874 Ackerman Ave · Syracuse, NY 13210

$350,000

5 bd · 1.5 ba · 2,340 sqft · SingleFamily · 19 Days on market

Built 1940 5,346 sqft lot Est $342k · at est.

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Why this score? — see what drove the D 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 +14.4/30.0
• ARV discount +6.4/15.0
• Rent growth +5.0/5.0
• DSCR +4.4/10.0
• 1% rule +4.0/10.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

University Income Property. 5BR house rented for current AND next year already. Parking, great location- short walk to campus, short walk to all the shops, restaurants and nightlife on Westcott Street. Completely turnkey and profitable from day one!

Key facts

• Eat in dining room
• Onsite parking
• Free washers dryers

Tags

• FULLY FURNISHED BEDROOMS
• EAT IN DINING ROOM
• FREE WASHERS DRYERS
• ONSITE PARKING

Property features AI

Exterior

• Parking: Detached garage; Driveway; 1 garage space
• Utilities: Public water connected; Sewer connected
• Home design: 2-story house; Existing property condition
• Construction: Aluminum siding; Wood siding; Block foundation
• Exterior features: Near public transit; Rectangular residential lot; City street frontage

Interior

• Kitchen: Free-standing range; Oven; Dishwasher; Refrigerator
• Bedrooms: 1 main-level bedroom
• Flooring: Hardwood floors; Luxury vinyl; Varied flooring
• Bathrooms: 1 full bathroom; 1 half bathroom; Main-level bathroom present
• Heating & cooling: Gas forced-air heating; Has heating
• Interior features: Bedroom on main level; See remarks / other interior features
• Laundry & utility: Washer; Dryer; Main-level laundry

What this means for you Summary

Snapshot

• This is a 5-bed/1.5-bath single-family listed at $350k.

Deal economics

• At list price, monthly cash flow is $70 ($844/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $315k (10.0% below list).
• Recommended offer: $315k (10.0% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 8.2% in Syracuse — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: Edward Smith K-8 School (math 13% / reading 39%, grade F, #1,816 of 2,108 statewide, top 86%, 710 students, 69% FRL); Expeditionary Learning Middle School (math 17% / reading 32%, grade F, #611 of 729 statewide, top 88%, 170 students, 76% FRL); Nottingham High School (math 75% / reading 77%, grade A-, #616 of 1,100 statewide, top 57%, 1,226 students, 80% FRL) — zoned schools at 75% FRL track the district average.
• Zoned-school proficiency averages 42% at this address vs 22% district-wide (+20 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: Rents rising fast (+11.2%/yr); 58 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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).
• At $3,151/mo this rent would consume 91% of the median local household income ($42k/yr) (locally 2307% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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 19 days — a 2% lower offer ($345k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y 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 $190k; list at $350k implies a 84% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $315,072 (10.0% below list)

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.90% ✗
• Cap rate: 6.53%
• Cash-on-cash: 0.86%
• DSCR: 1.04
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $341,640
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
108 Dorset Rd	0.14mi	5/2.5	2,416 (+3%)	13mo	$470,000	$195	73
109 Avondale Pl	0.40mi	4/1.5 (-1)	2,154 (-8%)	4mo	$282,500	$131	60
101 Avondale Pl	0.38mi	5/2.5	2,000 (-14%)	2mo	$291,000	$146	53
603 Allen St	0.63mi	4/2.5 (-1)	2,184 (-7%)	4mo	$345,000	$158	47
538 Cumberland Ave	0.58mi	4/2.0 (-1)	2,079 (-11%)	1mo	$195,000	$94	46
470 Allen St	0.73mi	4/1.5 (-1)	2,456 (+5%)	9mo	$340,000	$138	45
248 Scottholm Ter	0.74mi	4/2.0 (-1)	2,172 (-7%)	5mo	$323,000	$149	42
522 Allen St	0.69mi	5/2.5	2,070 (-12%)	5mo	$230,000	$111	41
326 Berkeley Dr	0.29mi	6/4.5 (+1)	2,052 (-12%)	16mo	$412,000	$201	35
249 Cambridge St	0.64mi	4/1.5 (-1)	2,016 (-14%)	11mo	$400,000	$198	33
244 Scottholm Ter	0.75mi	4/3.0 (-1)	2,150 (-8%)	10mo	$276,000	$128	32
228 Cambridge St	0.65mi	5/4.0	2,584 (+10%)	13mo	$300,000	$116	31

