1110 Butternut St · Syracuse, NY 13208

$180,000

5 bd · 2.0 ba · 3,653 sqft · SingleFamily · 48 Days on market

Built 1925 Fair condition 6,534 sqft lot $49/sqft · 62% below area ↓ 5% since listing

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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 +20.9/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• 1% rule +5.5/10.0
• Livability +3.9/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

Fantastic opportunity for entrepreneurs and investors alike! This mixed-use property offers a commercial storefront along with two residential rental units, making it an excellent option for both business operation and income generation. The street-level commercial space is well suited for a specialty shop, convenience store, or neighborhood market serving the surrounding community. In addition to the commercial space, the property includes two residential units that are currently occupied and producing immediate rental income. The upstairs unit features a spacious 4-bedroom, 1-bath layout and is currently rented for $800 per month on a month-to-month lease.

Key facts

• Mixed-use property
• 6,534 sq ft lot
• Parking

Tags

• MIXED-USE PROPERTY
• COMMERCIAL STOREFRONT
• RESIDENTIAL RENTAL UNITS
• STREET-LEVEL COMMERCIAL SPACE
• IMMEDIATE RENTAL INCOME

🏷️ Possibly a rental listed for sale. The $180,000 price doesn't fit this home's estimated sale value (~$474,526) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $180k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $250 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $175k (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: 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.
• Zoned schools: Franklin Elementary School (math 9% / reading 18%, grade F, #2,045 of 2,108 statewide, top 97%, 667 students, 93% FRL); Grant Middle School (math 5% / reading 19%, grade F, #719 of 729 statewide, top 99%, 608 students, 93% FRL); Institute of Technology At Syracuse Central (math 87% / reading 92%, grade A+, #265 of 1,100 statewide, top 26%, 581 students, 68% FRL).
• Zoned-school proficiency averages 38% at this address vs 22% district-wide (+16 pts) — the actual schools serving this property are materially stronger than the Syracuse City School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 127 active listings in the ZIP; 1 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 616 units permitted in Onondaga County in 2024 (256 in 5+ unit buildings).
• At $1,891/mo this rent would consume 51% of the median local household income ($45k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $18k 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 $50k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

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

Recommended offer $174,600 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1925 — 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 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: 1.05% ✓
• Cap rate: 7.96%
• Cash-on-cash: 5.95%
• DSCR: 1.26
• GRM: 7.9

CMA / ARV

• ARV (median comp): $474,526
• List price: $180,000
• Delta: -59.96%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
210 Sedgwick Dr	0.67mi	5/4.0	3,491 (-4%)	6mo	$250,000	$72	48
310 Sedgwick Dr	0.63mi	6/3.5 (+1)	3,864 (+6%)	4mo	$440,000	$114	47
13 Brattle Rd	0.66mi	6/3.5 (+1)	3,400 (-7%)	2mo	$400,000	$118	45
620 Court St	0.74mi	5/2.0	3,352 (-8%)	13mo	$181,000	$54	41
505 Sedgwick Dr	0.52mi	4/4.5 (-1)	3,707 (+2%)	24mo	$439,900	$119	39
100 Sedgwick Rd	0.57mi	4/3.5 (-1)	3,386 (-7%)	24mo	$400,000	$118	31
506 Dewitt St	0.47mi	4/2.5 (-1)	3,113 (-15%)	23mo	$180,000	$58	28

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: 28.6%
• Equity multiple: 3.26×
• Total profit: $113,965
• Equity at exit: $162,158

10-year hold

• IRR: 24.9%
• Equity multiple: 7.41×
• Total profit: $323,158
• Equity at exit: $349,700

Cash invested: $50,400 (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 →

Seller's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 0 active · 7 under contract
• Months of supply: 0.0 mo

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 13208

• Home prices YoY: 8.4%
• Active inventory: 127
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,891 medium
• Mortgage (P&I): −$944
• Tax est. 1.5%: −$225 /mo · $2,700/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$397
• Net cashflow: $250

