814 Avery Ave · Syracuse, NY 13204

$179,900

3 bd · 1.0 ba · 1,504 sqft · SingleFamily public records · 10 Days on market

Built 1900 7,699 sqft lot Est $212k · 15% 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 +21.5/30.0
• ARV discount +14.3/15.0
• Appreciation +10.0/10.0
• DSCR +6.8/10.0
• 1% rule +4.7/10.0
• Rent growth +4.6/5.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks MLS

Brand new interior! This house has gone through a complete interior overhaul. Fresh paint throughout, new and refinished floors, new ceiling lights, ceiling fan, new front steps, new kitchen counters, new kitchen faucet, new storm door, recently repaired roof, new hot water heater, enclosed front porch, large back yard with a deck that over looks a lower deck, large bedrooms with closets. New 100 amp electric service, You have to check this property out!

Key facts

• Access to the zoo
• Unique layout
• Tranquil yard

Tags

• UNIQUE LAYOUT
• TRANQUIL YARD
• ACCESS TO BELOVED EATERIES
• ACCESS TO COFFEE SHOPS
• ACCESS TO THE ZOO

Property features AI

Exterior

• Parking: No garage; No driveway
• Utilities: Public water connected; Sewer connected
• Home design: Two-story existing home; Vinyl siding; Block foundation
• Construction: Vinyl siding construction; Block foundation; Existing (previously built)
• Exterior features: Deck; Near public transit; Rectangular residential lot; City street frontage

Interior

• Kitchen: Free-standing range; Oven; Refrigerator
• Bedrooms: Includes an office; Total of 8 rooms
• Flooring: Carpet; Hardwood; Laminate; Varied flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Separate/formal dining room; Home office; Pull-down attic stairs
• Laundry & utility: Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $269 ($3k/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 $175k (2.6% below list).
• Recommended offer: $175k (2.6% below list) — sets the bar for 1% rule.

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 (+8.2%/yr); 121 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 616 units permitted in Onondaga County in 2024 (256 in 5+ unit buildings).
• At $1,753/mo this rent would consume 46% of the median local household income ($45k/yr) (locally 2073% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $18k 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 + 8.0% rent growth), your $50k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 8y 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 $62k; list at $180k implies a 192% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $175,296 (2.6% below list)

Questions for the listing agent

1. Built in 1900 — 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: 0.97% ✗
• Cap rate: 8.09%
• Cash-on-cash: 6.40%
• DSCR: 1.28
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $212,064
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
413 Herkimer St	0.08mi	4/2.5 (+1)	1,566 (+4%)	1mo	$260,000	$166	77
1011 Milton Ave	0.29mi	3/1.5	1,477 (-2%)	9mo	$73,000	$49	74
703 Schuyler St	0.46mi	3/1.0	1,542 (+2%)	3mo	$217,000	$141	72
811 Avery Ave	0.03mi	4/2.0 (+1)	1,344 (-11%)	2mo	$155,000	$115	70
107 Huntshill Rd	0.42mi	3/2.0	1,496 (-0%)	8mo	$299,000	$200	69
326 Essex St	0.24mi	3/1.5	1,360 (-10%)	8mo	$235,000	$173	64
1907 W Genesee St	0.25mi	4/1.0 (+1)	1,328 (-12%)	4mo	$118,000	$89	60
216 Essex St	0.18mi	3/2.0	1,297 (-14%)	9mo	$186,830	$144	57
116 Gere Ave	0.34mi	3/1.0	1,300 (-14%)	8mo	$90,000	$69	55
503 Woods Rd	0.62mi	3/2.0	1,456 (-3%)	9mo	$155,000	$106	54
105 Avoca St	0.61mi	3/1.5	1,376 (-8%)	8mo	$172,000	$125	49
557 Tennyson Ave	0.70mi	4/1.5 (+1)	1,427 (-5%)	3mo	$220,000	$154	49

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 30.8%
• Equity multiple: 3.47×
• Total profit: $124,305
• Equity at exit: $162,068

10-year hold

• IRR: 28.2%
• Equity multiple: 8.45×
• Total profit: $375,448
• Equity at exit: $349,506

Cash invested: $50,372 (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 13204

