116 Berwick Rd N · Lyncourt, NY 13208

$189,900

3 bd · 2.0 ba · 1,349 sqft · SingleFamily public records · 14 Days on market

Built 1920 6,048 sqft lot Est $213k · 11% under

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Why this score? — see what drove the D+ 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).

• ARV discount +12.4/15.0
• Appreciation +10.0/10.0
• Cash flow +7.1/30.0
• 1% rule +4.2/10.0
• Livability +4.1/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.3/10.0

Listing remarks MLS

Welcome to this beautiful bungalow located in the heart of Lyncourt with an unbeatable location right next to Lyncourt Elementary! As you walk through the front door, an amazing entryway with tapered columns, custom built-ins and woodwork greets you with its statement of quality and craftsmanship. Gleaming freshly-finished hardwood floors flow invitingly through the living room, dining room and main floor bedroom. The open kitchen with modular butcher block island and pleasing maple shaker-style cabinets complimented by modern white counters and glass backsplash is bright and fully updated, and perfect for entertaining (with formal dining attached). Both full baths have been completely updated as well! Upstairs, there are 2 bedrooms with abundant closet space. The backyard has a beautiful new deck with lots of space for summertime fun, and a fully fenced backyard. Come visit this extraordinary home - it won’t last long! Please see attached link for virtual tour and please follow all COVID guidelines while viewing! Previous Radon and Home Inspection report available. Public open house 1/31 12pm-2pm!

Key facts

• Classic built-ins
• Full basement
• Spacious layout

Tags

• CRAFTSMAN-STYLE COLUMNS
• CLASSIC BUILT-INS
• ENCLOSED FRONT PORCH
• SPACIOUS LAYOUT
• PLENTIFUL MAPLE CABINETRY
• FULL BASEMENT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $-268 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $142k (25.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $175k (7.7% below list).
• Recommended offer: $142k (25.0% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 82/100 on livability (#72 in NY, #1,075 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools C-, amenities C-.
• Lyncourt Union Free School District (suburban): math 33% / reading 30% proficiency, ranked #719 of 755 in NY (top 95%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 99 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 $1,754/mo this rent would consume 47% 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 $20k of equity ($1k loan paydown + $19k 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.
• By year 2, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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 $150k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.7% of price; built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $142,472 (25.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.92% ✗
• Cap rate: 4.60%
• Cash-on-cash: -6.06%
• DSCR: 0.73
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $213,142
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
116 Berwick Rd N	0.00mi	3/2.0	1,349 (0%)	0mo	$232,500	$172	100
2908 Court St	0.23mi	3/2.0	1,312 (-3%)	2mo	$170,000	$130	83
263 Wayland Rd	0.18mi	3/1.5	1,267 (-6%)	3mo	$200,000	$158	77
252 Medford Rd	0.18mi	4/2.0 (+1)	1,422 (+5%)	5mo	$250,000	$176	74
709 Darlington Rd	0.43mi	3/1.5	1,416 (+5%)	3mo	$207,000	$146	67
352 Roxford Rd N	0.31mi	3/1.5	1,164 (-14%)	0mo	$209,500	$180	60
158 Darlington Rd	0.74mi	3/1.0	1,329 (-2%)	2mo	$186,000	$140	57
308 Kenwick Dr	0.52mi	3/1.0	1,248 (-8%)	3mo	$180,000	$144	57
125 1/2 Westview Ave	0.60mi	4/1.5 (+1)	1,292 (-4%)	3mo	$220,000	$170	55
606 Roxford Rd S	0.38mi	2/1.5 (-1)	1,162 (-14%)	1mo	$210,000	$181	52
143 Huntley St	0.62mi	2/1.0 (-1)	1,218 (-10%)	2mo	$97,000	$80	44
1108 Wadsworth St	0.63mi	3/1.0	1,168 (-13%)	2mo	$165,000	$141	43

