213 Dawley Rd · Fayetteville, NY 13066

$320,000

4 bd · 1.0 ba · 1,593 sqft · SingleFamily public records · 35 Days on market

Built 1956 0.47 ac lot $201/sqft · 13% below area Est $426k · 25% 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).

• ARV discount +15.0/15.0
• Cash flow +11.7/30.0
• Schools +7.1/10.0
• 1% rule +4.4/10.0
• Livability +4.1/5.0
• DSCR +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this charming and beautifully maintained ranch located in the highly desirable Fayetteville-Manlius School District, offering effortless one-level living with a warm and inviting atmosphere throughout. Featuring 3 bedrooms and 2 full bathrooms, this home showcases hardwood floors and a spacious living room filled with natural light from oversized windows. A cozy wood-burning fireplace serves as the perfect focal point, creating an inviting space for relaxing or entertaining. Just off the main living area, a dedicated office or study provides an ideal work-from-home setup and flows seamlessly into a heated sunroom—complete with a wood stove—offering a versatile, year-r

Key facts

• Heated sunroom
• One-level living
• Dedicated office

Tags

• ONE-LEVEL LIVING
• HARDWOOD FLOORS
• WOOD-BURNING FIREPLACE
• DEDICATED OFFICE
• HEATED SUNROOM
• PRIVATE PRIMARY SUITE

Property features AI

Exterior

• Parking: Attached garage; 1 garage space; Paver block parking
• Utilities: Public water connected; Sewer connected
• Home design: Single-story home; Vinyl siding; Resale property; Block foundation; Existing construction
• Construction: Vinyl siding construction; Block foundation; Built as existing (year built details: existing)
• Exterior features: Rectangular residential lot; City street frontage

Interior

• Kitchen: Electric oven; Electric range; Refrigerator; Galley kitchen
• Bedrooms: 3 main-level bedrooms
• Flooring: Ceramic tile; Hardwood; Varies
• Bathrooms: 2 full bathrooms (both on main level)
• Heating & cooling: Gas forced-air heat; Central air conditioning; Has heating and cooling
• Interior features: Den; Entrance foyer; Galley kitchen; Bath in primary bedroom; Main level primary suite; Recreation room; Sunroom; Florida room; Entry foyer
• Laundry & utility: Laundry on main level; Laundry in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $320k.

Deal economics

• At list price, monthly cash flow is $-93 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $304k (5.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $300k (6.2% below list).
• Recommended offer: $300k (6.2% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 3.1% in Fayetteville — 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 82/100 on livability (#71 in NY, #1,067 nationally) — a professional / high-income tenant draw. Strengths: employment A+, housing A+, health & safety A+; Watch: amenities D, commute F.
• Fayetteville-Manlius Central School District (suburban): math 79% / reading 81% proficiency, ranked #49 of 590 in NY (top 8%) — strong family-tenant draw, lease renewals of 3-5y typical; only 7% free/reduced lunch — higher-income household profile.
• Zoned schools: Fayetteville Elementary School (math 77% / reading 82%, grade A, #188 of 2,108 statewide, top 11%, 464 students, 23% FRL); Wellwood Middle School (math 68% / reading 78%, grade A, #72 of 729 statewide, top 10%, 652 students, 0% FRL); Fayetteville-Manlius Senior High School (math 98% / reading 84%, grade A+, #201 of 1,100 statewide, top 18%, 1,416 students, 0% FRL) — zoned schools at 8% FRL track the district average.
• Market conditions: 68 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 $2k of loan paydown is wiped out by about $10k 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 35 days — a 3% lower offer ($310k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $300,000 (6.2% 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. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
3. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 5.94%
• Cash-on-cash: -1.25%
• DSCR: 0.94
• GRM: 8.9

