135 Wadsworth St · Syracuse, NY 13203

$146,500

3 bd · 1.0 ba · 1,232 sqft · SingleFamily public records · 4 Days on market

Built 1910 4,662 sqft lot $119/sqft · 17% below area Est $177k · 17% under

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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 +26.9/30.0
• ARV discount +15.0/15.0
• DSCR +9.3/10.0
• 1% rule +6.5/10.0
• Rent growth +4.6/5.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

UPDATE!!! FHA financing required to get the Repair Escrow. Repair Escrow: $3,100; Repair of Plumbing $1,000.00; Replace missing plumbing $1,500.00; Repair damaged supply line $600.00.

Key facts

• Formal dining room
• Rear pantry
• Hardwood floors

Tags

• HARDWOOD FLOORS
• VINTAGE TRIM
• ENCLOSED FRONT ENTRY PORCH
• FORMAL DINING ROOM
• MODEST OAK KITCHEN
• REAR PANTRY

Property features AI

Exterior

• Parking: No garage
• Utilities: Cable available; High-speed internet available; Public water (connected); Sewer connected; Circuit breaker electric
• Home design: 2-story home; Existing construction
• Construction: Vinyl siding; Blown-in insulation; Copper plumbing; Asphalt roof; Block foundation; Resale property
• Exterior features: Blacktop driveway; Deck; Enclosed porch; Open porch; Fully fenced yard; Shed(s) / exterior storage

Interior

• Kitchen: Freestanding range (gas); Gas oven; Range hood; Oven; Refrigerator; Exhaust fan
• Bedrooms: Total of 7 rooms (includes bedrooms and living spaces); Basement present (full basement)
• Flooring: Hardwood; Vinyl; Varied flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Separate/formal dining room; Separate/formal living room; Pantry; Natural woodwork; Programmable thermostat; See remarks / other
• Laundry & utility: Washer; Dryer; Laundry located in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $146k.

Deal economics

• At list price, monthly cash flow is $403 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $146k).

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: Rents rising fast (+8.4%/yr); 55 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 61% of comp listings sitting > 30 days — soft ceiling on asking rent; 616 units permitted in Onondaga County in 2024 (256 in 5+ unit buildings).
• This rent runs 43% of the median local income ($47k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $41k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 15y 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 $56k; list at $146k implies a 159% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $146,500

Questions for the listing agent

1. Built in 1910 — 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. 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: 9.60%
• Cash-on-cash: 11.80%
• DSCR: 1.53
• GRM: 7.3

CMA / ARV

• ARV (median comp): $177,042
• List price: $146,500
• Delta: -17.25%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
231 Grumbach Ave	0.32mi	3/1.0	1,152 (-6%)	0mo	$75,000	$65	74
928 Kirkpatrick St N	0.59mi	3/1.0	1,236 (+0%)	0mo	$145,000	$117	72
158 Darlington Rd	0.32mi	3/1.0	1,329 (+8%)	2mo	$186,000	$140	70
308 Kenwick Dr	0.54mi	3/1.0	1,248 (+1%)	3mo	$180,000	$144	70
310 Helen St	0.34mi	2/1.5 (-1)	1,274 (+3%)	4mo	$191,000	$150	68
143 Huntley St	0.52mi	2/1.0 (-1)	1,218 (-1%)	2mo	$97,000	$80	67
2363 Grant Blvd	0.53mi	2/1.0 (-1)	1,215 (-1%)	5mo	$153,700	$127	64
164 Berkshire Ave	0.38mi	3/1.0	1,073 (-13%)	2mo	$116,900	$109	60
222 Darlington Rd	0.40mi	3/1.0	1,080 (-12%)	5mo	$168,500	$156	57
200 Helen St	0.45mi	2/1.5 (-1)	1,329 (+8%)	5mo	$175,100	$132	55
497 Pleasantview Ave	0.72mi	3/1.5	1,056 (-14%)	1mo	$189,900	$180	40
709 Darlington Rd	0.67mi	3/1.5	1,416 (+15%)	3mo	$207,000	$146	39

