135 Huntley St · Syracuse, NY 13208

$160,000

3 bd · 1.0 ba · 1,104 sqft · SingleFamily public records · 12 Days on market

Built 1900 5,000 sqft lot Est $174k · 8% under

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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 +21.4/30.0
• ARV discount +11.2/15.0
• Appreciation +10.0/10.0
• DSCR +6.8/10.0
• 1% rule +4.8/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks

Opportunity at 135 Huntley Street! This 3-bedroom, 2 full bath home features strong mechanical updates including furnace, windows, and siding (2017), newer roof (2–3 years), and a brand new hot water heater (2025). With a functional layout and convenient location near downtown, shopping, and major routes, this property is a great fit for investors or owner-occupants looking to build equity.

Key facts

• Functional layout
• Convenient location
• 5,000 sq ft lot

Tags

• STRONG MECHANICAL UPDATES
• FUNCTIONAL LAYOUT
• CONVENIENT LOCATION

Property features AI

Exterior

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

Interior

• Kitchen: Gas oven; Gas range; Refrigerator
• Bedrooms: 7 total rooms including living spaces and laundry
• Flooring: Hardwood; Laminate; Varies
• Bathrooms: 2 full bathrooms; 1 main level bathroom
• Heating & cooling: Gas forced air heating
• Interior features: Accessible approach with ramp; Ceiling fan(s); Separate/formal dining room; Separate/formal living room; Full basement with sump pump; Has fireplace (1)
• Laundry & utility: Laundry in basement; Dryer; 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 $238 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $157k (2.0% below list).
• Recommended offer: $157k (2.0% below list) — sets the bar for 1% rule.

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: 100 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 63% 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).
• This rent runs 42% of the median local income ($45k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 + 3.0% rent growth), your $45k cash investment doubles in ~3 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 12 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $44k; list at $160k implies a 264% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $156,728 (2.0% below list)

Questions for the listing agent

1. Built in 1900 — 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: 0.98% ✗
• Cap rate: 8.08%
• Cash-on-cash: 6.38%
• DSCR: 1.28
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $174,432
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
164 Berkshire Ave	0.14mi	3/1.0	1,073 (-3%)	2mo	$116,900	$109	87
232 Malverne Dr	0.29mi	3/1.5	1,142 (+3%)	1mo	$224,900	$197	78
143 Huntley St	0.02mi	2/1.0 (-1)	1,218 (+10%)	2mo	$97,000	$80	75
497 Pleasantview Ave	0.34mi	3/1.5	1,056 (-4%)	1mo	$189,900	$180	74
1108 Wadsworth St	0.35mi	3/1.0	1,168 (+6%)	2mo	$165,000	$141	73
307 Malverne Dr	0.34mi	2/1.0 (-1)	1,056 (-4%)	4mo	$170,000	$161	69
308 Kenwick Dr	0.28mi	3/1.0	1,248 (+13%)	3mo	$180,000	$144	62
211 Merrill St	0.64mi	2/1.0 (-1)	1,125 (+2%)	3mo	$180,000	$160	60
928 Kirkpatrick St N	0.57mi	3/1.0	1,236 (+12%)	0mo	$145,000	$117	53
2363 Grant Blvd	0.49mi	2/1.0 (-1)	1,215 (+10%)	5mo	$153,700	$127	51
606 Roxford Rd S	0.74mi	2/1.5 (-1)	1,162 (+5%)	1mo	$210,000	$181	49
263 Wayland Rd	0.70mi	3/1.5	1,267 (+15%)	3mo	$200,000	$158	38

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: 28.9%
• Equity multiple: 3.28×
• Total profit: $102,273
• Equity at exit: $144,141

10-year hold

• IRR: 25.1%
• Equity multiple: 7.45×
• Total profit: $289,161
• Equity at exit: $310,845

Cash invested: $44,800 (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: 100
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,567 high
• Mortgage (P&I): −$839
• Tax from tax record: −$94 /mo · $1,130/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $238

