606 Schuyler St · Syracuse, NY 13204

$159,900

3 bd · 1.0 ba · 1,003 sqft · SingleFamily public records · 4 Days on market

Built 1890 2,550 sqft lot Est $172k · 7% 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 +26.4/30.0
• ARV discount +10.5/15.0
• Appreciation +10.0/10.0
• DSCR +9.0/10.0
• 1% rule +6.3/10.0
• Rent growth +4.6/5.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks

Welcome to 606 Schuyler Street, nestled in the heart of Syracuse's highly desirable Tipperary Hill neighborhood. This charming home offers a fantastic opportunity for homeowners and investors alike, featuring solid bones, a great layout, and plenty of potential to build equity through cosmetic updates. Situated on a quiet street with easy access to local restaurants, parks, shops, and downtown Syracuse, this property combines location and value. Inside, you'll find spacious living areas, abundant natural light, and the chance to make the home your own with simple improvements and personal touches.

Key facts

• Quiet street
• Easy access to shops
• Easy access to parks

Tags

• TIPPERARY HILL NEIGHBORHOOD
• QUIET STREET
• EASY ACCESS TO PARKS
• EASY ACCESS TO SHOPS
• SPACIOUS LIVING AREAS
• ABUNDANT NATURAL LIGHT

Property features AI

Exterior

• Parking: No garage; No driveway
• Utilities: Electricity connected; Public water connected; Sewer connected; High-speed internet available
• Home design: Single-story existing home; Stone foundation
• Construction: Aluminum siding; Stone exterior accents; Shingle roof; Copper plumbing; Built as existing (year built details: existing)
• Exterior features: Enclosed porch; Porch; Near public transit; Rectangular residential lot; City street frontage

Interior

• Kitchen: Gas oven; Gas range; Microwave; Refrigerator; Water purifier (owned)
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Hardwood; Varies
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Gas forced-air heating; Central air conditioning; Circuit breaker electric panel
• Interior features: Ceiling fan(s); Separate formal dining room; Eat-in kitchen; Separate formal living room; Home office; Living/dining room combination; Workshop; Accessible bedroom; Bedroom on main level
• Laundry & utility: Washer; Dryer; Laundry on main level; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $418 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).

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); 119 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 616 units permitted in Onondaga County in 2024 (256 in 5+ unit buildings).
• At $1,800/mo this rent would consume 48% 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 $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 + 8.0% rent growth), your $45k cash investment doubles in ~2 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $159,900

Questions for the listing agent

1. Built in 1890 — 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: 1.13% ✓
• Cap rate: 9.43%
• Cash-on-cash: 11.22%
• DSCR: 1.50
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $171,513
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
523 Ulster St	0.14mi	2/1.0 (-1)	1,068 (+6%)	11mo	$185,000	$173	68
520 Hamilton St	0.10mi	2/2.0 (-1)	996 (-1%)	21mo	$170,000	$171	68
721 Hamilton St	0.16mi	3/1.5	960 (-4%)	23mo	$197,500	$206	64
619 Montrose Ave	0.50mi	3/2.0	1,008 (+0%)	10mo	$250,000	$248	64
210 Essex St	0.60mi	3/1.0	1,031 (+3%)	10mo	$160,000	$155	59
420 Cayuga St	0.22mi	2/10.0 (-1)	1,024 (+2%)	15mo	$130,000	$127	54
100 Benham Ave	0.52mi	2/1.0 (-1)	986 (-2%)	20mo	$156,000	$158	52
807 Emerson Ave	0.57mi	3/1.0	902 (-10%)	20mo	$60,000	$67	40
210 Morton St	0.58mi	4/1.0 (+1)	1,116 (+11%)	13mo	$175,000	$157	38
225 Draper Ave	0.44mi	2/1.0 (-1)	864 (-14%)	19mo	$170,000	$197	36
406 Fay Rd	0.69mi	3/1.5	1,152 (+15%)	11mo	$250,000	$217	32

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: 34.6%
• Equity multiple: 3.75×
• Total profit: $123,215
• Equity at exit: $144,051

10-year hold

• IRR: 31.5%
• Equity multiple: 9.16×
• Total profit: $365,391
• 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 13204

• Home prices YoY: 31.6%
• Rents YoY: 8.2%
• Active inventory: 119
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,800 high
• Mortgage (P&I): −$839
• Tax from tax record: −$99 /mo · $1,184/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $418

Break-even live

Break-even rent $1,271

Max offer price $159,900

Occupancy floor 72%

Sensitivity live

Price	-10% $509	-5% $464	+0% $418	+5% $373	+10% $328
Rent	-10% $276	-5% $347	+0% $418	+5% $490	+10% $561
Rate	-1.0pp $499	-0.5pp $459	base $418	+0.5pp $377	+1.0pp $335

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 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
202 Cayuga St Unit 1 Syracuse, NY	3.0	1.0	1036	$1,750	$1.69	14d	1	0.21mi
349 Bryant Ave Syracuse, NY	3.0	1.5	1500	$2,300	$1.53	14d	1	0.35mi
121 Whittier Ave Syracuse, NY	4.0	1.0	1400	$600	$0.43	44d	1	0.58mi
410 Chemung St Unit 1 Syracuse, NY	3.0	1.0	1100	$1,500	$1.36	14d	1	0.74mi
121 W End Dr Syracuse, NY	3.0	1.5	1082	$1,500	$1.39	14d	1	0.82mi
104 Kincaid Ave Syracuse, NY	4.0	1.0	860	$1,850	$2.15	44d	1	0.82mi
1741 W Onondaga St Syracuse, NY	1.0–2.0	1.0–2.0	800	$1,250	$1.56	14d	3	1.06mi
306 Hall Ave Unit Left Side Solvay, NY	3.0	1.5	1120	$1,750	$1.56	44d	1	1.15mi
315 Grant Ave #17 Syracuse, NY	3.0	2.0	1477	$1,275	$0.86	14d	1	1.33mi
1110 Bellevue Ave Syracuse, NY	3.0	1.0	1449	$1,500	$1.04	44d	1	1.33mi
538 Erie Blvd W Syracuse, NY	2.0	2.0	1110	$2,100	$1.89	21d	1	1.40mi
122 Putnam St Syracuse, NY	3.0	1.0	1064	$2,050	$1.93	21d	1	1.40mi

Listing history 4 events

1. 2026-06-13
   statusdays on market $159,900 Pending 4 DOM
2. 2026-06-10
   days on market $159,900 Active 2 DOM
3. 2026-06-09
   remarks 604-char remark
4. 2026-06-09
   listed $159,900 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: $1,184 · $99/mo
• Projected year-2 tax: $1,943 · $162/mo
• Expected delta: +$759/yr (+$63/mo · 64.2%)

ⓘ 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 · 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: $21,603
• − Mortgage interest: −$8,957
• − Property taxes: −$1,184
• − Insurance: −$800
• − Repairs & maintenance: −$1,728
• − Management: −$1,728
• − Depreciation: −$4,652
• Taxable income: $2,555
• Est. tax owed @ 24.0%: −$613
• After-tax cash flow: $4,408/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

1 event — show timeline

• 2026-06-08 Listed $159,900 CNYIS

Property tax history

+0.9%/yr

Latest (2025): $1,184 · +0.0% YoY. Source: county tax records.