205 Danforth St · Syracuse, NY 13208

$92,000

2 bd · 1.0 ba · 1,248 sqft · SingleFamily public records · 118 Days on market

Built 1910 2,250 sqft lot $74/sqft · 14% above area Est $81k · 14% 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 +1.2/15.0

Listing remarks MLS

Why rent when you can have your 2 bedrooms, 1 full bath bungalow home with many updates including new exterior siding, interior new luxury vinyl plank floorings throughout, fresh interior paint, updated kitchen appliances w/ new refrigerator & stove, and bathroom new vanity and toilet. All within minutes to Little Italy, highway, future aquarium, downtown and Syracuse Mets stadium. House is currently rented to a long term tenant taking care of the property w/ $1600/month rent. Over 15% cash on cash return, great investment opportunity!

Key facts

• New stove
• New vanity
• New refrigerator

Tags

• NEW EXTERIOR SIDING
• FRESH INTERIOR PAINT
• UPDATED KITCHEN APPLIANCES
• NEW REFRIGERATOR
• NEW STOVE
• NEW VANITY

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $92k.

Deal economics

• At list price, monthly cash flow is $645 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $92k).
• Recommended offer: $84k (9.0% below list) — sets the bar for market timing.
• Cap rate 14.7% 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: 99 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 616 units permitted in Onondaga County in 2024 (256 in 5+ unit buildings).
• This rent runs 42% of the median local income ($45k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $10k of equity ($636 loan paydown + $9k 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 $26k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 118 days — a 9% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $17k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $12k; list at $92k implies a 667% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $83,720 (9.0% below list)

Questions for the listing agent

1. It's been on market 118 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.70% ✓
• Cap rate: 14.70%
• Cash-on-cash: 30.03%
• DSCR: 2.34
• GRM: 4.9

CMA / ARV

• ARV (median comp): $80,708
• List price: $92,000
• Delta: 13.99%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
400 Sunset St	0.18mi	3/1.0 (+1)	1,174 (-6%)	12mo	$55,000	$47	67
407 Pond St	0.36mi	3/1.0 (+1)	1,216 (-3%)	11mo	$70,000	$58	65
928 Kirkpatrick St N	0.72mi	3/1.0 (+1)	1,236 (-1%)	0mo	$145,000	$117	60
736 N Alvord St	0.24mi	3/1.0 (+1)	1,104 (-12%)	9mo	$66,000	$60	57
122 Steuben St	0.29mi	3/1.0 (+1)	1,124 (-10%)	11mo	$70,000	$62	56
116 Steuben St	0.31mi	3/1.0 (+1)	1,104 (-12%)	8mo	$90,000	$82	54
820 Kirkpatrick St	0.61mi	3/2.0 (+1)	1,248 (0%)	10mo	$162,400	$130	54
911 Kirkpatrick St	0.66mi	3/1.0 (+1)	1,248 (0%)	13mo	$129,900	$104	54
108 High St	0.72mi	3/1.0 (+1)	1,276 (+2%)	8mo	$175,000	$137	51
519 Carbon St	0.49mi	3/1.0 (+1)	1,164 (-7%)	12mo	$57,000	$49	50
117 Lawrence St	0.50mi	3/1.0 (+1)	1,416 (+14%)	6mo	$90,000	$64	44
206 Mary St	0.53mi	3/1.0 (+1)	1,424 (+14%)	9mo	$80,000	$56	39

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: 47.1%
• Equity multiple: 4.54×
• Total profit: $91,160
• Equity at exit: $82,881

10-year hold

• IRR: 40.9%
• Equity multiple: 10.17×
• Total profit: $236,162
• Equity at exit: $178,736

Cash invested: $25,760 (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 13208

• Home prices YoY: 8.4%
• Active inventory: 99
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,569 high
• Mortgage (P&I): −$482
• Tax from tax record: −$74 /mo · $885/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $645

Break-even live

Break-even rent $753

Max offer price $92,000

Occupancy floor 54%

Sensitivity live

Price	-10% $697	-5% $671	+0% $645	+5% $619	+10% $593
Rent	-10% $521	-5% $583	+0% $645	+5% $707	+10% $769
Rate	-1.0pp $691	-0.5pp $668	base $645	+0.5pp $621	+1.0pp $597