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: 6.4%
• Equity multiple: 1.26×
• Total profit: $10,803
• Equity at exit: $21,844

10-year hold

• IRR: 19.6%
• Equity multiple: 3.02×
• Total profit: $82,786
• Equity at exit: $12,667

Cash invested: $41,020 (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 13203

• Home prices YoY: -11.9%
• Rents YoY: 8.4%
• Active inventory: 55
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,680 high
• Mortgage (P&I): −$768
• Tax from tax record: −$95 /mo · $1,136/yr
• Insurance: −$61
• HOA: −$0
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $403

Break-even live

Break-even rent $1,170

Max offer price $146,500

Occupancy floor 71%

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: $36,625
• Closing costs: $4,395
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
126 Woodruff Ave Syracuse, NY	3.0	1.0	1200	$1,675	$1.40	43d	1	0.10mi
423 Wendell Ter Syracuse, NY	4.0	1.0	1312	$2,500	$1.91	13d	1	0.45mi
912 Park St Unit 1 Syracuse, NY	3.0	1.0	1040	$1,200	$1.15	43d	1	0.59mi
205 Beecher St Unit 3 Syracuse, NY	2.0	1.0	815	$1,100	$1.35	43d	1	0.64mi
286 Ross Park Syracuse, NY	3.0	1.0	1100	$1,500	$1.36	44d	1	0.65mi
746 E Laurel St Unit 1 Syracuse, NY	4.0	2.0	1400	$1,500	$1.07	43d	1	0.66mi
746 E Laurel St Unit 2F Syracuse, NY	2.0	1.0	800	$1,100	$1.38	43d	1	0.66mi
212 Dorchester Ave Syracuse, NY	1.0–2.0	1.0	640	$1,420	$2.22	13d	15	0.73mi
610 E Division St Unit F2 Syracuse, NY	2.0	1.0	900	$1,150	$1.28	43d	1	0.76mi
1618 James St #3 Syracuse, NY	2.0	1.0	1150	$2,200	$1.91	13d	1	0.84mi
1801 James St #2 Syracuse, NY	3.0	1.0	1244	$1,800	$1.45	13d	1	0.91mi
807-13 N Salina St Unit 809A Syracuse, NY	2.0	1.0	1020	$1,325	$1.30	43d	1	0.97mi
517 N Salina St Unit 4 Syracuse, NY	2.0	1.0	700	$1,050	$1.50	13d	1	1.06mi
204 Mariposa St Unit pvt house Syracuse, NY	3.0	1.0	1128	$2,137	$1.89	13d	1	1.15mi
205A Hawley Ave Unit 211C Syracuse, NY	3.0	2.5	1350	$1,675	$1.24	43d	1	1.15mi
205A Hawley Ave Unit 213C Syracuse, NY	3.0	2.5	1350	$1,650	$1.22	43d	1	1.15mi
1140 Wolf St Apt 3 Syracuse, NY	2.0	1.0	800	$1,200	$1.50	43d	1	1.17mi
1132 Wolf St Unit 4 Syracuse, NY	3.0	1.0	1041	$1,350	$1.30	43d	1	1.17mi
721 N Clinton St Unit 105 Syracuse, NY	2.0	2.0	1000	$1,475	$1.48	43d	1	1.18mi
721 N Clinton St Unit 213 Syracuse, NY	2.0	2.0	1000	$1,550	$1.55	43d	1	1.18mi
210 W Division St Unit 24 Syracuse, NY	2.0	2.0	1200	$1,850	$1.54	20d	1	1.19mi
1507 N Salina St Unit 3 Syracuse, NY	3.0	2.0	1030	$1,350	$1.31	43d	1	1.20mi
117 Edtim Rd Syracuse, NY	1.0–2.0	1.0	545	$1,295	$2.37	13d	1	1.20mi
210 W Division St Unit 87 Syracuse, NY	2.0	2.0	1200	$1,750	$1.46	43d	1	1.20mi
525 Burnet Ave Unit First Floor Syracuse, NY	3.0	1.0	900	$1,650	$1.83	43d	1	1.22mi
416 Pearl St Unit 2 Syracuse, NY	3.0	1.0	900	$2,400	$2.67	13d	1	1.22mi
200 Catherine St Apt 5 Syracuse, NY	2.0	1.0	850	$1,550	$1.82	43d	1	1.23mi
225 Marlborough Rd Syracuse, NY	2.0	1.0	1040	$1,800	$1.73	13d	1	1.35mi
373 Spencer St Unit 303 Syracuse, NY	2.0	1.5	1085	$1,850	$1.71	43d	1	1.45mi
297 Norwood Ave Syracuse, NY	3.0	1.0	1188	$2,050	$1.73	20d	1	1.48mi
900 E Fayette St Syracuse, NY	1.0–2.0	1.0	817	$1,995	$2.44	13d	9	1.50mi