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: 20.0%
• Equity multiple: 2.63×
• Total profit: $86,561
• Equity at exit: $171,077

10-year hold

• IRR: 18.4%
• Equity multiple: 6.06×
• Total profit: $268,826
• Equity at exit: $368,934

Cash invested: $53,172 (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: 9.0×

Monthly cashflow live

• Estimated rent: $1,754 high
• Mortgage (P&I): −$996
• Tax from tax record: −$579 /mo · $6,947/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $-268

Break-even live

Break-even rent $2,094

Max offer price $142,472

Occupancy floor —

Sensitivity live

Price	-10% $-161	-5% $-215	+0% $-268	+5% $-322	+10% $-376
Rent	-10% $-407	-5% $-338	+0% $-268	+5% $-199	+10% $-130
Rate	-1.0pp $-173	-0.5pp $-220	base $-268	+0.5pp $-318	+1.0pp $-368

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
286 Ross Park Syracuse, NY	3.0	1.0	1100	$1,500	$1.36	45d	1	0.88mi
106 Harrington St Syracuse, NY	3.0	1.0	1168	$1,875	$1.61	44d	1	0.90mi
2802 Lemoyne Ave Unit 1 Syracuse, NY	3.0	1.0	988	$1,700	$1.72	14d	1	0.99mi
423 Wendell Ter Syracuse, NY	4.0	1.0	1312	$2,500	$1.91	14d	1	1.02mi
126 Woodruff Ave Syracuse, NY	3.0	1.0	1200	$1,675	$1.40	44d	1	1.11mi
417 Hazelhurst Ave Syracuse, NY	2.0	1.0	1536	$1,250	$0.81	21d	1	1.14mi
1132 Wolf St Unit 4 Syracuse, NY	3.0	1.0	1041	$1,350	$1.30	44d	1	1.20mi
297 Norwood Ave Syracuse, NY	3.0	1.0	1188	$2,050	$1.73	21d	1	1.41mi
1801 James St #2 Syracuse, NY	3.0	1.0	1244	$1,800	$1.45	14d	1	1.44mi
225 Marlborough Rd Syracuse, NY	2.0	1.0	1040	$1,800	$1.73	14d	1	1.44mi

Listing history 12 events

1. 2026-04-14
   status Pending
2. 2026-04-06
   historical Active Under Contract
3. 2026-03-31
   listed $189,900 Active
4. 2021-03-26
   soldstatus $150,000
5. 2021-03-26
   soldstatus $150,000
6. 2021-03-24
   soldstatus $150,000 Closed Sale or Rented 1122-char remark

   Show marketing remark (1122 chars)

   Welcome to this beautiful bungalow located in the heart of Lyncourt with an unbeatable location right next to Lyncourt Elementary! As you walk through the front door, an amazing entryway with tapered columns, custom built-ins and woodwork greets you with its statement of quality and craftsmanship. Gleaming freshly-finished hardwood floors flow invitingly through the living room, dining room and main floor bedroom. The open kitchen with modular butcher block island and pleasing maple shaker-style cabinets complimented by modern white counters and glass backsplash is bright and fully updated, and perfect for entertaining (with formal dining attached). Both full baths have been completely updated as well! Upstairs, there are 2 bedrooms with abundant closet space. The backyard has a beautiful new deck with lots of space for summertime fun, and a fully fenced backyard. Come visit this extraordinary home - it won’t last long! Please see attached link for virtual tour and please follow all COVID guidelines while viewing! Previous Radon and Home Inspection report available. Public open house 1/31 12pm-2pm!