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -9.5%
• Equity multiple: 0.64×
• Total profit: $-35,539
• Equity at exit: $52,186

10-year hold

• IRR: 5.7%
• Equity multiple: 1.52×
• Total profit: $50,796
• Equity at exit: $30,262

Cash invested: $98,000 (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 13210

• Home prices YoY: -9.0%
• Rents YoY: 11.2%
• Active inventory: 58
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $3,151 medium
• Mortgage (P&I): −$1,835
• Tax est. 1.5%: −$438 /mo · $5,250/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$662
• Net cashflow: $70

Break-even live

Break-even rent $3,062

Max offer price $350,000

Occupancy floor 93%

Sensitivity live

Price	-10% $312	-5% $191	+0% $70	+5% $-51	+10% $-172
Rent	-10% $-179	-5% $-54	+0% $70	+5% $195	+10% $319
Rate	-1.0pp $247	-0.5pp $159	base $70	+0.5pp $-20	+1.0pp $-113

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
750 Euclid Ave Syracuse, NY	5.0	2.0	2736	$4,100	$1.50	45d	1	0.22mi
922 Westcott St Syracuse, NY	4.0	2.0	1700	$2,000	$1.18	23d	1	0.25mi
1205 Madison St Fl -1 Syracuse, NY	4.0	3.0	2988	$2,640	$0.88	45d	1	0.83mi
215 Locksley Rd Syracuse, NY	4.0	3.5	2352	$4,300	$1.83	15d	1	1.43mi
269 W Borden Ave Syracuse, NY	4.0	1.5	1800	$650	$0.36	23d	1	1.46mi

Listing history 14 events

1. 2026-06-21
   days on market $350,000 Active 19 DOM
2. 2026-06-18
   days on market $350,000 Active 16 DOM
3. 2026-06-17
   days on market $350,000 Active 15 DOM
4. 2026-06-16
   days on market $350,000 Active 14 DOM
5. 2026-06-15
   days on market $350,000 Active 13 DOM
6. 2026-06-14
   days on market $350,000 Active 11 DOM
7. 2026-06-13
   days on market $350,000 Active 10 DOM
8. 2026-06-10
   days on market $350,000 Active 8 DOM
9. 2026-06-09
   days on market $350,000 Active 7 DOM
10. 2026-06-08
    days on market $350,000 Active 6 DOM
11. 2026-06-07
    days on market $350,000 Active 5 DOM
12. 2026-06-05
    days on market $350,000 Active 2 DOM
13. 2026-06-02
    remarks 471-char remark
14. 2026-06-02
    listed $350,000 Active 1 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 ≥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: $37,809
• − Mortgage interest: −$19,605
• − Property taxes: −$5,250
• − Insurance: −$1,750
• − Repairs & maintenance: −$3,025
• − Management: −$3,025
• − Depreciation: −$10,182
• Taxable loss: −$5,028
• Est. tax savings @ 24.0%: +$1,207
• After-tax cash flow: $2,050/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): 19,803
• Household income: $41,738
• Rent vs Own: 70.6% rent · 29.4% own
• Severe rent burden: 2307.0

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 0.61)
• Race & ethnicity: White 58% Black 18% Asian 9% Hispanic / Latino 9% Two or more races 8%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Romanian 3% Lithuanian 3% Italian 2%
• Foreign-born: 18% · China, Canada, South Korea
• Languages at home: 78% English-only · Chinese 5% Spanish 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: ▼ -37.59%
• Current HPI: 378.0277
• Rent YoY: ▲ 11.18%
• 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

+63.2% since first listed

5 events — show timeline

• 2026-06-02 Listed $350,000 CNYIS
• 2020-02-13 Sold (MLS) $190,000 CNYIS
• 2019-12-26 Pending — CNYIS
• 2019-11-22 Contingent — CNYIS
• 2019-11-10 Listed $214,500 CNYIS