124 Baldwin Ave · Syracuse, NY 13205

$29,900

3 bd · 1.0 ba · 1,104 sqft · SingleFamily public records · 13 Days on market

Built 1900 4,356 sqft lot

---

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

This traditional home offers genuine potential in a Syracuse location. With three bedrooms and one bathroom, the layout provides a solid foundation for renovation or owner-occupant use. The property presents an opportunity for buyers ready to invest time and vision into creating their ideal space. The home's core structure and room configuration deliver practical living arrangements. Whether you're an investor seeking a project or a homeowner prepared to personalize the space, this property is a great opportunity. Don't miss the opportunity to own this investment property! * * DUE TO AN EXTREMELY HIGH AMOUNT OF INTEREST, THERE WILL BE AN OPEN HOUSE ON THURSDAY, MAY 28th FROM 4pm-7pm IN LE

Key facts

• 4,356 sq ft lot
• Built 1900
• Listed 13 days

Property features AI

Exterior

• Parking: No garage
• Utilities: High-speed internet available; Public water connected; Sewer connected; Circuit breaker electric
• Home design: 2-story home; Existing construction
• Construction: Vinyl siding; Asphalt shingle roof; Block foundation
• Exterior features: Blacktop driveway; Deck; Fence; Covered porch; Porch; Shed(s) and storage; Partial fencing

Interior

• Kitchen: Electric oven; Electric range
• Bedrooms: 6 total rooms including living areas and laundry
• Flooring: Hardwood flooring; Tile flooring; Varied flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas forced air heating
• Interior features: Separate formal dining room; Separate formal living room; Sliding glass doors
• Laundry & utility: Laundry in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/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 48.6% 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; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 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 13 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $29,900

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: 5.47% ✓
• Cap rate: 48.58%
• Cash-on-cash: 151.02%
• DSCR: 7.72
• GRM: 1.5

CMA / ARV

• ARV (on-the-fly): $75,072
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
160 Baldwin Ave	0.07mi	2/1.0 (-1)	1,104 (0%)	4mo	$75,000	$68	88
160 Berger Ave	0.09mi	3/1.0	1,162 (+5%)	0mo	$35,000	$30	87
358 W Newell St	0.25mi	3/1.0	1,197 (+8%)	4mo	$19,900	$17	71
218 Girard Ave	0.46mi	2/1.0 (-1)	1,080 (-2%)	3mo	$123,750	$115	68
116 Berger Ave	0.06mi	2/1.0 (-1)	982 (-11%)	8mo	$39,000	$40	68
621 W Lafayette Ave	0.20mi	3/1.0	972 (-12%)	6mo	$58,000	$60	66
721 Ballantyne Rd	0.44mi	2/1.5 (-1)	1,047 (-5%)	1mo	$130,000	$124	63
184 W Matson Ave	0.56mi	3/1.5	1,142 (+3%)	5mo	$105,000	$92	62
308 Hope Ave	0.37mi	2/1.0 (-1)	992 (-10%)	3mo	$35,000	$35	58
609 W Colvin St	0.55mi	3/1.5	1,236 (+12%)	2mo	$100,000	$81	51
254 W Matson Ave	0.45mi	4/1.5 (+1)	950 (-14%)	1mo	$150,000	$158	48
141 Charmouth Dr	0.58mi	3/1.5	1,248 (+13%)	4mo	$65,000	$52	46

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: 10.97×
• Total profit: $83,434
• Equity at exit: $26,936

10-year hold

• IRR: —
• Equity multiple: 24.05×
• Total profit: $193,015
• Equity at exit: $58,089

Cash invested: $8,372 (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 13205

• Home prices YoY: 3.0%
• Active inventory: 67
• Price-to-rent: 1.5×

Monthly cashflow live

• Estimated rent: $1,636 high
• Mortgage (P&I): −$157
• Tax from tax record: −$69 /mo · $831/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $1,054

Break-even live

Break-even rent $302

Max offer price $29,900

Occupancy floor 31%

Sensitivity live

Price	-10% $1,071	-5% $1,062	+0% $1,054	+5% $1,045	+10% $1,037
Rent	-10% $924	-5% $989	+0% $1,054	+5% $1,118	+10% $1,183
Rate	-1.0pp $1,069	-0.5pp $1,061	base $1,054	+0.5pp $1,046	+1.0pp $1,038

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: $7,475
• Closing costs: $897
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
508-10 W Brighton Ave Syracuse, NY	2.0	1.0	735	$1,350	$1.84	14d	13	0.30mi
213 Fletcher Ave Unit 2 Syracuse, NY	3.0	1.0	1200	$1,700	$1.42	14d	1	0.58mi
158 Parkway Dr Syracuse, NY	4.0	3.0	1029	$2,250	$2.19	21d	1	0.69mi
2859 S Salina St Unit 2 Syracuse, NY	2.0	1.0	1000	$1,200	$1.20	44d	1	0.69mi
300 Mains Ave Unit Bradford-7 Syracuse, NY	2.0	1.0	1200	$1,100	$0.92	14d	1	0.70mi
147 E Matson Ave Syracuse, NY	3.0	2.5	1421	$2,000	$1.41	21d	1	0.79mi
102 Newbury Hollow Ln Syracuse, NY	2.0	1.5	1200	$1,550	$1.29	14d	1	1.06mi
154 Seeley Ave Syracuse, NY	4.0	1.0	1312	$2,100	$1.60	14d	1	1.08mi
116 Newbury Hollow Ln Syracuse, NY	1.0–2.0	1.0	825	$1,295	$1.57	14d	7	1.17mi
409 Stolp Ave Syracuse, NY	1.0–3.0	1.0	849	$1,575	$1.86	14d	5	1.25mi
260 Robert Dr Syracuse, NY	3.0	1.5	1200	$2,097	$1.75	44d	1	1.36mi
259 Robert Dr Syracuse, NY	3.0	1.5	1350	$699	$0.52	44d	1	1.38mi
122 Putnam St Syracuse, NY	3.0	1.0	1064	$2,050	$1.93	21d	1	1.49mi

Listing history 6 events

1. 2026-06-05
   statusdays on market $29,900 Pending 13 DOM
2. 2026-06-02
   days on market $29,900 Active 11 DOM
3. 2026-06-01
   days on market $29,900 Active 10 DOM
4. 2026-05-31
   days on market $29,900 Active 9 DOM
5. 2026-05-30
   days on market $29,900 Active 8 DOM
6. 2026-05-22
   listed $29,900 Active

ⓘ 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: $831 · $69/mo
• Projected year-2 tax: $831 · $69/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 6/10 Major FEMA zone X (unshaded) · 52% 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: $19,627
• − Mortgage interest: −$1,675
• − Property taxes: −$831
• − Insurance: −$150
• − Repairs & maintenance: −$1,570
• − Management: −$1,570
• − Depreciation: −$870
• Taxable income: $12,962
• Est. tax owed @ 24.0%: −$3,111
• After-tax cash flow: $9,533/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

1 event — show timeline

• 2026-05-22 Listed $29,900 CNYIS

Property tax history

-0.1%/yr

Latest (2025): $831 · +0.0% YoY. Source: county tax records.