7. 2021-02-01
   status Under Contract- Do Not Show 1122-char remark

   Show marketing remark (1122 chars)

   Welcome to this beautiful bungalow located in the heart of Lyncourt with an unbeatable location right next to Lyncourt Elementary! As you walk through the front door, an amazing entryway with tapered columns, custom built-ins and woodwork greets you with its statement of quality and craftsmanship. Gleaming freshly-finished hardwood floors flow invitingly through the living room, dining room and main floor bedroom. The open kitchen with modular butcher block island and pleasing maple shaker-style cabinets complimented by modern white counters and glass backsplash is bright and fully updated, and perfect for entertaining (with formal dining attached). Both full baths have been completely updated as well! Upstairs, there are 2 bedrooms with abundant closet space. The backyard has a beautiful new deck with lots of space for summertime fun, and a fully fenced backyard. Come visit this extraordinary home - it won’t last long! Please see attached link for virtual tour and please follow all COVID guidelines while viewing! Previous Radon and Home Inspection report available. Public open house 1/31 12pm-2pm!

8. 2021-01-28
   listed $149,900 Active 1122-char remark

   Show marketing remark (1122 chars)

   Welcome to this beautiful bungalow located in the heart of Lyncourt with an unbeatable location right next to Lyncourt Elementary! As you walk through the front door, an amazing entryway with tapered columns, custom built-ins and woodwork greets you with its statement of quality and craftsmanship. Gleaming freshly-finished hardwood floors flow invitingly through the living room, dining room and main floor bedroom. The open kitchen with modular butcher block island and pleasing maple shaker-style cabinets complimented by modern white counters and glass backsplash is bright and fully updated, and perfect for entertaining (with formal dining attached). Both full baths have been completely updated as well! Upstairs, there are 2 bedrooms with abundant closet space. The backyard has a beautiful new deck with lots of space for summertime fun, and a fully fenced backyard. Come visit this extraordinary home - it won’t last long! Please see attached link for virtual tour and please follow all COVID guidelines while viewing! Previous Radon and Home Inspection report available. Public open house 1/31 12pm-2pm!

9. 2018-08-17
   soldstatus $127,000 Closed Sale or Rented
10. 2018-08-17
    listed $127,000 Active
11. 2018-08-10
    soldstatus $127,000
12. 2009-10-02
    soldstatus $114,000

ⓘ 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: $6,947 · $579/mo
• Projected year-2 tax: $6,947 · $579/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: $21,044
• − Mortgage interest: −$10,637
• − Property taxes: −$6,947
• − Insurance: −$950
• − Repairs & maintenance: −$1,684
• − Management: −$1,684
• − Depreciation: −$5,524
• Taxable loss: −$6,381
• Est. tax savings @ 24.0%: +$1,531
• After-tax cash flow: $-1,690/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: Lyncourt Union Free School District
• NCES district ID: 3617940
• Math proficiency: 33% ▲ 3.00%
• Reading proficiency: 30% ▲ 5.00%
• Median HH income: $44,650
• Composite: 29.71/100
• National rank: #11736
• State rank: #719 of 755 in NY

Livability — Lyncourt

• Score: 82/100
• State rank: #72
• US rank: #1075

Category grades

Amenities C- Commute A Cost of living A+ Crime B- Employment C Housing A+ Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lyncourt, NY
• County: Onondaga County · 247,257 people
• 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

+66.6% since first listed

12 events — show timeline

• 2026-04-14 Pending — CNYIS
• 2026-04-06 Contingent — CNYIS
• 2026-03-31 Listed $189,900 CNYIS
• 2021-03-26 Sold (Public Records) $150,000 Public Records
• 2021-03-26 Sold (Public Records) $150,000 Public Records
• 2021-03-24 Sold (MLS) $150,000 CNYIS
• 2021-02-01 Pending — CNYIS
• 2021-01-28 Listed $149,900 CNYIS
• 2018-08-17 Listed $127,000 CNYIS
• 2018-08-17 Sold (MLS) $127,000 CNYIS
• 2018-08-10 Sold (Public Records) $127,000 Public Records
• 2009-10-02 Sold (Public Records) $114,000 Public Records

Property tax history

+6.2%/yr

Latest (2025): $6,947 · +1.2% YoY. Source: county tax records.