Break-even live

Break-even rent $1,266

Max offer price $160,000

Occupancy floor 80%

Sensitivity live

Price	-10% $329	-5% $284	+0% $238	+5% $193	+10% $148
Rent	-10% $114	-5% $176	+0% $238	+5% $300	+10% $362
Rate	-1.0pp $319	-0.5pp $279	base $238	+0.5pp $197	+1.0pp $155

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 19 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	0.30mi
126 Woodruff Ave Syracuse, NY	3.0	1.0	1200	$1,675	$1.40	44d	1	0.63mi
423 Wendell Ter Syracuse, NY	4.0	1.0	1312	$2,500	$1.91	14d	1	0.77mi
1140 Wolf St Apt 3 Syracuse, NY	2.0	1.0	800	$1,200	$1.50	44d	1	0.80mi
1132 Wolf St Unit 4 Syracuse, NY	3.0	1.0	1041	$1,350	$1.30	44d	1	0.80mi
212 Dorchester Ave Syracuse, NY	1.0–2.0	1.0	640	$1,420	$2.22	14d	15	0.99mi
912 Park St Unit 1 Syracuse, NY	3.0	1.0	1040	$1,200	$1.15	44d	1	0.99mi
106 Harrington St Syracuse, NY	3.0	1.0	1168	$1,875	$1.61	44d	1	1.08mi
610 E Division St Unit F2 Syracuse, NY	2.0	1.0	900	$1,150	$1.28	44d	1	1.17mi
746 E Laurel St Unit 1 Syracuse, NY	4.0	2.0	1400	$1,500	$1.07	44d	1	1.18mi
746 E Laurel St Unit 2F Syracuse, NY	2.0	1.0	800	$1,100	$1.38	44d	1	1.18mi
205 Beecher St Unit 3 Syracuse, NY	2.0	1.0	815	$1,100	$1.35	44d	1	1.19mi
1507 N Salina St Unit 3 Syracuse, NY	3.0	2.0	1030	$1,350	$1.31	44d	1	1.27mi
2802 Lemoyne Ave Unit 1 Syracuse, NY	3.0	1.0	988	$1,700	$1.72	14d	1	1.28mi
1801 James St #2 Syracuse, NY	3.0	1.0	1244	$1,800	$1.45	14d	1	1.28mi
1618 James St #3 Syracuse, NY	2.0	1.0	1150	$2,200	$1.91	14d	1	1.29mi
807-13 N Salina St Unit 809A Syracuse, NY	2.0	1.0	1020	$1,325	$1.30	44d	1	1.31mi
117 Edtim Rd Syracuse, NY	1.0–2.0	1.0	545	$1,295	$2.37	14d	1	1.41mi
517 N Salina St Unit 4 Syracuse, NY	2.0	1.0	700	$1,050	$1.50	14d	1	1.49mi

Listing history 4 events

1. 2026-04-29
   status Pending
2. 2026-04-22
   historical Active Under Contract
3. 2026-04-17
   listed $160,000 Active
4. 2006-06-22
   soldstatus $44,000

ⓘ 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: $1,130 · $94/mo
• Projected year-2 tax: $1,917 · $160/mo
• Expected delta: +$787/yr (+$66/mo · 69.6%)

ⓘ 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 · 15 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: $18,807
• − Mortgage interest: −$8,962
• − Property taxes: −$1,130
• − Insurance: −$800
• − Repairs & maintenance: −$1,505
• − Management: −$1,505
• − Depreciation: −$4,655
• Taxable income: $251
• Est. tax owed @ 24.0%: −$60
• After-tax cash flow: $2,799/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): 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

+263.6% since first listed

4 events — show timeline

• 2026-04-29 Pending — CNYIS
• 2026-04-22 Contingent — CNYIS
• 2026-04-17 Listed $160,000 CNYIS
• 2006-06-22 Sold (Public Records) $44,000 Public Records

Property tax history

+0.2%/yr

Latest (2025): $1,130 · +0.0% YoY. Source: county tax records.