4454 S Salina St · Syracuse, NY 13205

$65,000

4 bd · 1.5 ba · 1,316 sqft · SingleFamily public records · 68 Days on market

Built 1900 4,884 sqft lot

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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
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks MLS

Home just approved for free whole house insulation for new buyer. Long term tenant will not be removed by seller. The tenant pays $1000 per month and social services pays an additional $400. So, cash or conventional offers only. Large home with good size backyard. Close to hospital, community pool and many businesses.

Key facts

• 4,884 sq ft lot
• Built 1900
• Listed 68 days

🏷️ Possibly a rental listed for sale. The $65,000 price doesn't fit this home's estimated sale value (~$148,708) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Recommended offer: $61k (6.0% below list) — sets the bar for market timing.
• Cap rate 28.3% 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: 67 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 616 units permitted in Onondaga County in 2024 (256 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($449 loan paydown + $6k 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 $18k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 68 days — a 6% lower offer ($61k) is reasonable based on typical stale-listing flexibility.
• 17 sale attempts since 9y 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 $48k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $61,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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: 3.19% ✓
• Cap rate: 28.27%
• Cash-on-cash: 78.49%
• DSCR: 4.49
• GRM: 2.6

CMA / ARV

• ARV (on-the-fly): $148,708
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
154 Seeley Ave	0.15mi	3/1.0 (-1)	1,321 (+0%)	3mo	$70,000	$53	83
221 Weymouth Rd	0.56mi	3/1.5 (-1)	1,313 (-0%)	3mo	$203,000	$155	66
212 W Glen Ave	0.21mi	5/2.0 (+1)	1,446 (+10%)	3mo	$212,000	$147	64
130 Cortland Pl	0.45mi	3/2.5 (-1)	1,344 (+2%)	6mo	$194,250	$145	62
237 Evaleen Ave #39	0.53mi	3/1.0 (-1)	1,298 (-1%)	5mo	$128,750	$99	61
144 Oakdale Dr	0.74mi	3/1.5 (-1)	1,344 (+2%)	1mo	$72,000	$54	56
133 Hobart Ave	0.64mi	3/1.0 (-1)	1,248 (-5%)	1mo	$145,000	$116	54
142 Maxwell Ave	0.71mi	4/2.0	1,392 (+6%)	4mo	$122,500	$88	52
147 E Matson Ave	0.69mi	4/2.5	1,421 (+8%)	3mo	$80,000	$56	48
122 Maxwell Ave	0.67mi	3/2.0 (-1)	1,410 (+7%)	4mo	$160,000	$113	47
136 Weymouth Rd	0.56mi	3/1.5 (-1)	1,508 (+15%)	6mo	$230,000	$153	40
184 W Matson Ave	0.66mi	3/1.5 (-1)	1,142 (-13%)	5mo	$105,000	$92	38

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: 88.6%
• Equity multiple: 7.11×
• Total profit: $111,249
• Equity at exit: $58,557

10-year hold

• IRR: 83.3%
• Equity multiple: 15.73×
• Total profit: $268,052
• Equity at exit: $126,281

Cash invested: $18,200 (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 13205

• Home prices YoY: 3.0%
• Active inventory: 67
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $2,076 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$82 /mo · $981/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$436
• Net cashflow: $1,190

Break-even live

Break-even rent $569

Max offer price $65,000

Occupancy floor 38%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
154 Seeley Ave Syracuse, NY	4.0	1.0	1312	$2,100	$1.60	13d	1	0.16mi
147 E Matson Ave Syracuse, NY	3.0	2.5	1421	$2,000	$1.41	21d	1	0.68mi
2331 Midland Ave Syracuse, NY	4.0	1.5	1664	$2,300	$1.38	21d	1	0.91mi
213 Fletcher Ave Unit 2 Syracuse, NY	3.0	1.0	1200	$1,700	$1.42	13d	1	1.42mi

Listing history 49 events

1. 2025-12-15
   soldstatus $48,000
2. 2025-10-14
   status Pending
3. 2025-09-26
   status Active
4. 2025-04-28
   status Pending
5. 2025-03-21
   status Active
6. 2025-02-25
   listed $65,000 Active
7. 2024-07-25
   soldstatus $50,000
8. 2024-07-19
   soldstatus $50,000 Closed 319-char remark

   Show marketing remark (319 chars)

   Home just approved for free whole house insulation for new buyer. Long term tenant will not be removed by seller. The tenant pays $1000 per month and social services pays an additional $400. So, cash or conventional offers only. Large home with good size backyard. Close to hospital, community pool and many businesses.

