128 W Beard Ave · Syracuse, NY 13205

$30,000

4 bd · 2.0 ba · 2,154 sqft · SingleFamily public records · 1 Days on market

Built 1900 6,336 sqft lot

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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).

• Cash flow +15.0/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

Large single family home. Behind the house is a large 3 car garage that is two stories high. Inside the house still has all of the original wood work and charm. Four very large bedrooms and a full bathroom on each floor. The attic has walk up stairs and provides a ton of space. This property also has the potential to be converted into a two family home as well.

Key facts

• 6,336 sq ft lot
• 2 garage spots
• Built 1900

Property features AI

Exterior

• Parking: Detached garage; 2 garage spaces
• Utilities: Public water (connected); Sewer connected; Electric with circuit breakers
• Home design: 2-story house; Existing/resale property
• Construction: Wood siding; Copper plumbing; Block foundation
• Exterior features: Blacktop driveway; Near public transit; Rectangular residential lot; City street frontage

Interior

• Kitchen: Gas oven; Gas range
• Bedrooms: 1 bedroom on the main level
• Flooring: Hardwood flooring; Varied flooring
• Bathrooms: 2 full bathrooms; 1 main-level bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Separate/formal dining room; Separate/formal living room; Bedroom on main level; Full basement
• Laundry & utility: Laundry in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $30k).
• Cap rate 62.2% 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; 12 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 616 units permitted in Onondaga County in 2024 (256 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($207 loan paydown + $3k 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 $8k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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 $26k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $30,000

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 6.88% ✓
• Cap rate: 62.17%
• Cash-on-cash: 199.55%
• DSCR: 9.88
• GRM: 1.2

CMA / ARV

• ARV (on-the-fly): $107,700
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
250 Mclennan Ave	0.19mi	4/1.0	2,016 (-6%)	0mo	$130,000	$64	76
262 W Borden Ave	0.19mi	4/1.5	2,192 (+2%)	19mo	$70,000	$32	71
215 W Beard Ave	0.13mi	5/2.0 (+1)	2,012 (-7%)	15mo	$100,000	$50	66
1806 Midland Ave	0.39mi	4/1.5	2,101 (-2%)	19mo	$129,900	$62	60
1330 Midland Ave	0.24mi	4/1.0	1,870 (-13%)	8mo	$85,000	$45	56
108 Wood Ave	0.06mi	4/1.0	1,870 (-13%)	19mo	$75,000	$40	56
131 Wood Ave	0.11mi	5/1.0 (+1)	1,902 (-12%)	16mo	$108,000	$57	53
1511 S State St	0.28mi	4/1.0	1,866 (-13%)	11mo	$157,000	$84	52
109 Wood Ave	0.08mi	4/1.0	1,852 (-14%)	22mo	$154,500	$83	50
205 Woodland Ave	0.28mi	4/1.5	1,832 (-15%)	17mo	$85,000	$46	46
515 Cortland Ave	0.49mi	4/1.5	1,842 (-14%)	24mo	$85,000	$46	31

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: —
• Equity multiple: 13.54×
• Total profit: $105,352
• Equity at exit: $27,026

10-year hold

• IRR: —
• Equity multiple: 29.62×
• Total profit: $240,377
• Equity at exit: $58,283

Cash invested: $8,400 (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: 1.2×

Monthly cashflow live

• Estimated rent: $2,065 high
• Mortgage (P&I): −$157
• Tax from tax record: −$65 /mo · $778/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$434
• Net cashflow: $1,397

Break-even live

Break-even rent $297

Max offer price $30,000

Occupancy floor 27%

Sensitivity live

Price	-10% $1,414	-5% $1,405	+0% $1,397	+5% $1,388	+10% $1,380
Rent	-10% $1,234	-5% $1,315	+0% $1,397	+5% $1,478	+10% $1,560
Rate	-1.0pp $1,412	-0.5pp $1,404	base $1,397	+0.5pp $1,389	+1.0pp $1,381