Listing history 9 events

1. 2026-05-05
   status Pending 1307-char remark
2. 2026-04-30
   listed $146,500 Active 1307-char remark
3. 2014-11-03
   soldstatus $56,500
4. 2014-09-23
   historical
5. 2014-03-31
   listed $59,900
6. 2011-12-03
   historical

   Show marketing remark (183 chars)

   UPDATE!!! FHA financing required to get the Repair Escrow. Repair Escrow: $3,100; Repair of Plumbing $1,000.00; Replace missing plumbing $1,500.00; Repair damaged supply line $600.00.

7. 2011-11-22
   soldstatus $39,471

   Show marketing remark (183 chars)

   UPDATE!!! FHA financing required to get the Repair Escrow. Repair Escrow: $3,100; Repair of Plumbing $1,000.00; Replace missing plumbing $1,500.00; Repair damaged supply line $600.00.

8. 2011-07-15
   listed $52,800

   Show marketing remark (183 chars)

   UPDATE!!! FHA financing required to get the Repair Escrow. Repair Escrow: $3,100; Repair of Plumbing $1,000.00; Replace missing plumbing $1,500.00; Repair damaged supply line $600.00.

9. 2006-08-04
   soldstatus $82,000

ⓘ 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: $1,136 · $95/mo
• Projected year-2 tax: $1,806 · $150/mo
• Expected delta: +$670/yr (+$56/mo · 59.0%)

ⓘ 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: $20,162
• − Mortgage interest: −$8,206
• − Property taxes: −$1,136
• − Insurance: −$732
• − Repairs & maintenance: −$1,613
• − Management: −$1,613
• − Depreciation: −$4,262
• Taxable income: $2,600
• Est. tax owed @ 24.0%: −$624
• After-tax cash flow: $4,217/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): 16,180
• Household income: $46,997
• Rent vs Own: 63.8% rent · 36.2% own
• Severe rent burden: 1566.0

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 0.67)
• Race & ethnicity: White 52% Black 22% Hispanic / Latino 11% Two or more races 9% Asian 7%
• Hispanic origin (detail): Puerto Rican 6% Cuban 2%
• Common ancestry: Romanian 3% Lithuanian 2% Iranian 2%
• Foreign-born: 13% · Canada, India, Philippines
• Languages at home: 81% English-only · Spanish 6% Other Indo-European 3% Other Asian/Pacific 3%

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: ▼ -35.69%
• Current HPI: 263.2588
• Rent YoY: ▲ 8.39%
• 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

+78.7% since first listed

9 events — show timeline

• 2026-05-05 Pending — CNYIS
• 2026-04-30 Listed $146,500 CNYIS
• 2014-11-03 Sold (Public Records) $56,500 Public Records
• 2014-09-23 Listing Removed — CNYIS
• 2014-03-31 Listed $59,900 CNYIS
• 2011-12-03 Listing Removed — UNYREIS
• 2011-11-22 Sold (MLS) $39,471 UNYREIS
• 2011-07-15 Listed $52,800 UNYREIS
• 2006-08-04 Sold (Public Records) $82,000 Public Records

Property tax history

+0.1%/yr

Latest (2025): $1,136 · -0.5% YoY. Source: county tax records.