9. 2024-06-29
   status Pending 319-char remark

   Show marketing remark (319 chars)

   Home just approved for free whole house insulation for new buyer. Long term tenant will not be removed by seller. The tenant pays $1000 per month and social services pays an additional $400. So, cash or conventional offers only. Large home with good size backyard. Close to hospital, community pool and many businesses.

10. 2024-06-23
    historical Active Under Contract 319-char remark

    Show marketing remark (319 chars)

    Home just approved for free whole house insulation for new buyer. Long term tenant will not be removed by seller. The tenant pays $1000 per month and social services pays an additional $400. So, cash or conventional offers only. Large home with good size backyard. Close to hospital, community pool and many businesses.

11. 2024-06-16
    status Pending 319-char remark

    Show marketing remark (319 chars)

    Home just approved for free whole house insulation for new buyer. Long term tenant will not be removed by seller. The tenant pays $1000 per month and social services pays an additional $400. So, cash or conventional offers only. Large home with good size backyard. Close to hospital, community pool and many businesses.

12. 2024-06-04
    status Active

    Show marketing remark (319 chars)

    Home just approved for free whole house insulation for new buyer. Long term tenant will not be removed by seller. The tenant pays $1000 per month and social services pays an additional $400. So, cash or conventional offers only. Large home with good size backyard. Close to hospital, community pool and many businesses.

13. 2024-06-04
    listed $59,900 Active 319-char remark

    Show marketing remark (319 chars)

    Home just approved for free whole house insulation for new buyer. Long term tenant will not be removed by seller. The tenant pays $1000 per month and social services pays an additional $400. So, cash or conventional offers only. Large home with good size backyard. Close to hospital, community pool and many businesses.

14. 2024-05-31
    historical
15. 2024-05-22
    status Pending
16. 2024-04-24
    status Active
17. 2024-01-04
    status Pending
18. 2024-01-04
    price $59,900
19. 2023-11-20
    price $47,500
20. 2023-11-10
    status Active
21. 2023-08-30
    status Pending Sale
22. 2023-08-23
    historical Continue to Show- Under Contract
23. 2023-07-07
    price $49,900
24. 2023-02-13
    listed $54,900 Active
25. 2022-10-04
    historical
26. 2022-09-14
    price $54,900
27. 2022-09-09
    price $55,900
28. 2022-09-04
    price $56,900
29. 2022-07-14
    listed $57,900 Active
30. 2022-06-30
    historical
31. 2021-11-29
    listed $52,900 Active
32. 2021-11-19
    historical
33. 2021-10-24
    price $53,900
34. 2021-09-17
    listed $54,900 Active
35. 2020-12-07
    soldstatus $37,500
36. 2020-12-01
    soldstatus $37,500 Closed Sale or Rented
37. 2020-10-27
    status Pending Sale
38. 2020-04-09
    listed $38,000 Active
39. 2020-04-08
    historical
40. 2019-06-15
    listed $39,900 Active
41. 2019-06-14
    historical
42. 2018-11-07
    listed $39,900 Active
43. 2018-10-25
    historical
44. 2018-07-05
    listed $42,900 Active
45. 2018-06-30
    historical
46. 2018-01-11
    listed $42,900 Active
47. 2017-04-20
    historical
48. 2017-02-24
    listed $44,900 Active
49. 2013-04-19
    soldstatus $10,000

