601 Orchard St · Fayetteville, NY 13066

$189,900

3 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 4 Days on market

Built 1955 8,712 sqft lot Est $240k · 21% 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 +18.8/30.0
• ARV discount +15.0/15.0
• Schools +7.1/10.0
• 1% rule +6.5/10.0
• DSCR +5.9/10.0
• Livability +4.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Adorable Village of Fayetteville ranch, open concept living room and dining room with hardwoods, galley kitchen with newer stainless steel oven, three bedrooms and one full bathroom, sliders to deck and large fully fenced backyard, spacious basement could be finished for more living space, storage, walk to library, stores, restaurants, parks, etc. Don't miss this one!

Key facts

• Open concept living
• Galley kitchen
• Large fenced yard

Tags

• OPEN CONCEPT LIVING
• GALLEY KITCHEN
• LARGE FENCED YARD
• WALKING DISTANCE TO SHOPS
• WALKING DISTANCE TO DINING
• WALKING DISTANCE TO PARKS

Property features AI

Exterior

• Parking: No garage
• Security: Fully fenced yard
• Utilities: Public water connected; Sewer connected
• Home design: Single-story home; Residential property; City street frontage
• Construction: Wood siding; Asphalt roof; Poured foundation; Existing construction
• Exterior features: Deck; Fully fenced yard; Gravel driveway; Shed(s) and storage

Interior

• Kitchen: Gas cooktop; Microwave; Dishwasher; Refrigerator
• Bedrooms: Three bedrooms on the main level
• Flooring: Hardwood; Tile; Varies
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Main-level primary bedroom; Bedroom on main level; Full basement; See remarks
• Laundry & utility: Washer and dryer in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $192 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Cap rate 7.5% 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: schools A+, employment A+, housing 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.
• Market conditions: 65 active listings in the ZIP; 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 16y 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 $155k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $189,900

Questions for the listing agent

1. Built in 1955 — 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 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?
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: 1.15% ✓
• Cap rate: 7.51%
• Cash-on-cash: 4.34%
• DSCR: 1.19
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $239,904
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
601 Orchard St	0.00mi	3/1.0	1,008 (0%)	0mo	$240,000	$238	100
105 Beach St	0.36mi	2/1.5 (-1)	1,032 (+2%)	11mo	$247,500	$240	63
110 Warner Rd	0.65mi	2/1.0 (-1)	1,009 (+0%)	14mo	$165,000	$164	52
213 Euclid Dr	0.70mi	3/1.5	1,134 (+12%)	3mo	$280,000	$247	42
103 Mechanic St	0.56mi	3/1.0	900 (-11%)	20mo	$175,000	$194	39
210 S Burdick St	0.66mi	2/1.5 (-1)	1,076 (+7%)	20mo	$222,000	$206	34

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: -9.4%
• Equity multiple: 0.66×
• Total profit: $-18,344
• Equity at exit: $28,315

10-year hold

• IRR: 0.1%
• Equity multiple: 1.01×
• Total profit: $502
• Equity at exit: $16,419

Cash invested: $53,172 (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: 65
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $2,187 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$460 /mo · $5,526/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$459
• Net cashflow: $192

Break-even live

Break-even rent $1,944

Max offer price $189,900

Occupancy floor 86%

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-04-13
   status Pending
2. 2026-04-09
   listed $189,900 Active
3. 2022-04-11
   soldstatus $155,000 Closed Sale or Rented 370-char remark

   Show marketing remark (370 chars)

   Adorable Village of Fayetteville ranch, open concept living room and dining room with hardwoods, galley kitchen with newer stainless steel oven, three bedrooms and one full bathroom, sliders to deck and large fully fenced backyard, spacious basement could be finished for more living space, storage, walk to library, stores, restaurants, parks, etc. Don't miss this one!

4. 2022-02-28
   status Pending Sale 370-char remark

   Show marketing remark (370 chars)

   Adorable Village of Fayetteville ranch, open concept living room and dining room with hardwoods, galley kitchen with newer stainless steel oven, three bedrooms and one full bathroom, sliders to deck and large fully fenced backyard, spacious basement could be finished for more living space, storage, walk to library, stores, restaurants, parks, etc. Don't miss this one!

5. 2022-02-17
   status Under Contract- Do Not Show 370-char remark

   Show marketing remark (370 chars)

   Adorable Village of Fayetteville ranch, open concept living room and dining room with hardwoods, galley kitchen with newer stainless steel oven, three bedrooms and one full bathroom, sliders to deck and large fully fenced backyard, spacious basement could be finished for more living space, storage, walk to library, stores, restaurants, parks, etc. Don't miss this one!

