127 Burdick Ave · Syracuse, NY 13208

$159,900

4 bd · 1.0 ba · 1,488 sqft · SingleFamily public records · 21 Days on market

Built 1920 5,662 sqft lot Est $155k · at est.

---

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 +24.5/30.0
• Appreciation +10.0/10.0
• DSCR +7.9/10.0
• ARV discount +6.0/15.0
• 1% rule +5.5/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks

Northside home available now with 4 bedrooms and 1 bath. Nice enclosed front porch, Large fenced in rear yard and off-street parking. Inside has hardwoods on the first-floor entry and Livingroom. Large eat in kitchen was a built-in bench and plenty of cabinets with a walk-in pantry. Four good sized bedrooms are on the second floor with the refreshed bathroom. The space continues with a walk-up attic. Come take a look at this affordable situation.

Key facts

• Eat in kitchen
• Fenced in rear yard
• Off-street parking

Tags

• ENCLOSED FRONT PORCH
• FENCED IN REAR YARD
• OFF-STREET PARKING
• HARDWOODS ON FIRST-FLOOR
• EAT IN KITCHEN
• WALK-IN PANTRY

Property features AI

Exterior

• Parking: Driveway (no garage)
• Utilities: Public water (connected); Sewer connected; Cable available; Electric with circuit breakers
• Home design: Two-story house; Existing/resale property
• Construction: Cedar and stone exterior with copper plumbing noted; Asphalt shingle roof; Stone foundation; Built previously (existing)
• Exterior features: Blacktop driveway; Fully fenced yard; Patio; Irregular residential lot; City street frontage; Lot dimensions approximately 39 x 146

Interior

• Kitchen: Free-standing range; Gas cooktop; Gas oven; Gas range; Oven; Refrigerator
• Bedrooms: Total rooms: 8 (includes living spaces)
• Flooring: Carpet; Hardwood; Varies
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Separate/formal dining room; Separate/formal living room; Full basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $329 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $158k (1.5% below list) — sets the bar for market timing.

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: 99 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 64% 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 $1,686/mo this rent would consume 45% of the median local household income ($45k/yr) (locally 1437% 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 $17k of equity ($1k loan paydown + $16k 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 $45k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $50k; list at $160k implies a 223% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $157,501 (1.5% below list)

Questions for the listing agent

1. Built in 1920 — 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: 1.05% ✓
• Cap rate: 8.76%
• Cash-on-cash: 8.81%
• DSCR: 1.39
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $154,752
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
226 Burdick Ave	0.13mi	3/1.0 (-1)	1,548 (+4%)	0mo	$161,400	$104	82
125 Cadillac St	0.12mi	3/1.5 (-1)	1,528 (+3%)	3mo	$165,000	$108	80
3119 Grant Blvd	0.41mi	3/1.0 (-1)	1,478 (-1%)	2mo	$95,000	$64	73
212 Hood Ave	0.35mi	4/1.5	1,540 (+4%)	5mo	$160,000	$104	71
2723 Grant Blvd	0.15mi	4/3.0	1,680 (+13%)	2mo	$310,000	$185	62
117 Lawrence St	0.49mi	3/1.0 (-1)	1,416 (-5%)	6mo	$90,000	$64	59
1615 Spring St	0.58mi	4/1.0	1,392 (-6%)	4mo	$66,000	$47	58
121 Englert Ave	0.34mi	3/1.0 (-1)	1,300 (-13%)	4mo	$200,000	$154	55
908 1st North St	0.38mi	5/2.0 (+1)	1,344 (-10%)	5mo	$70,000	$52	53
110 Lacy Pl	0.56mi	3/1.0 (-1)	1,608 (+8%)	3mo	$138,500	$86	53
104 Westview Ave	0.67mi	3/1.5 (-1)	1,618 (+9%)	3mo	$189,000	$117	45
125 1/2 Westview Ave	0.70mi	4/1.5	1,292 (-13%)	3mo	$220,000	$170	41

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: 30.7%
• Equity multiple: 3.41×
• Total profit: $107,990
• Equity at exit: $144,051

10-year hold

• IRR: 26.6%
• Equity multiple: 7.73×
• Total profit: $301,471
• Equity at exit: $310,651

Cash invested: $44,772 (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 13208

• Home prices YoY: 8.4%
• Active inventory: 99
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,686 high
• Mortgage (P&I): −$839
• Tax from tax record: −$98 /mo · $1,173/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $329

