119 Vincent St · Syracuse, NY 13210

$150,000

3 bd · 1.5 ba · 1,162 sqft · SingleFamily public records · 2 Days on market

Built 1946 6,250 sqft lot Est $180k · 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 +27.7/30.0
• ARV discount +15.0/15.0
• DSCR +9.8/10.0
• 1% rule +6.9/10.0
• Rent growth +5.0/5.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Outer Comstock 3 Bdrm Cape. .. Private Fenced Backyard w/ Large Shed for extra storage. 1 1/2 Baths. Open Floor Plan. Taxes estimated without exemptions * * * Delayed Showing - Friday June 20 @ 8am. Seller reserves right to set deadline for offers.

Key facts

• Open floor plan
• 6,250 sq ft lot
• Built 1946

Tags

• PRIVATE FENCED BACKYARD
• LARGE SHED FOR EXTRA STORAGE
• OPEN FLOOR PLAN

Property features AI

Exterior

• Parking: No garage
• Utilities: Sewer connected; Public water; Cable available; High-speed internet available; Circuit breaker electric
• Home design: Single-story home; Existing (previously built); City street frontage; Rectangular residential lot (50 x 125)
• Construction: Shake siding; Asphalt roof; Block foundation
• Exterior features: Blacktop driveway; Enclosed porch; Open porch; Shed(s) / storage

Interior

• Kitchen: Electric oven; Electric range; Refrigerator
• Bedrooms: 1 bedroom on the main level
• Flooring: Carpet; Hardwood; Tile; Varied flooring
• Bathrooms: 1 full bathroom; 1 half bathroom; 1 main-level bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Breakfast bar; Separate/formal dining room; Kitchen island; Natural woodwork; Bedroom on main level; Full basement
• Laundry & utility: Laundry located in the basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $454 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 9.9% vs local median 8.2% in 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 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 (+11.2%/yr); 58 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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 $1,786/mo this rent would consume 51% 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 $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 $42k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $50k; list at $150k implies a 200% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $150,000

Questions for the listing agent

1. Built in 1946 — 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: 1.19% ✓
• Cap rate: 9.92%
• Cash-on-cash: 12.96%
• DSCR: 1.58
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $180,110
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
415 Thurber St	0.25mi	3/1.5	1,165 (+0%)	1mo	$165,000	$142	87
212 Boise Dr	0.28mi	3/1.5	1,154 (-1%)	7mo	$180,250	$156	80
120 Goodrich Ave	0.36mi	3/1.0	1,152 (-1%)	1mo	$150,000	$130	79
140 Ruth Ave	0.20mi	3/1.5	1,088 (-6%)	2mo	$180,000	$165	78
222 Vincent St	0.14mi	3/1.0	1,071 (-8%)	2mo	$190,000	$177	77
144 Ruth Ave	0.20mi	3/2.0	1,085 (-7%)	4mo	$168,000	$155	74
435 Jamesville Ave	0.09mi	3/1.0	1,296 (+12%)	3mo	$179,000	$138	72
315 Thurber St	0.18mi	3/1.0	1,248 (+7%)	8mo	$171,000	$137	70
1447 Comstock Ave	0.41mi	3/1.0	1,134 (-2%)	9mo	$209,250	$185	68
133 Hobart Ave	0.62mi	3/1.0	1,248 (+7%)	1mo	$145,000	$116	56
141 Tejah Ave	0.66mi	3/1.0	1,120 (-4%)	7mo	$156,000	$139	56
313 Goodrich Ave	0.52mi	3/1.0	992 (-15%)	4mo	$279,000	$281	46

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: 8.1%
• Equity multiple: 1.33×
• Total profit: $13,995
• Equity at exit: $22,365

10-year hold

• IRR: 21.1%
• Equity multiple: 3.20×
• Total profit: $92,250
• Equity at exit: $12,969

Cash invested: $42,000 (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: 7.0×

Monthly cashflow live

• Estimated rent: $1,786 high
• Mortgage (P&I): −$787
• Tax from tax record: −$108 /mo · $1,300/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $454

Break-even live

Break-even rent $1,212

Max offer price $150,000

Occupancy floor 70%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
260 Robert Dr Syracuse, NY	3.0	1.5	1200	$2,097	$1.75	44d	1	0.34mi
259 Robert Dr Syracuse, NY	3.0	1.5	1350	$699	$0.52	44d	1	0.34mi
2859 S Salina St Unit 2 Syracuse, NY	2.0	1.0	1000	$1,200	$1.20	44d	1	0.43mi
116 Newbury Hollow Ln Syracuse, NY	1.0–2.0	1.0	825	$1,295	$1.57	14d	7	0.52mi
102 Newbury Hollow Ln Syracuse, NY	2.0	1.5	1200	$1,550	$1.29	14d	1	0.54mi
147 E Matson Ave Syracuse, NY	3.0	2.5	1421	$2,000	$1.41	21d	1	0.59mi
508-10 W Brighton Ave Syracuse, NY	2.0	1.0	735	$1,350	$1.84	13d	13	0.99mi
620 Euclid Ave Apt 1 Syracuse, NY	3.0	1.0	1248	$1,700	$1.36	44d	1	1.19mi
953-55 Westcott St Unit 955 Syracuse, NY	3.0	1.0	1286	$1,500	$1.17	44d	1	1.20mi
247 Roosevelt Ave Unit 2 Syracuse, NY	2.0	1.0	822	$1,450	$1.76	44d	1	1.25mi
101 Waldorf Pkwy Unit 14 Syracuse, NY	2.0	1.0	800	$1,450	$1.81	14d	1	1.27mi
822 Westcott St Unit 1 Syracuse, NY	4.0	2.0	941	$575	$0.61	44d	1	1.28mi
113 Croyden Ln Syracuse, NY	1.0–2.0	1.0	622	$1,825	$2.93	13d	9	1.40mi
154 Seeley Ave Syracuse, NY	4.0	1.0	1312	$2,100	$1.60	14d	1	1.41mi
158 Parkway Dr Syracuse, NY	4.0	3.0	1029	$2,250	$2.19	21d	1	1.43mi
683 E Seneca Tpke Syracuse, NY	1.0–2.0	1.0–2.0	937	$1,550	$1.65	14d	4	1.43mi

Listing history 3 events

1. 2026-06-18
   days on market $150,000 Active 2 DOM
2. 2026-06-17
   remarks 250-char remark
3. 2026-06-17
   listed $150,000 Active 1 DOM

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

Tax reassessment forecast NY · Partial reset (capped growth)

• Current annual tax: $1,300 · $108/mo
• Projected year-2 tax: $1,917 · $160/mo
• Expected delta: +$618/yr (+$51/mo · 47.5%)

ⓘ 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 ≥93°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: $21,432
• − Mortgage interest: −$8,402
• − Property taxes: −$1,300
• − Insurance: −$750
• − Repairs & maintenance: −$1,715
• − Management: −$1,715
• − Depreciation: −$4,364
• Taxable income: $3,187
• Est. tax owed @ 24.0%: −$765
• After-tax cash flow: $4,677/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

+118.3% since first listed

3 events — show timeline

• 2026-06-17 Listed $150,000 CNYIS
• 2001-08-30 Sold (Public Records) $50,000 Public Records
• 1994-10-31 Sold (Public Records) $68,700 Public Records

Property tax history

+2.1%/yr

Latest (2025): $1,300 · +3.3% YoY. Source: county tax records.