6. 2022-02-13
   price $154,800 370-char remark

   Show marketing remark (370 chars)

   Adorable Village of Fayetteville ranch, open concept living room and dining room with hardwoods, galley kitchen with newer stainless steel oven, three bedrooms and one full bathroom, sliders to deck and large fully fenced backyard, spacious basement could be finished for more living space, storage, walk to library, stores, restaurants, parks, etc. Don't miss this one!

7. 2022-02-08
   listed $162,500 Active 370-char remark

   Show marketing remark (370 chars)

   Adorable Village of Fayetteville ranch, open concept living room and dining room with hardwoods, galley kitchen with newer stainless steel oven, three bedrooms and one full bathroom, sliders to deck and large fully fenced backyard, spacious basement could be finished for more living space, storage, walk to library, stores, restaurants, parks, etc. Don't miss this one!

8. 2014-07-21
   historical 556-char remark

   Show marketing remark (556 chars)

   Walk-up the brick paver sidewalk to this charming and convenient village ranch with gorgeous and private fully fenced yard. Bright open lay-out with oversized living room and dining area. Vaulted ceilings and hardwood floors through out. Efficient kitchen with new appliances. Third bedroom/family room has new sliding glass door leading to new deck and patio. Energy efficient with all new windows and doors, roof is about 6 years old. . New bathroom. Full basement with poured concrete foundation has workshop and could be finished for more living space.

9. 2014-07-18
   soldstatus $112,500
10. 2014-07-16
    soldstatus $112,500 556-char remark

    Show marketing remark (556 chars)

    Walk-up the brick paver sidewalk to this charming and convenient village ranch with gorgeous and private fully fenced yard. Bright open lay-out with oversized living room and dining area. Vaulted ceilings and hardwood floors through out. Efficient kitchen with new appliances. Third bedroom/family room has new sliding glass door leading to new deck and patio. Energy efficient with all new windows and doors, roof is about 6 years old. . New bathroom. Full basement with poured concrete foundation has workshop and could be finished for more living space.

11. 2014-05-01
    listed $114,900 556-char remark

    Show marketing remark (556 chars)

    Walk-up the brick paver sidewalk to this charming and convenient village ranch with gorgeous and private fully fenced yard. Bright open lay-out with oversized living room and dining area. Vaulted ceilings and hardwood floors through out. Efficient kitchen with new appliances. Third bedroom/family room has new sliding glass door leading to new deck and patio. Energy efficient with all new windows and doors, roof is about 6 years old. . New bathroom. Full basement with poured concrete foundation has workshop and could be finished for more living space.

12. 2010-06-01
    soldstatus $102,500
13. 2010-05-27
    soldstatus $107,500
14. 2010-03-01
    listed $109,900
15. 2008-08-27
    soldstatus $81,000

ⓘ 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: $5,526 · $460/mo
• Projected year-2 tax: $5,526 · $460/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 3/10 Moderate FEMA zone X (unshaded) · 12% 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
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,247
• − Mortgage interest: −$10,637
• − Property taxes: −$5,526
• − Insurance: −$950
• − Repairs & maintenance: −$2,100
• − Management: −$2,100
• − Depreciation: −$5,524
• Taxable loss: −$589
• Est. tax savings @ 24.0%: +$141
• After-tax cash flow: $2,451/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

• Census place: Fayetteville, NY
• 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

+134.4% since first listed

15 events — show timeline

• 2026-04-13 Pending — CNYIS
• 2026-04-09 Listed $189,900 CNYIS
• 2022-04-11 Sold (MLS) $155,000 CNYIS
• 2022-02-28 Pending — CNYIS
• 2022-02-17 Pending — CNYIS
• 2022-02-13 Price Changed $154,800 CNYIS
• 2022-02-08 Listed $162,500 CNYIS
• 2014-07-21 Listing Removed — CNYIS
• 2014-07-18 Sold (Public Records) $112,500 Public Records
• 2014-07-16 Sold (MLS) $112,500 CNYIS
• 2014-05-01 Listed $114,900 CNYIS
• 2010-06-01 Sold (MLS) $102,500 CNYIS
• 2010-05-27 Sold (Public Records) $107,500 Public Records
• 2010-03-01 Listed $109,900 CNYIS
• 2008-08-27 Sold (Public Records) $81,000 Public Records

Property tax history

+5.0%/yr

Latest (2025): $5,526 · +3.3% YoY. Source: county tax records.