Break-even live

Break-even rent $1,575

Max offer price $180,000

Occupancy floor 82%

Sensitivity live

Price	-10% $374	-5% $312	+0% $250	+5% $188	+10% $125
Rent	-10% $100	-5% $175	+0% $250	+5% $324	+10% $399
Rate	-1.0pp $340	-0.5pp $295	base $250	+0.5pp $203	+1.0pp $156

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: $45,000
• Closing costs: $5,400
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
315 Boyden St Syracuse, NY	4.0	2.0	4356	$2,000	$0.46	93d	1	1.03mi

Property features AI

Finance

• Other: Multi-unit property with 2 total unitsThree separate gas metersTwo separate electric metersOperating expense details: see remarksAnnual tax information and assessed value available (financial details omitted)
• Financial info: Owner pays hot waterRent includes hot water

Exterior

• Parking: One parking space
• Security: Owned security systemFire escape
• Utilities: High-speed internet availablePublic water connectedSewer connected
• Home design: 2-story buildingResidential multi-use zoningResale propertyShingle roof
• Construction: Brick, vinyl siding, and wood siding constructionExisting structure
• Exterior features: DeckPrivate yardPatio/porch deckNear public transitRectangular lotMain thoroughfare frontageSee remarks

Interior

• Flooring: LaminateVinylVaries
• Bathrooms: 2 full bathrooms
• Heating & cooling: Gas heatingForced airStove (heating)
• Interior features: Exterior-entry basement with walk-up and walk-out accessSecurity system ownedFire escape
• Laundry & utility: Gas water heater

Listing history 50 events

1. 2026-08-08
   days on market $180,000 Active 48 DOM
2. 2026-08-07
   days on market $180,000 Active 47 DOM
3. 2026-08-06
   days on market $180,000 Active 46 DOM
4. 2026-08-05
   days on market $180,000 Active 45 DOM
5. 2026-08-04
   days on market $180,000 Active 44 DOM
6. 2026-08-03
   days on market $180,000 Active 43 DOM
7. 2026-07-31
   days on market $180,000 Active 40 DOM
8. 2026-07-29
   days on market $180,000 Active 38 DOM
9. 2026-07-27
   days on market $180,000 Active 36 DOM
10. 2026-07-25
    days on market $180,000 Active 34 DOM
11. 2026-07-24
    days on market $180,000 Active 33 DOM
12. 2026-07-23
    days on market $180,000 Active 32 DOM
13. 2026-07-22
    days on market $180,000 Active 31 DOM
14. 2026-07-21
    days on market $180,000 Active 30 DOM
15. 2026-07-18
    days on market $180,000 Active 27 DOM
16. 2026-07-16
    days on market $180,000 Active 25 DOM
17. 2026-07-16
    days on market $180,000 Active 24 DOM
18. 2026-07-14
    days on market $180,000 Active 23 DOM
19. 2026-07-13
    days on market $180,000 Active 22 DOM
20. 2026-07-12
    days on market $180,000 Active 21 DOM
21. 2026-07-11
    days on market $180,000 Active 20 DOM
22. 2026-07-10
    days on market $180,000 Active 19 DOM
23. 2026-07-09
    days on market $180,000 Active 18 DOM
24. 2026-07-08
    days on market $180,000 Active 17 DOM
25. 2026-07-07
    days on market $180,000 Active 16 DOM
26. 2026-07-06
    days on market $180,000 Active 15 DOM
27. 2026-07-05
    days on market $180,000 Active 14 DOM
28. 2026-07-04
    days on market $180,000 Active 13 DOM
29. 2026-07-03
    days on market $180,000 Active 12 DOM
30. 2026-07-02
    days on market $180,000 Active 11 DOM
31. 2026-07-01
    days on market $180,000 Active 10 DOM
32. 2026-06-30
    days on market $180,000 Active 9 DOM
33. 2026-06-29
    days on market $180,000 Active 8 DOM
34. 2026-06-28
    days on market $180,000 Active 7 DOM
35. 2026-06-28
    days on market $180,000 Active 6 DOM
36. 2026-06-27
    days on market $180,000 Active 5 DOM
37. 2026-06-25
    days on market $180,000 Active 3 DOM
38. 2026-06-22
    pricedays on marketlisting id $180,000 Active 1 DOM
39. 2026-06-18
    days on market $190,000 Active 90 DOM
40. 2026-06-17
    days on market $190,000 Active 89 DOM
41. 2026-06-16
    days on market $190,000 Active 88 DOM
42. 2026-06-15
    days on market $190,000 Active 87 DOM
43. 2026-06-14
    days on market $190,000 Active 85 DOM
44. 2026-06-13
    days on market $190,000 Active 84 DOM
45. 2026-06-10
    days on market $190,000 Active 82 DOM
46. 2026-06-09
    days on market $190,000 Active 81 DOM
47. 2026-06-08
    days on market $190,000 Active 80 DOM
48. 2026-06-07
    days on market $190,000 Active 79 DOM
49. 2026-06-05
    days on market $190,000 Active 76 DOM
50. 2026-06-02
    days on market $190,000 Active 74 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 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: $22,688
• − Mortgage interest: −$10,083
• − Property taxes: −$2,700
• − Insurance: −$900
• − Repairs & maintenance: −$1,815
• − Management: −$1,815
• − Depreciation: −$5,236
• Taxable income: $139
• Est. tax owed @ 24.0%: −$33
• After-tax cash flow: $2,963/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.