Break-even live

Break-even rent $1,269

Max offer price $159,900

Occupancy floor 75%

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
286 Ross Park Syracuse, NY	3.0	1.0	1100	$1,500	$1.36	44d	1	0.32mi
1132 Wolf St Unit 4 Syracuse, NY	3.0	1.0	1041	$1,350	$1.30	43d	1	0.40mi
1507 N Salina St Unit 3 Syracuse, NY	3.0	2.0	1030	$1,350	$1.31	43d	1	0.71mi
912 Park St Unit 1 Syracuse, NY	3.0	1.0	1040	$1,200	$1.15	43d	1	0.83mi
126 Woodruff Ave Syracuse, NY	3.0	1.0	1200	$1,675	$1.40	43d	1	0.92mi
746 E Laurel St Unit 1 Syracuse, NY	4.0	2.0	1400	$1,500	$1.07	43d	1	1.14mi
106 Harrington St Syracuse, NY	3.0	1.0	1168	$1,875	$1.61	43d	1	1.20mi
423 Wendell Ter Syracuse, NY	4.0	1.0	1312	$2,500	$1.91	13d	1	1.22mi
130 Old Liverpool Rd Liverpool, NY	4.0	1.0	1100	$1,700	$1.55	13d	1	1.43mi
2802 Lemoyne Ave Unit 1 Syracuse, NY	3.0	1.0	988	$1,700	$1.72	13d	1	1.46mi
416 Pearl St Unit 2 Syracuse, NY	3.0	1.0	900	$2,400	$2.67	13d	1	1.48mi

Listing history 19 events

1. 2026-06-18
   days on market $159,900 Active 21 DOM
2. 2026-06-17
   days on market $159,900 Active 20 DOM
3. 2026-06-16
   days on market $159,900 Active 19 DOM
4. 2026-06-15
   days on market $159,900 Active 18 DOM
5. 2026-06-14
   days on market $159,900 Active 16 DOM
6. 2026-06-13
   days on market $159,900 Active 15 DOM
7. 2026-06-10
   days on market $159,900 Active 13 DOM
8. 2026-06-09
   days on market $159,900 Active 12 DOM
9. 2026-06-08
   days on market $159,900 Active 11 DOM
10. 2026-06-07
    days on market $159,900 Active 10 DOM
11. 2026-06-05
    days on market $159,900 Active 7 DOM
12. 2026-06-02
    days on market $159,900 Active 5 DOM
13. 2026-06-01
    days on market $159,900 Active 4 DOM
14. 2026-05-31
    days on market $159,900 Active 3 DOM
15. 2026-05-30
    days on market $159,900 Active 2 DOM
16. 2026-05-28
    listed $159,900 Active
17. 2025-10-17
    historical
18. 2025-04-17
    listed $145,000 Active
19. 2005-02-17
    soldstatus $49,500

ⓘ 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: $1,938 · $161/mo
• Expected delta: +$765/yr (+$64/mo · 65.2%)

ⓘ 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 · 15 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: $20,229
• − Mortgage interest: −$8,957
• − Property taxes: −$1,173
• − Insurance: −$800
• − Repairs & maintenance: −$1,618
• − Management: −$1,618
• − Depreciation: −$4,652
• Taxable income: $1,411
• Est. tax owed @ 24.0%: −$339
• After-tax cash flow: $3,607/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): 22,993
• Household income: $44,712
• Rent vs Own: 50.8% rent · 49.2% own
• Severe rent burden: 1437.0

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: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: White 46% Black 24% Asian 14% Two or more races 10% Hispanic / Latino 6%
• Hispanic origin (detail): Puerto Rican 4% Dominican 1%
• Common ancestry: Romanian 3% Swedish 3% Italian 1%
• Foreign-born: 22% · Vietnam, Philippines, Canada
• Languages at home: 70% English-only · Spanish 6% Other Asian/Pacific 5% Vietnamese 4%

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: ▲ 30.91%
• Current HPI: 399.3284
• Rent YoY: —
• 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

+223.0% since first listed

4 events — show timeline

• 2026-05-28 Listed $159,900 CNYIS
• 2025-10-17 Listing Removed — CNYIS
• 2025-04-17 Listed $145,000 CNYIS
• 2005-02-17 Sold (Public Records) $49,500 Public Records

Property tax history

-0.0%/yr

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