CMA / ARV

• ARV (median comp): $425,921
• List price: $320,000
• Delta: -24.87%
• 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
220 Redfield Ave	0.46mi	4/1.5	1,554 (-2%)	5mo	$358,000	$230	68
310 Dawley Rd	0.22mi	4/1.5	1,707 (+7%)	14mo	$391,000	$229	64
104 Clark Rd	0.58mi	4/2.0	1,683 (+6%)	6mo	$340,000	$202	54
7884 Salt Springs Rd	0.42mi	3/2.0 (-1)	1,650 (+4%)	14mo	$375,000	$227	54
319 Southfield Dr	0.57mi	4/2.0	1,664 (+4%)	11mo	$350,000	$210	53
803 Oakwood St	0.55mi	3/2.0 (-1)	1,463 (-8%)	2mo	$320,000	$219	50
221 Redfield Ave	0.45mi	4/2.5	1,810 (+14%)	1mo	$517,500	$286	50
605 Churchill Ct	0.60mi	3/2.0 (-1)	1,591 (-0%)	18mo	$395,000	$248	48
304 Southfield Dr	0.52mi	3/2.0 (-1)	1,748 (+10%)	6mo	$336,400	$192	45
104 Vollmer Rd	0.59mi	4/2.0	1,678 (+5%)	19mo	$290,000	$173	44
208 Concord Pl	0.51mi	3/2.5 (-1)	1,362 (-14%)	0mo	$335,000	$246	41
200 Burlington Dr	0.68mi	3/2.0 (-1)	1,512 (-5%)	16mo	$275,000	$182	37

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: -18.3%
• Equity multiple: 0.36×
• Total profit: $-57,585
• Equity at exit: $47,713

10-year hold

• IRR: -10.4%
• Equity multiple: 0.36×
• Total profit: $-56,969
• Equity at exit: $27,668

Cash invested: $89,600 (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 13066

• Home prices YoY: -28.0%
• Active inventory: 68
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $3,000 medium
• Mortgage (P&I): −$1,678
• Tax from tax record: −$652 /mo · $7,820/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$630
• Net cashflow: $-93

Break-even live

Break-even rent $3,118

Max offer price $303,549

Occupancy floor 98%

Sensitivity live

Price	-10% $88	-5% $-3	+0% $-93	+5% $-184	+10% $-274
Rent	-10% $-330	-5% $-212	+0% $-93	+5% $25	+10% $144
Rate	-1.0pp $68	-0.5pp $-12	base $-93	+0.5pp $-176	+1.0pp $-260

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: $80,000
• Closing costs: $9,600
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
206 E Genesee St Fayetteville, NY	3.0	2.0	2000	$3,000	$1.50	46d	1	1.13mi

Listing history 7 events

1. 2026-06-05
   statusdays on market $320,000 Pending 35 DOM
2. 2026-06-02
   days on market $320,000 Active Under Contract 34 DOM
3. 2026-06-01
   days on market $320,000 Active Under Contract 33 DOM
4. 2026-05-31
   days on market $320,000 Active Under Contract 32 DOM
5. 2026-05-30
   days on market $320,000 Active Under Contract 31 DOM
6. 2026-05-03
   historical Active Under Contract 1197-char remark
7. 2026-04-29
   listed $320,000 Active 1197-char remark

ⓘ 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: $7,820 · $652/mo
• Projected year-2 tax: $7,820 · $652/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 ≥94°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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $36,000
• − Mortgage interest: −$17,925
• − Property taxes: −$7,820
• − Insurance: −$1,600
• − Repairs & maintenance: −$2,880
• − Management: −$2,880
• − Depreciation: −$9,309
• Taxable loss: −$6,414
• Est. tax savings @ 24.0%: +$1,539
• After-tax cash flow: $422/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: Fayetteville-Manlius Central School District
• NCES district ID: 3618330
• Math proficiency: 79% ▼ -5.00%
• Reading proficiency: 81% ▲ 7.00%
• Median HH income: $86,156
• Composite: 71.12/100
• National rank: #238
• State rank: #49 of 590 in NY

Livability — Fayetteville

• Score: 82/100
• State rank: #71
• US rank: #1067

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 12,680
• Population (ZIP): 12,680

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 4% Hispanic / Latino 3% Asian 3% Black 2%
• Common ancestry: Romanian 5% Scotch-Irish 3% Lithuanian 3%
• Foreign-born: 7% · Canada, China
• Languages at home: 92% English-only · Other Indo-European 2% Chinese 2% Spanish 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: ▼ -124.65%
• Current HPI: 319.9702
• 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

3 events — show timeline

• 2026-06-04 Pending — CNYIS
• 2026-05-03 Contingent — CNYIS
• 2026-04-29 Listed $320,000 CNYIS

Property tax history

+4.7%/yr

Latest (2025): $7,820 · +6.7% YoY. Source: county tax records.