• Home prices YoY: 31.6%
• Rents YoY: 8.2%
• Active inventory: 121
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,753 high
• Mortgage (P&I): −$943
• Tax from tax record: −$98 /mo · $1,173/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $269

Break-even live

Break-even rent $1,413

Max offer price $179,900

Occupancy floor 80%

Sensitivity live

Price	-10% $371	-5% $320	+0% $269	+5% $218	+10% $167
Rent	-10% $130	-5% $199	+0% $269	+5% $338	+10% $407
Rate	-1.0pp $359	-0.5pp $314	base $269	+0.5pp $222	+1.0pp $175

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
410 Chemung St Unit 1 Syracuse, NY	3.0	1.0	1100	$1,500	$1.36	14d	1	0.31mi
104 Kincaid Ave Syracuse, NY	4.0	1.0	1910	$1,600	$0.84	14d	1	0.39mi
121 W End Dr Syracuse, NY	3.0	1.5	1082	$1,500	$1.39	14d	1	0.40mi
306 Hall Ave Unit Left Side Solvay, NY	3.0	1.5	1120	$1,750	$1.56	45d	1	0.74mi
349 Bryant Ave Syracuse, NY	3.0	1.5	1500	$2,300	$1.53	14d	1	0.77mi
121 Whittier Ave Syracuse, NY	4.0	1.0	1400	$600	$0.43	45d	1	0.95mi

Listing history 8 events

1. 2026-06-21
   days on market $179,900 Active 10 DOM
2. 2026-06-18
   days on market $179,900 Active 7 DOM
3. 2026-06-17
   days on market $179,900 Active 6 DOM
4. 2026-06-16
   days on market $179,900 Active 5 DOM
5. 2026-06-15
   days on market $179,900 Active 4 DOM
6. 2026-06-14
   days on market $179,900 Active 2 DOM
7. 2026-06-13
   remarks 380-char remark
8. 2026-06-13
   listed $179,900 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: $1,173 · $98/mo
• Projected year-2 tax: $2,107 · $176/mo
• Expected delta: +$934/yr (+$78/mo · 79.6%)

ⓘ 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: $21,036
• − Mortgage interest: −$10,077
• − Property taxes: −$1,173
• − Insurance: −$900
• − Repairs & maintenance: −$1,683
• − Management: −$1,683
• − Depreciation: −$5,233
• Taxable income: $287
• Est. tax owed @ 24.0%: −$69
• After-tax cash flow: $3,156/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): 19,440
• Household income: $45,351
• Rent vs Own: 70.8% rent · 29.2% own
• Severe rent burden: 2073.0

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 0.68)
• Race & ethnicity: White 47% Black 26% Hispanic / Latino 17% Two or more races 13% Native American 1%
• Hispanic origin (detail): Puerto Rican 12% Cuban 2% Dominican 1%
• Common ancestry: Romanian 5% Lithuanian 2% Subsaharan African 2%
• Foreign-born: 7% · Canada, Jamaica
• Languages at home: 83% English-only · Spanish 11% Russian/Polish/Slavic 3% Arabic 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: ▲ 100.14%
• Current HPI: 416.7272
• Rent YoY: ▲ 8.24%
• 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

+249.3% since first listed

17 events — show timeline

• 2026-06-11 Listed $179,900 CNYIS
• 2020-04-10 Sold (Public Records) $61,700 Public Records
• 2020-03-18 Sold (MLS) $58,000 CNYIS
• 2020-02-01 Pending — CNYIS
• 2020-01-22 Contingent — CNYIS
• 2020-01-13 Price Changed $60,900 CNYIS
• 2019-12-04 Price Changed $64,900 CNYIS
• 2019-11-01 Price Changed $69,900 CNYIS
• 2019-11-01 Relisted — CNYIS
• 2019-08-21 Pending — CNYIS
• 2019-08-01 Price Changed $70,900 CNYIS
• 2019-06-25 Price Changed $74,900 CNYIS
• 2019-05-28 Listed $79,900 CNYIS
• 2019-04-25 Listing Removed — CNYIS
• 2018-11-27 Price Changed $59,900 CNYIS
• 2018-08-29 Listed $64,900 CNYIS
• 2004-11-16 Sold (Public Records) $51,500 Public Records

Property tax history

+0.2%/yr

Latest (2025): $1,173 · +0.0% YoY. Source: county tax records.