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: $7,500
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
269 W Borden Ave Syracuse, NY	4.0	1.5	1800	$650	$0.36	21d	1	0.20mi
1330 Midland Ave Syracuse, NY	4.0	1.0	1870	$2,000	$1.07	21d	1	0.26mi
2331 Midland Ave Syracuse, NY	4.0	1.5	1664	$2,300	$1.38	21d	1	0.71mi
147 E Matson Ave Syracuse, NY	3.0	2.5	1421	$2,000	$1.41	21d	1	0.99mi
102 Newbury Hollow Ln Syracuse, NY	3.0	2.0	2000	$2,300	$1.15	44d	1	1.15mi
326 Holland St Unit 1 Syracuse, NY	3.0	1.0	2100	$1,825	$0.87	44d	1	1.15mi
318 Kellogg St Unit 2 Syracuse, NY	3.0	1.0	1523	$1,675	$1.10	44d	1	1.22mi
318 Kellogg St Unit 1 Syracuse, NY	3.0	1.0	1523	$1,650	$1.08	44d	1	1.22mi
1110 Bellevue Ave Syracuse, NY	3.0	1.0	1449	$1,500	$1.04	44d	1	1.39mi
501 Clarendon St Syracuse, NY	3.0	1.0	2516	$1,800	$0.72	21d	1	1.45mi
750 Euclid Ave Syracuse, NY	5.0	2.0	2736	$4,100	$1.50	44d	1	1.46mi
214 Rowland St Syracuse, NY	4.0	1.0	2092	$1,800	$0.86	14d	1	1.46mi

Listing history 6 events

1. 2026-05-01
   status Pending
2. 2026-04-30
   listed $30,000 Active
3. 2017-11-09
   soldstatus $25,900 Closed Sale or Rented 363-char remark

   Show marketing remark (363 chars)

   Large single family home. Behind the house is a large 3 car garage that is two stories high. Inside the house still has all of the original wood work and charm. Four very large bedrooms and a full bathroom on each floor. The attic has walk up stairs and provides a ton of space. This property also has the potential to be converted into a two family home as well.

4. 2017-09-27
   status Under Contract- Do Not Show 363-char remark

   Show marketing remark (363 chars)

   Large single family home. Behind the house is a large 3 car garage that is two stories high. Inside the house still has all of the original wood work and charm. Four very large bedrooms and a full bathroom on each floor. The attic has walk up stairs and provides a ton of space. This property also has the potential to be converted into a two family home as well.

5. 2017-09-22
   historical Continue to Show- Under Contract 363-char remark

   Show marketing remark (363 chars)

   Large single family home. Behind the house is a large 3 car garage that is two stories high. Inside the house still has all of the original wood work and charm. Four very large bedrooms and a full bathroom on each floor. The attic has walk up stairs and provides a ton of space. This property also has the potential to be converted into a two family home as well.

6. 2017-08-27
   listed $25,900 Active 363-char remark

   Show marketing remark (363 chars)

   Large single family home. Behind the house is a large 3 car garage that is two stories high. Inside the house still has all of the original wood work and charm. Four very large bedrooms and a full bathroom on each floor. The attic has walk up stairs and provides a ton of space. This property also has the potential to be converted into a two family home as well.

ⓘ 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: $778 · $65/mo
• Projected year-2 tax: $778 · $65/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 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: $24,782
• − Mortgage interest: −$1,680
• − Property taxes: −$778
• − Insurance: −$150
• − Repairs & maintenance: −$1,983
• − Management: −$1,983
• − Depreciation: −$873
• Taxable income: $17,336
• Est. tax owed @ 24.0%: −$4,161
• After-tax cash flow: $12,601/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

+15.8% since first listed

6 events — show timeline

• 2026-05-01 Pending — CNYIS
• 2026-04-30 Listed $30,000 CNYIS
• 2017-11-09 Sold (MLS) $25,900 CNYIS
• 2017-09-27 Pending — CNYIS
• 2017-09-22 Contingent — CNYIS
• 2017-08-27 Listed $25,900 CNYIS

Property tax history

-2.1%/yr

Latest (2025): $778 · +0.0% YoY. Source: county tax records.