253 Fenway Dr · Syracuse, NY 13224

$199,900

4 bd · 1.5 ba · 1,584 sqft · SingleFamily public records · 52 Days on market

Built 1925 5,808 sqft lot Est $217k · 8% 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 +23.0/30.0
• ARV discount +11.0/15.0
• Appreciation +8.6/10.0
• DSCR +7.4/10.0
• 1% rule +5.0/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks

Welcome to 253 Fenway Drive! Located in the University Neighborhood, this 5 bedroom 1 1/2 bath home is ready for new owners. Hardwoods throughout, an enclosed front porch, off-street parking and full attic are just some of it's highlights. The upstairs bathroom has been remodeled. The entire house has been freshly painted inside and the kitchen has a new stove, cabinets and countertops. The neighborhood itself is great for taking walks. It's located close to downtown Syracuse, Syracuse University, Le Moyne College and many wonderful restaurants and shopping areas.

Key facts

• New stove
• Remodeled bathroom
• Freshly painted

Tags

• ENCLOSED FRONT PORCH
• OFF-STREET PARKING
• FULL ATTIC
• REMODELED BATHROOM
• FRESHLY PAINTED
• NEW STOVE

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $355 ($4k/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.

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: 24 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 31% of the median local income ($76k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $14k appreciation (7.2% 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 (7.2% appreciation + 3.0% rent growth), your $56k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 52 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 $24k; list at $200k implies a 733% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

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

Questions for the listing agent

1. It's been on market 52 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 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 1.00% ✓
• Cap rate: 8.42%
• Cash-on-cash: 7.61%
• DSCR: 1.34
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $217,008
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
253 Fenway Dr	0.00mi	5/1.5 (+1)	1,584 (0%)	1mo	$195,000	$123	94
144 Didama St	0.20mi	4/2.0	1,585 (+0%)	1mo	$79,000	$50	88
218 Candee Ave	0.26mi	4/1.5	1,672 (+6%)	1mo	$225,000	$135	78
2429 E Fayette St	0.14mi	4/2.0	1,742 (+10%)	4mo	$190,000	$109	72
335 Bruce St	0.06mi	5/3.0 (+1)	1,680 (+6%)	8mo	$270,000	$161	69
518 Seeley Rd	0.35mi	3/2.0 (-1)	1,563 (-1%)	7mo	$190,000	$122	69
153 Milnor Ave	0.45mi	4/1.5	1,611 (+2%)	9mo	$265,000	$164	68
131 Fayette Blvd	0.43mi	3/1.5 (-1)	1,497 (-6%)	6mo	$199,000	$133	60
250 Scottholm	0.55mi	3/1.5 (-1)	1,680 (+6%)	6mo	$278,000	$165	54
151 Houston Ave	0.46mi	3/2.5 (-1)	1,440 (-9%)	3mo	$276,000	$192	52
161 Houston Ave	0.46mi	4/3.0	1,440 (-9%)	9mo	$240,000	$167	50
415 Greenwood Pl	0.75mi	4/1.5	1,711 (+8%)	2mo	$235,000	$137	50

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

7.21% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.2%
• Equity multiple: 2.70×
• Total profit: $94,913
• Equity at exit: $141,266

10-year hold

• IRR: 22.3%
• Equity multiple: 5.62×
• Total profit: $258,612
• Equity at exit: $270,862

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 13224

• Home prices YoY: 2.1%
• Active inventory: 24
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,002 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$95 /mo · $1,141/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $355

Break-even live

Break-even rent $1,553

Max offer price $199,900

Occupancy floor 77%

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 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
118 Niven St Syracuse, NY	3.0	1.0	1150	$1,650	$1.43	21d	1	0.14mi
205 Fellows Ave Unit 1 Syracuse, NY	3.0	1.0	1638	$1,800	$1.10	21d	1	0.46mi
108 Harrington Rd Syracuse, NY	3.0	2.0	1800	$2,600	$1.44	13d	1	0.59mi
135 Lexington Ave Unit 22 Syracuse, NY	5.0	2.0	1150	$2,500	$2.17	43d	1	0.61mi
922 Westcott St Syracuse, NY	4.0	2.0	1700	$2,000	$1.18	21d	1	0.96mi
1108 Madison St Unit 2 Syracuse, NY	3.0	1.5	1580	$2,080	$1.32	43d	1	0.99mi
953-55 Westcott St Unit 955 Syracuse, NY	3.0	1.0	1286	$1,500	$1.17	43d	1	0.99mi
620 Euclid Ave Apt 1 Syracuse, NY	3.0	1.0	1248	$1,700	$1.36	43d	1	1.00mi
204 Mariposa St Unit pvt house Syracuse, NY	3.0	1.0	1128	$2,137	$1.89	13d	1	1.13mi
121 Doll Pkwy Unit A Syracuse, NY	4.0	2.0	1400	$2,800	$2.00	13d	1	1.14mi
202 Stafford Ave Syracuse, NY	3.0	1.0	1692	$1,800	$1.06	13d	1	1.31mi
1801 James St #2 Syracuse, NY	3.0	1.0	1244	$1,800	$1.45	13d	1	1.43mi

Listing history 5 events

1. 2026-05-21
   status Pending
2. 2026-04-04
   historical Active Under Contract
3. 2026-03-30
   listed $199,900 Active
4. 2015-07-10
   listed $1,200
5. 2005-02-11
   soldstatus $24,000

ⓘ 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: $1,141 · $95/mo
• Projected year-2 tax: $2,260 · $188/mo
• Expected delta: +$1,119/yr (+$93/mo · 98.1%)

ⓘ 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 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: $24,022
• − Mortgage interest: −$11,198
• − Property taxes: −$1,141
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,922
• − Management: −$1,922
• − Depreciation: −$5,815
• Taxable income: $1,025
• Est. tax owed @ 24.0%: −$246
• After-tax cash flow: $4,011/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): 8,659
• Household income: $76,500
• Rent vs Own: 34.9% rent · 65.1% own
• Severe rent burden: 423.0

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 0.67)
• Race & ethnicity: White 47% Black 32% Two or more races 10% Hispanic / Latino 8% Asian 6%
• Hispanic origin (detail): Puerto Rican 3% Cuban 1% Dominican 2%
• Common ancestry: Romanian 3% Arab 2% Subsaharan African 2%
• Foreign-born: 16% · Canada, China, Jamaica
• Languages at home: 84% English-only · Spanish 6% Arabic 4% Other Indo-European 2%

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: ▲ 7.21%
• Current HPI: 350.9419
• 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

+732.9% since first listed

5 events — show timeline

• 2026-05-21 Pending — CNYIS
• 2026-04-04 Contingent — CNYIS
• 2026-03-30 Listed $199,900 CNYIS
• 2015-07-10 Listed $1,200 WNYREIS
• 2005-02-11 Sold (Public Records) $24,000 Public Records

Property tax history

+0.0%/yr

Latest (2025): $1,141 · +0.0% YoY. Source: county tax records.