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: $23,000
• Closing costs: $2,760
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1507 N Salina St Unit 3 Syracuse, NY	3.0	2.0	1030	$1,350	$1.31	44d	1	0.30mi
807-13 N Salina St Unit 809A Syracuse, NY	2.0	1.0	1020	$1,325	$1.30	44d	1	0.31mi
721 N Clinton St Unit 105 Syracuse, NY	2.0	2.0	1000	$1,475	$1.48	44d	1	0.34mi
721 N Clinton St Unit 213 Syracuse, NY	2.0	2.0	1000	$1,550	$1.55	44d	1	0.34mi
210 W Division St Unit 24 Syracuse, NY	2.0	2.0	1200	$1,850	$1.54	21d	1	0.37mi
210 W Division St Unit 87 Syracuse, NY	2.0	2.0	1200	$1,750	$1.46	44d	1	0.39mi
689 N Clinton St Apt 307 Syracuse, NY	1.0	1.5	1100	$1,600	$1.45	44d	1	0.46mi
689 N Clinton St Unit 323 Syracuse, NY	1.0	1.5	960	$1,575	$1.64	21d	1	0.46mi
610 E Division St Unit F2 Syracuse, NY	2.0	1.0	900	$1,150	$1.28	44d	1	0.51mi
373 Spencer St Unit 303 Syracuse, NY	2.0	1.5	1085	$1,850	$1.71	44d	1	0.52mi
912 Park St Unit 1 Syracuse, NY	3.0	1.0	1040	$1,200	$1.15	44d	1	0.56mi
517 N Salina St Unit 4 Syracuse, NY	2.0	1.0	700	$1,050	$1.50	14d	1	0.59mi
746 E Laurel St Unit 2F Syracuse, NY	2.0	1.0	800	$1,100	$1.38	44d	1	0.83mi
416 Pearl St Unit 2 Syracuse, NY	3.0	1.0	900	$2,400	$2.67	14d	1	0.83mi
230 W Willow St Apt 310 Syracuse, NY	1.0	1.0	933	$1,600	$1.71	14d	1	0.88mi
101 N Salina St Unit 107 Syracuse, NY	1.0	1.0	791	$1,825	$2.31	14d	1	0.92mi
101 N Salina St Apt 112 Syracuse, NY	1.0	1.0	791	$1,950	$2.47	14d	1	0.92mi
101 N Salina St Apt 109 Syracuse, NY	1.0	1.0	769	$1,900	$2.47	14d	1	0.92mi
205 Beecher St Unit 3 Syracuse, NY	2.0	1.0	815	$1,100	$1.35	44d	1	0.96mi
324 W Water St Unit 106 Syracuse, NY	2.0	1.0	1436	$2,095	$1.46	21d	1	1.01mi
324 W Water St Syracuse, NY	2.0	1.0	1007	$1,975	$1.96	14d	6	1.01mi
208 W Water St Syracuse, NY	2.0	2.0	962	$1,800	$1.87	44d	1	1.01mi
286 Ross Park Syracuse, NY	3.0	1.0	1100	$1,500	$1.36	45d	1	1.05mi
538 Erie Blvd W Syracuse, NY	2.0	2.0	1110	$2,100	$1.89	21d	1	1.06mi
101 S Salina St Syracuse, NY	2.0	1.0	651	$2,871	$4.41	14d	14	1.11mi
126 Woodruff Ave Syracuse, NY	3.0	1.0	1200	$1,675	$1.40	44d	1	1.13mi
205A Hawley Ave Unit 213C Syracuse, NY	3.0	2.5	1350	$1,650	$1.22	44d	1	1.13mi
205A Hawley Ave Unit 211C Syracuse, NY	3.0	2.5	1350	$1,675	$1.24	44d	1	1.13mi
1132 Wolf St Unit 4 Syracuse, NY	3.0	1.0	1041	$1,350	$1.30	44d	1	1.14mi
1140 Wolf St Apt 3 Syracuse, NY	2.0	1.0	800	$1,200	$1.50	44d	1	1.15mi
129 W Fayette St Unit 217 Syracuse, NY	2.0	2.0	1100	$1,550	$1.41	14d	1	1.17mi
120 Walton St Syracuse, NY	1.0–2.0	1.0–2.0	825	$3,200	$3.88	44d	2	1.18mi
110 Walton St Unit 203 Syracuse, NY	1.0	1.0	701	$1,600	$2.28	21d	1	1.19mi
110 Walton St Unit 201 Syracuse, NY	2.0	2.0	1051	$2,200	$2.09	44d	1	1.19mi
110 Walton St Unit 303 Syracuse, NY	1.0	1.0	725	$1,700	$2.34	44d	1	1.19mi
110 Walton St Unit 301 Syracuse, NY	2.0	2.0	1051	$2,000	$1.90	21d	1	1.19mi
317 S Clinton St Unit 4A Syracuse, NY	2.0	1.5	1500	$2,100	$1.40	14d	1	1.19mi
317 S Clinton St Unit 3C/B3 Syracuse, NY	1.0	1.0	700	$1,675	$2.39	14d	1	1.19mi
317 S Clinton St Unit 3A Syracuse, NY	2.0	2.0	1500	$2,100	$1.40	44d	1	1.19mi
321 S Salina St Unit 203 Syracuse, NY	1.0	1.0	1236	$2,000	$1.62	21d	1	1.22mi

