FLOORING IN THE LIVING ROOM, & A NEWLY RENOVATED HALF BATH. THE PARTIALLY FINISHED BASEMENT HAS A BEAUTIFUL WOODBURNING FIREPLACE AND IS LARGE ENOUGH FOR AN EXTRA LIVING ROOM, HOME OFFICE, OR AN EXTRA BEDROOM. CONVENIENTLY LOCATED MINUTES FROM MAJOR HIGHWAYS, SHOPPING AND SCHOOLS. A MUST SEE! CALL TODAY!

15. 2016-02-17
    historical Continue to Show- Under Contract 540-char remark

    Show marketing remark (540 chars)

    A GREAT VALUE IN CICERO AWAITS YOU! THIS RAISED RANCH FEATURES A NEWLY RENOVATED KITCHEN WITH A NEW ELECTRIC INDUCTION STOVE, REFRIGERATOR, CABINETS, CERAMIC TILE BACKSPLASH, & A BEATUFUL GRANITE COUNTERTOP. THE HOME HAS NEW FLOORING IN THE LIVING ROOM, & A NEWLY RENOVATED HALF BATH. THE PARTIALLY FINISHED BASEMENT HAS A BEAUTIFUL WOODBURNING FIREPLACE AND IS LARGE ENOUGH FOR AN EXTRA LIVING ROOM, HOME OFFICE, OR AN EXTRA BEDROOM. CONVENIENTLY LOCATED MINUTES FROM MAJOR HIGHWAYS, SHOPPING AND SCHOOLS. A MUST SEE! CALL TODAY!

16. 2015-11-25
    listed $122,000 Active 540-char remark

    Show marketing remark (540 chars)

    A GREAT VALUE IN CICERO AWAITS YOU! THIS RAISED RANCH FEATURES A NEWLY RENOVATED KITCHEN WITH A NEW ELECTRIC INDUCTION STOVE, REFRIGERATOR, CABINETS, CERAMIC TILE BACKSPLASH, & A BEATUFUL GRANITE COUNTERTOP. THE HOME HAS NEW FLOORING IN THE LIVING ROOM, & A NEWLY RENOVATED HALF BATH. THE PARTIALLY FINISHED BASEMENT HAS A BEAUTIFUL WOODBURNING FIREPLACE AND IS LARGE ENOUGH FOR AN EXTRA LIVING ROOM, HOME OFFICE, OR AN EXTRA BEDROOM. CONVENIENTLY LOCATED MINUTES FROM MAJOR HIGHWAYS, SHOPPING AND SCHOOLS. A MUST SEE! CALL TODAY!

17. 2007-01-04
    soldstatus $73,000

ⓘ 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: $6,386 · $532/mo
• Projected year-2 tax: $6,386 · $532/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 100% 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: $26,400
• − Mortgage interest: −$11,198
• − Property taxes: −$6,386
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,112
• − Management: −$2,112
• − Depreciation: −$5,815
• Taxable loss: −$2,223
• Est. tax savings @ 24.0%: +$533
• After-tax cash flow: $1,424/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): 17,184

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 (93%)
• Race & ethnicity: White 93% Asian 3% Two or more races 2% Black 2%
• Common ancestry: Romanian 10% Lithuanian 3% Slovak 2%
• Foreign-born: 4% · China, Canada, Mexico
• Languages at home: 95% English-only · Spanish 1% Other Indo-European 1% Chinese 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: ▼ -127.98%
• Current HPI: 314.7902
• 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

+173.8% since first listed

8 events — show timeline

• 2026-06-11 Pending — CNYIS
• 2026-05-18 Contingent — CNYIS
• 2026-05-11 Listed $199,900 CNYIS
• 2016-04-18 Sold (Public Records) $115,000 Public Records
• 2016-04-12 Sold (MLS) $115,000 CNYIS
• 2016-02-17 Contingent — CNYIS
• 2015-11-25 Listed $122,000 CNYIS
• 2007-01-04 Sold (Public Records) $73,000 Public Records

Property tax history

+4.2%/yr

Latest (2025): $6,386 · +4.2% YoY. Source: county tax records.