7436 Blumer Rd · North Syracuse, NY 13088

$250,000

4 bd · 1.5 ba · 1,788 sqft · SingleFamily public records · 5 Days on market

Built 1970 0.43 ac lot Est $311k · 20% 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).

• ARV discount +15.0/15.0
• Cash flow +13.9/30.0
• 1% rule +4.6/10.0
• DSCR +4.2/10.0
• Schools +4.2/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

What makes this fine four bedroom, one and a half bath, Raised Ranch so special? The incredible location! Yes, it's close to schools, stores, service, and restaurants. Yes, it's close to major highways, Routes 81, 31, 11, the NYS Thruway and the Airport. That's all good - but, this spacious and light-filled Home offers 1,788 square feet of comfortable and versatile living space, great curb appeal, and a 1-car attached garage. Step inside to a split-entry foyer leading to the main level, where you’ll find a bright kitchen with oak cabinets, new refrigerator, electric stove, and vinyl flooring, and opens to the dining and living rooms, both carpeted and filled with natural light. Two ma

Key facts

• Close to schools
• Close to restaurants
• Single driveway

Tags

• CLOSE TO SCHOOLS
• CLOSE TO STORES
• CLOSE TO RESTAURANTS
• PRIVATE YARD
• SINGLE DRIVEWAY
• KEY UPGRADES

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $27 ($327/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 $240k (4.0% below list).
• Recommended offer: $240k (4.0% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 5.1% in North Syracuse — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 72/100 on livability (#379 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living A; Watch: schools C-, crime D, amenities F.
• North Syracuse Central School District (suburban): math 45% / reading 50% proficiency, ranked #402 of 590 in NY (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 66 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $2k of loan paydown is wiped out by about $8k 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 5 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $240,000 (4.0% below list)

Questions for the listing agent

1. Built in 1970 — 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. Crime grade is D 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?
4. 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.
5. 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.
6. 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: 0.96% ✗
• Cap rate: 6.42%
• Cash-on-cash: 0.47%
• DSCR: 1.02
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $311,112
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4976 Surrey Ln	0.29mi	4/2.5	1,884 (+5%)	4mo	$350,000	$186	70
5084 Audrey Dr	0.40mi	3/2.0 (-1)	1,818 (+2%)	4mo	$295,000	$162	68
4957 Look Kinney Cir	0.50mi	3/3.0 (-1)	1,736 (-3%)	0mo	$367,000	$211	61
4943 Look Kinney Cir	0.59mi	3/1.5 (-1)	1,840 (+3%)	6mo	$301,200	$164	58
4986 Surrey Ln	0.28mi	3/1.5 (-1)	1,520 (-15%)	1mo	$350,000	$230	56
5131 Bear Rd	0.67mi	4/1.5	1,952 (+9%)	6mo	$250,000	$128	48
7641 Windsor Dr N	0.72mi	4/2.5	1,924 (+8%)	2mo	$352,000	$183	48
4913 Look Kinney Cir	0.50mi	3/1.5 (-1)	1,540 (-14%)	6mo	$388,000	$252	43
110 Lynnhaven Dr	0.70mi	3/2.0 (-1)	1,644 (-8%)	4mo	$285,650	$174	43
4960 Harvest Ln	0.48mi	3/2.5 (-1)	2,028 (+13%)	5mo	$320,000	$158	42
4987 Dahlia Cir	0.55mi	3/1.5 (-1)	1,520 (-15%)	5mo	$250,000	$164	40
408 Allen Rd	0.62mi	3/1.0 (-1)	1,526 (-15%)	4mo	$201,400	$132	36

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: -15.5%
• Equity multiple: 0.45×
• Total profit: $-38,653
• Equity at exit: $37,276

10-year hold

• IRR: -6.9%
• Equity multiple: 0.56×
• Total profit: $-30,925
• Equity at exit: $21,615

Cash invested: $70,000 (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 13088

• Active inventory: 66
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $2,400 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$454 /mo · $5,443/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$504
• Net cashflow: $27

Break-even live

Break-even rent $2,366

Max offer price $250,000

Occupancy floor 94%

Sensitivity live

Price	-10% $169	-5% $98	+0% $27	+5% $-44	+10% $-114
Rent	-10% $-162	-5% $-68	+0% $27	+5% $122	+10% $217
Rate	-1.0pp $153	-0.5pp $91	base $27	+0.5pp $-38	+1.0pp $-103

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
103 Hyland Dr Syracuse, NY	3.0	1.0	1260	$2,400	$1.90	15d	1	1.37mi

Listing history 2 events

1. 2026-04-28
   status Pending
2. 2026-04-23
   listed $250,000 Active

ⓘ 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: $5,443 · $454/mo
• Projected year-2 tax: $5,443 · $454/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 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 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: $28,800
• − Mortgage interest: −$14,004
• − Property taxes: −$5,443
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,304
• − Management: −$2,304
• − Depreciation: −$7,273
• Taxable loss: −$3,777
• Est. tax savings @ 24.0%: +$907
• After-tax cash flow: $1,233/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: North Syracuse Central School District
• NCES district ID: 3621210
• Math proficiency: 45% ▼ -9.00%
• Reading proficiency: 50% ▲ 1.00%
• Median HH income: $62,904
• Composite: 41.93/100
• National rank: #3356
• State rank: #402 of 590 in NY

Livability — North Syracuse

• Score: 72/100
• State rank: #379
• US rank: #6513

Category grades

Amenities F Commute F Cost of living A Crime D Employment C Housing A+ Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 20,185
• Population (ZIP): 21,875

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 (84%)
• Race & ethnicity: White 84% Hispanic / Latino 5% Two or more races 5% Asian 4% Black 3%
• Common ancestry: Romanian 8% Lithuanian 4% Italian 2%
• Foreign-born: 8% · Canada, Vietnam, China
• Languages at home: 89% English-only · Spanish 3% Other Indo-European 2% Vietnamese 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: ▼ -185.59%
• Current HPI: 334.0109
• 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

2 events — show timeline

• 2026-04-28 Pending — CNYIS
• 2026-04-23 Listed $250,000 CNYIS

Property tax history

+4.6%/yr

Latest (2025): $5,443 · +4.7% YoY. Source: county tax records.