ⓘ 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: $981 · $82/mo
• Projected year-2 tax: $1,040 · $87/mo
• Expected delta: +$59/yr (+$5/mo · 6.0%)

ⓘ 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 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: $24,912
• − Mortgage interest: −$3,641
• − Property taxes: −$981
• − Insurance: −$325
• − Repairs & maintenance: −$1,993
• − Management: −$1,993
• − Depreciation: −$1,891
• Taxable income: $14,089
• Est. tax owed @ 24.0%: −$3,381
• After-tax cash flow: $10,903/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
• City population: 152,627
• Population (ZIP): 18,562

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 0.67)
• Race & ethnicity: Black 44% White 37% Two or more races 10% Hispanic / Latino 6% Asian 3%
• Hispanic origin (detail): Puerto Rican 4%
• Common ancestry: Romanian 2% Italian 2% Swiss 1%
• Foreign-born: 9% · Canada, China, Vietnam
• Languages at home: 87% English-only · Spanish 5% Arabic 1% Other Indo-European 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: ▲ 10.12%
• Current HPI: 345.8854
• 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

+380.0% since first listed

49 events — show timeline

• 2025-12-15 Sold (Public Records) $48,000 Public Records
• 2025-10-14 Pending — CNYIS
• 2025-09-26 Relisted — CNYIS
• 2025-04-28 Pending — CNYIS
• 2025-03-21 Relisted — CNYIS
• 2025-02-25 Listed $65,000 CNYIS
• 2024-07-25 Sold (Public Records) $50,000 Public Records
• 2024-07-19 Sold (MLS) $50,000 CNYIS
• 2024-06-29 Pending — CNYIS
• 2024-06-23 Contingent — CNYIS
• 2024-06-16 Pending — CNYIS
• 2024-06-04 Relisted — CNYIS
• 2024-06-04 Listed $59,900 CNYIS
• 2024-05-31 Listing Removed — CNYIS
• 2024-05-22 Pending — CNYIS
• 2024-04-24 Relisted — CNYIS
• 2024-01-04 Pending — CNYIS
• 2024-01-04 Price Changed $59,900 CNYIS
• 2023-11-20 Price Changed $47,500 CNYIS
• 2023-11-10 Relisted — CNYIS
• 2023-08-30 Pending — CNYIS
• 2023-08-23 Contingent — CNYIS
• 2023-07-07 Price Changed $49,900 CNYIS
• 2023-02-13 Listed $54,900 CNYIS
• 2022-10-04 Listing Removed — CNYIS
• 2022-09-14 Price Changed $54,900 CNYIS
• 2022-09-09 Price Changed $55,900 CNYIS
• 2022-09-04 Price Changed $56,900 CNYIS
• 2022-07-14 Listed $57,900 CNYIS
• 2022-06-30 Listing Removed — CNYIS
• 2021-11-29 Listed $52,900 CNYIS
• 2021-11-19 Listing Removed — CNYIS
• 2021-10-24 Price Changed $53,900 CNYIS
• 2021-09-17 Listed $54,900 CNYIS
• 2020-12-07 Sold (Public Records) $37,500 Public Records
• 2020-12-01 Sold (MLS) $37,500 CNYIS
• 2020-10-27 Pending — CNYIS
• 2020-04-09 Listed $38,000 CNYIS
• 2020-04-08 Listing Removed — CNYIS
• 2019-06-15 Listed $39,900 CNYIS
• 2019-06-14 Listing Removed — CNYIS
• 2018-11-07 Listed $39,900 CNYIS
• 2018-10-25 Listing Removed — CNYIS
• 2018-07-05 Listed $42,900 CNYIS
• 2018-06-30 Listing Removed — CNYIS
• 2018-01-11 Listed $42,900 CNYIS
• 2017-04-20 Listing Removed — CNYIS
• 2017-02-24 Listed $44,900 CNYIS
• 2013-04-19 Sold (Public Records) $10,000 Public Records

Property tax history

-0.3%/yr

Latest (2025): $981 · +0.0% YoY. Source: county tax records.