130 Berger Ave · Syracuse, NY 13205

$80,000

4 bd · 2.0 ba · 1,760 sqft · SingleFamily public records · 173 Days on market

Built 1910 3,102 sqft lot $45/sqft · 48% below area Est $153k · 48% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks MLS

Welcome to 130 Berger Ave! This 2-story home features hardwood floors, open porches, and off-street parking. The property could use some light TLC, but it has solid bones and lots of potential! It is currently used as two units but sold as a single-family; tenants in place. Buyer responsible for any tenant and city compliance steps.

Key facts

• Open porches
• Two units
• Off-street parking

Tags

• HARDWOOD FLOORS
• OPEN PORCHES
• OFF-STREET PARKING
• TWO UNITS

🏷️ Possibly a rental listed for sale. The $80,000 price doesn't fit this home's estimated sale value (~$153,303) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 24.3% 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 21d 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 $9k of equity ($553 loan paydown + $8k 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 $22k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 173 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $32k; list at $80k implies a 146% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $70,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 173 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 2.72% ✓
• Cap rate: 24.29%
• Cash-on-cash: 64.28%
• DSCR: 3.86
• GRM: 3.1

CMA / ARV

• ARV (median comp): $153,303
• List price: $80,000
• Delta: -47.82%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2725 Midland Ave	0.38mi	4/1.5	1,794 (+2%)	2mo	$119,000	$66	76
2331 Midland Ave	0.33mi	4/1.5	1,664 (-6%)	3mo	$90,000	$54	71
504 W Newell St	0.08mi	3/1.0 (-1)	1,545 (-12%)	0mo	$110,000	$71	66
875 W Lafayette Ave	0.23mi	4/1.0	1,568 (-11%)	4mo	$160,000	$102	64
3628 S Salina St	0.66mi	4/2.0	1,813 (+3%)	8mo	$85,000	$47	58
185 Clyde Ave	0.49mi	5/2.0 (+1)	1,608 (-9%)	6mo	$127,500	$79	53
129 W Pleasant Ave	0.52mi	4/1.5	1,532 (-13%)	4mo	$160,000	$104	49
1330 Midland Ave	0.69mi	4/1.0	1,870 (+6%)	8mo	$85,000	$45	47
183 W Ostrander Ave	0.51mi	4/1.0	1,519 (-14%)	4mo	$63,000	$41	46
104 Hutchinson Ave	0.49mi	4/1.5	2,016 (+14%)	7mo	$177,500	$88	45
3315 S Salina St	0.68mi	3/1.0 (-1)	1,886 (+7%)	3mo	$45,500	$24	44
3321 S Salina St	0.69mi	4/2.0	1,566 (-11%)	9mo	$128,000	$82	42

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: 75.9%
• Equity multiple: 6.36×
• Total profit: $120,003
• Equity at exit: $72,070

10-year hold

• IRR: 69.9%
• Equity multiple: 14.09×
• Total profit: $293,315
• Equity at exit: $155,422

Cash invested: $22,400 (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: 3.1×

Monthly cashflow live

• Estimated rent: $2,175 high
• Mortgage (P&I): −$420
• Tax from tax record: −$66 /mo · $788/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$457
• Net cashflow: $1,200

Break-even live

Break-even rent $656

Max offer price $80,000

Occupancy floor 40%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2331 Midland Ave Syracuse, NY	4.0	1.5	1664	$2,300	$1.38	21d	1	0.31mi
1330 Midland Ave Syracuse, NY	4.0	1.0	1870	$2,000	$1.07	21d	1	0.67mi
147 E Matson Ave Syracuse, NY	3.0	2.5	1421	$2,000	$1.41	21d	1	0.74mi
269 W Borden Ave Syracuse, NY	4.0	1.5	1800	$650	$0.36	21d	1	0.74mi
102 Newbury Hollow Ln Syracuse, NY	3.0	2.0	2000	$2,300	$1.15	43d	1	1.01mi
154 Seeley Ave Syracuse, NY	4.0	1.0	1312	$2,100	$1.60	13d	1	1.06mi
259 Robert Dr Syracuse, NY	3.0	1.5	1350	$699	$0.52	43d	1	1.33mi

Listing history 9 events

1. 2026-06-01
   statusdays on market $80,000 Pending 173 DOM
2. 2026-05-31
   days on market $80,000 Active 172 DOM
3. 2026-05-30
   days on market $80,000 Active 171 DOM
4. 2026-04-08
   price $80,000 334-char remark

   Show marketing remark (334 chars)

   Welcome to 130 Berger Ave! This 2-story home features hardwood floors, open porches, and off-street parking. The property could use some light TLC, but it has solid bones and lots of potential! It is currently used as two units but sold as a single-family; tenants in place. Buyer responsible for any tenant and city compliance steps.

5. 2026-03-26
   price $85,000 334-char remark

   Show marketing remark (334 chars)

   Welcome to 130 Berger Ave! This 2-story home features hardwood floors, open porches, and off-street parking. The property could use some light TLC, but it has solid bones and lots of potential! It is currently used as two units but sold as a single-family; tenants in place. Buyer responsible for any tenant and city compliance steps.

6. 2026-02-06
   price $93,000 334-char remark

   Show marketing remark (334 chars)

   Welcome to 130 Berger Ave! This 2-story home features hardwood floors, open porches, and off-street parking. The property could use some light TLC, but it has solid bones and lots of potential! It is currently used as two units but sold as a single-family; tenants in place. Buyer responsible for any tenant and city compliance steps.

7. 2026-01-06
   price $100,000 334-char remark

   Show marketing remark (334 chars)

   Welcome to 130 Berger Ave! This 2-story home features hardwood floors, open porches, and off-street parking. The property could use some light TLC, but it has solid bones and lots of potential! It is currently used as two units but sold as a single-family; tenants in place. Buyer responsible for any tenant and city compliance steps.

8. 2025-12-10
   listed $108,000 Active 334-char remark

   Show marketing remark (334 chars)

   Welcome to 130 Berger Ave! This 2-story home features hardwood floors, open porches, and off-street parking. The property could use some light TLC, but it has solid bones and lots of potential! It is currently used as two units but sold as a single-family; tenants in place. Buyer responsible for any tenant and city compliance steps.

9. 2004-03-10
   soldstatus $32,500

ⓘ 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: $788 · $66/mo
• Projected year-2 tax: $1,070 · $89/mo
• Expected delta: +$282/yr (+$23/mo · 35.7%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 24% 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: $26,103
• − Mortgage interest: −$4,481
• − Property taxes: −$788
• − Insurance: −$400
• − Repairs & maintenance: −$2,088
• − Management: −$2,088
• − Depreciation: −$2,327
• Taxable income: $13,930
• Est. tax owed @ 24.0%: −$3,343
• After-tax cash flow: $11,055/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

+146.2% since first listed

6 events — show timeline

• 2026-04-08 Price Changed $80,000 CNYIS
• 2026-03-26 Price Changed $85,000 CNYIS
• 2026-02-06 Price Changed $93,000 CNYIS
• 2026-01-06 Price Changed $100,000 CNYIS
• 2025-12-10 Listed $108,000 CNYIS
• 2004-03-10 Sold (Public Records) $32,500 Public Records

Property tax history

-0.1%/yr

Latest (2025): $788 · +0.0% YoY. Source: county tax records.