108 Byrne Pl · Syracuse, NY 13205

$99,900

2 bd · 1.0 ba · 835 sqft · SingleFamily public records · 29 Days on market

Built 1950 0.25 ac lot Est $156k · 36% under

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Why this score? — see what drove the A- 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +7.2/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks

Charming two-bedroom ranch nestled in the desirable Valley area, offering a fantastic opportunity for investors or buyers looking to add their personal touch. This home features hardwood floors, a one-car garage, and a spacious, fully fenced backyard—perfect for outdoor enjoyment or future enhancements. Conveniently located near local amenities, shopping, and major routes, making daily living and commuting a breeze. Property requires rehabilitation and is being sold “as is. ”

Key facts

• Spacious backyard
• Hardwood floors
• 0.25 acre lot

Tags

• HARDWOOD FLOORS
• FULLY FENCED BACKYARD
• SPACIOUS BACKYARD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $307 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.8% 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; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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 $11k of equity ($691 loan paydown + $10k 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 $28k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $60k; list at $100k implies a 66% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $98,401 (1.5% below list)

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.22% ✓
• Cap rate: 10.78%
• Cash-on-cash: 16.02%
• DSCR: 1.71
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $156,145
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
108 Byrne Pl	0.00mi	2/1.0	835 (0%)	0mo	$100,000	$120	100
227 Weymouth Rd	0.15mi	2/1.0	720 (-14%)	6mo	$157,000	$218	65
2025 Valley Dr	0.55mi	2/1.0	832 (-0%)	11mo	$190,000	$228	64
418 Clarence Ave	0.51mi	2/1.0	924 (+11%)	2mo	$120,000	$130	57
415 Seneca Dr	0.31mi	2/1.0	748 (-10%)	17mo	$135,000	$180	54
174 Merritt Ave	0.74mi	2/1.0	788 (-6%)	6mo	$126,000	$160	51
250 Ferndale Dr #52	0.52mi	2/1.0	720 (-14%)	4mo	$136,000	$189	49
133 E Chaffee Ave	0.38mi	3/1.5 (+1)	936 (+12%)	11mo	$175,000	$187	46
102 Normanor Dr	0.45mi	2/1.0	936 (+12%)	15mo	$180,000	$192	46
218 Academy Pl	0.52mi	3/1.0 (+1)	936 (+12%)	17mo	$170,847	$183	36
118 Academy Pl	0.52mi	3/1.0 (+1)	936 (+12%)	20mo	$170,000	$182	34
139 Academy Pl	0.49mi	3/2.0 (+1)	936 (+12%)	20mo	$187,000	$200	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 34.0%
• Equity multiple: 3.64×
• Total profit: $73,949
• Equity at exit: $89,998

10-year hold

• IRR: 29.3%
• Equity multiple: 8.24×
• Total profit: $202,392
• Equity at exit: $194,084

Cash invested: $27,972 (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: 6.8×

Monthly cashflow live

• Estimated rent: $1,218 high
• Mortgage (P&I): −$524
• Tax from tax record: −$23 /mo · $276/yr
• Insurance: −$42
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $307

Break-even live

Break-even rent $829

Max offer price $99,900

Occupancy floor 70%

Sensitivity live

Price	-10% $363	-5% $335	+0% $307	+5% $279	+10% $250
Rent	-10% $211	-5% $259	+0% $307	+5% $355	+10% $403
Rate	-1.0pp $357	-0.5pp $332	base $307	+0.5pp $281	+1.0pp $255

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
683 E Seneca Tpke Syracuse, NY	1.0–2.0	1.0–2.0	937	$1,550	$1.65	14d	4	0.81mi
1125 Valley Dr Syracuse, NY	1.0	1.0	600	$1,100	$1.83	44d	1	0.88mi
116 Newbury Hollow Ln Syracuse, NY	1.0–2.0	1.0	825	$1,295	$1.57	14d	7	1.25mi
123 Remington Ave Syracuse, NY	2.0	1.0	679	$1,115	$1.64	21d	1	1.42mi
123 Remington Ave Unit 126-E Syracuse, NY	2.0	1.0	679	$1,115	$1.64	44d	1	1.42mi
123 Remington Ave Unit 124-L Syracuse, NY	1.0	1.0	552	$945	$1.71	21d	1	1.42mi
123 Remington Ave Unit 124-J Syracuse, NY	2.0	1.0	679	$1,065	$1.57	44d	1	1.42mi

Listing history 5 events

1. 2026-05-05
   status Pending
2. 2026-04-11
   historical Active Under Contract
3. 2026-04-06
   listed $99,900 Active
4. 1997-06-27
   soldstatus $60,000
5. 1994-03-31
   soldstatus $49,200

ⓘ 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: $276 · $23/mo
• Projected year-2 tax: $982 · $82/mo
• Expected delta: +$706/yr (+$59/mo · 255.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 99% 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: $14,610
• − Mortgage interest: −$5,596
• − Property taxes: −$276
• − Insurance: −$1,297
• − Repairs & maintenance: −$1,169
• − Management: −$1,169
• − Depreciation: −$2,906
• Taxable income: $2,197
• Est. tax owed @ 24.0%: −$527
• After-tax cash flow: $3,155/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

+103.0% since first listed

5 events — show timeline

• 2026-05-05 Pending — CNYIS
• 2026-04-11 Contingent — CNYIS
• 2026-04-06 Listed $99,900 CNYIS
• 1997-06-27 Sold (Public Records) $60,000 Public Records
• 1994-03-31 Sold (Public Records) $49,200 Public Records

Property tax history

-1.2%/yr

Latest (2025): $276 · +0.0% YoY. Source: county tax records.