Condition & rehab AI · 1 photo

Fair 45/100 Moderate rehab Est. rehab $91,325–$164,385 screening

This mixed-use property requires significant repairs and updates to improve its condition and value. Immediate attention to the exterior, roof, and HVAC is recommended.

Repairs flagged

• Major exterior siding — Significant wear and tear
• Major roof — No visible damage, but age is implied
• Major flooring — No visible flooring, but age is implied
• Major interior walls/paint — No visible interior, but age is implied
• Major windows — No visible windows, but age is implied
• Major foundation/structure — No visible foundation, but age is implied
• Major HVAC/mechanicals — No visible HVAC, but age is implied
• Major landscaping — No visible landscaping, but age is implied

Value-add opportunities

• Both exterior paint — Enhances curb appeal and value ↑
• Both roof repair — Improves structural integrity and value ↑
• Both flooring replacement — Enhances living space and value ↑
• Both HVAC upgrade — Improves comfort and energy efficiency ↑
• Both landscaping — Enhances curb appeal and value ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 28/100

Zoned Schools

Elementary Franklin Elementary School F NY #2,045/2,108 Nat'l #37,398/41,679 Middle Grant Middle School F NY #719/729 Nat'l #13,125/14,009 High Henninger High School C NY #885/1,100 Nat'l #4,068/17,239

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

B Composite livability gradescore 77/100

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 · 467,894 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: 12% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• Other: Multi-unit property with 2 total unitsThree separate gas metersTwo separate electric metersOperating expense details: see remarksAnnual tax information and assessed value available (financial details omitted)
• Financial info: Owner pays hot waterRent includes hot water

Exterior

• Parking: One parking space
• Security: Owned security systemFire escape
• Utilities: High-speed internet availablePublic water connectedSewer connected
• Home design: 2-story buildingResidential multi-use zoningResale propertyShingle roof
• Construction: Brick, vinyl siding, and wood siding constructionExisting structure
• Exterior features: DeckPrivate yardPatio/porch deckNear public transitRectangular lotMain thoroughfare frontageSee remarks

Interior

• Flooring: LaminateVinylVaries
• Bathrooms: 2 full bathrooms
• Heating & cooling: Gas heatingForced airStove (heating)
• Interior features: Exterior-entry basement with walk-up and walk-out accessSecurity system ownedFire escape
• Laundry & utility: Gas water heater

Price history

-5.3% since first listed

3 events — show timeline

• 2026-06-21 Listed $180,000 CNYIS
• 2026-06-20 Listing Removed — CNYIS
• 2026-03-20 Listed $190,000 CNYIS