Listing history 22 events

1. 2026-06-18
   days on market $92,000 Active 118 DOM
2. 2026-06-17
   days on market $92,000 Active 117 DOM
3. 2026-06-16
   days on market $92,000 Active 116 DOM
4. 2026-06-15
   days on market $92,000 Active 115 DOM
5. 2026-06-14
   days on market $92,000 Active 113 DOM
6. 2026-06-13
   days on market $92,000 Active 112 DOM
7. 2026-06-10
   days on market $92,000 Active 110 DOM
8. 2026-06-09
   days on market $92,000 Active 109 DOM
9. 2026-06-08
   days on market $92,000 Active 108 DOM
10. 2026-06-07
    days on market $92,000 Active 107 DOM
11. 2026-06-05
    days on market $92,000 Active 104 DOM
12. 2026-06-02
    days on market $92,000 Active 102 DOM
13. 2026-06-01
    days on market $92,000 Active 101 DOM
14. 2026-05-31
    days on market $92,000 Active 100 DOM
15. 2026-05-30
    days on market $92,000 Active 99 DOM
16. 2026-05-11
    price $92,000 547-char remark

    Show marketing remark (547 chars)

    Why rent when you can have your 2 bedrooms, 1 full bath bungalow home with many updates including new exterior siding, interior new luxury vinyl plank floorings throughout, fresh interior paint, updated kitchen appliances w/ new refrigerator & stove, and bathroom new vanity and toilet. All within minutes to Little Italy, highway, future aquarium, downtown and Syracuse Mets stadium. House is currently rented to a long term tenant taking care of the property w/ $1600/month rent. Over 15% cash on cash return, great investment opportunity!

17. 2026-05-04
    price $95,000 547-char remark

    Show marketing remark (547 chars)

    Why rent when you can have your 2 bedrooms, 1 full bath bungalow home with many updates including new exterior siding, interior new luxury vinyl plank floorings throughout, fresh interior paint, updated kitchen appliances w/ new refrigerator & stove, and bathroom new vanity and toilet. All within minutes to Little Italy, highway, future aquarium, downtown and Syracuse Mets stadium. House is currently rented to a long term tenant taking care of the property w/ $1600/month rent. Over 15% cash on cash return, great investment opportunity!

18. 2026-04-23
    price $99,000 547-char remark

    Show marketing remark (547 chars)

    Why rent when you can have your 2 bedrooms, 1 full bath bungalow home with many updates including new exterior siding, interior new luxury vinyl plank floorings throughout, fresh interior paint, updated kitchen appliances w/ new refrigerator & stove, and bathroom new vanity and toilet. All within minutes to Little Italy, highway, future aquarium, downtown and Syracuse Mets stadium. House is currently rented to a long term tenant taking care of the property w/ $1600/month rent. Over 15% cash on cash return, great investment opportunity!

19. 2026-02-20
    listed $109,000 Active 547-char remark

    Show marketing remark (547 chars)

    Why rent when you can have your 2 bedrooms, 1 full bath bungalow home with many updates including new exterior siding, interior new luxury vinyl plank floorings throughout, fresh interior paint, updated kitchen appliances w/ new refrigerator & stove, and bathroom new vanity and toilet. All within minutes to Little Italy, highway, future aquarium, downtown and Syracuse Mets stadium. House is currently rented to a long term tenant taking care of the property w/ $1600/month rent. Over 15% cash on cash return, great investment opportunity!

20. 2026-02-16
    historical
21. 2026-01-05
    listed $119,900 Active
22. 2001-11-05
    soldstatus $12,000

ⓘ 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: $885 · $74/mo
• Projected year-2 tax: $1,220 · $102/mo
• Expected delta: +$335/yr (+$28/mo · 37.9%)

ⓘ 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
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,822
• − Mortgage interest: −$5,153
• − Property taxes: −$885
• − Insurance: −$460
• − Repairs & maintenance: −$1,506
• − Management: −$1,506
• − Depreciation: −$2,676
• Taxable income: $6,636
• Est. tax owed @ 24.0%: −$1,593
• After-tax cash flow: $6,143/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): 22,993
• Household income: $44,712
• Rent vs Own: 50.8% rent · 49.2% own
• Severe rent burden: 1437.0

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: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: White 46% Black 24% Asian 14% Two or more races 10% Hispanic / Latino 6%
• Hispanic origin (detail): Puerto Rican 4% Dominican 1%
• Common ancestry: Romanian 3% Swedish 3% Italian 1%
• Foreign-born: 22% · Vietnam, Philippines, Canada
• Languages at home: 70% English-only · Spanish 6% Other Asian/Pacific 5% Vietnamese 4%

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: ▲ 30.91%
• Current HPI: 399.3284
• 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

+666.7% since first listed

7 events — show timeline

• 2026-05-11 Price Changed $92,000 CNYIS
• 2026-05-04 Price Changed $95,000 CNYIS
• 2026-04-23 Price Changed $99,000 CNYIS
• 2026-02-20 Listed $109,000 CNYIS
• 2026-02-16 Listing Removed — CNYIS
• 2026-01-05 Listed $119,900 CNYIS
• 2001-11-05 Sold (Public Records) $12,000 Public Records

Property tax history

+1.9%/yr

Latest (2025): $885 · +0.0% YoY. Source: county tax records.