127 Schiller Ave · Syracuse, NY 13203

$175,000

3 bd · 1.5 ba · 1,530 sqft · SingleFamily public records · 32 Days on market

Built 1920 4,514 sqft lot Est $223k · 22% 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 +24.3/30.0
• ARV discount +15.0/15.0
• DSCR +7.8/10.0
• 1% rule +5.4/10.0
• Rent growth +4.6/5.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Newly Renovated -You will not be disappointed by this newly remodeled home. 3 bedroom (with potential 4th), 1 1/2 bathroom, 1 car detached garage, walkout basement. Kitchen (includes all new appliances) and both bathrooms were totally remodeled and new windows throughout. . Brand new wiring, plumbing, 40 gallon hot water tank and brand new furnace. The roof on the house and garage are approx. 5 years old.

Key facts

• Updated kitchen
• Large new bathroom
• 4,514 sq ft lot

Tags

• UPDATED KITCHEN
• LARGE NEW BATHROOM
• LARGE RECREATIONAL ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $351 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $170k (3.0% below list) — sets the bar for market timing.

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 (+8.4%/yr); 55 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% of comp listings sitting > 30 days — soft ceiling on asking rent; 616 units permitted in Onondaga County in 2024 (256 in 5+ unit buildings).
• At $1,816/mo this rent would consume 46% of the median local household income ($47k/yr) (locally 1566% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Onondaga County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $49k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $88k; list at $175k implies a 99% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $169,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.04% ✓
• Cap rate: 8.70%
• Cash-on-cash: 8.60%
• DSCR: 1.38
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $223,380
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
212 Hood Ave	0.41mi	4/1.5 (+1)	1,540 (+1%)	5mo	$160,000	$104	70
619 Dewitt St	0.38mi	4/1.5 (+1)	1,588 (+4%)	5mo	$248,000	$156	67
204 Kline St	0.63mi	3/2.0	1,524 (-0%)	2mo	$278,750	$183	67
158 Darlington Rd	0.26mi	3/1.0	1,329 (-13%)	2mo	$186,000	$140	62
709 Darlington Rd	0.57mi	3/1.5	1,416 (-8%)	3mo	$207,000	$146	58
117 Lawrence St	0.60mi	3/1.0	1,416 (-8%)	6mo	$90,000	$64	53
144 Kuhl Ave	0.49mi	4/2.0 (+1)	1,680 (+10%)	7mo	$265,000	$158	48
200 Helen St	0.54mi	2/1.5 (-1)	1,329 (-13%)	5mo	$175,100	$132	44
321 Dewitt St	0.59mi	3/1.5	1,310 (-14%)	6mo	$175,000	$134	44
121 Englert Ave	0.67mi	3/1.0	1,300 (-15%)	4mo	$200,000	$154	39
339 Orwood Pl	0.71mi	4/2.0 (+1)	1,320 (-14%)	5mo	$226,000	$171	33
1100 Wadsworth St	0.73mi	4/3.0 (+1)	1,724 (+13%)	2mo	$199,900	$116	32

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 1.8%
• Equity multiple: 1.07×
• Total profit: $3,541
• Equity at exit: $26,093

10-year hold

• IRR: 15.5%
• Equity multiple: 2.54×
• Total profit: $75,339
• Equity at exit: $15,131

Cash invested: $49,000 (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 13203

• Home prices YoY: -11.9%
• Rents YoY: 8.4%
• Active inventory: 55
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,816 high
• Mortgage (P&I): −$918
• Tax from tax record: −$93 /mo · $1,114/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $351

Break-even live

Break-even rent $1,372

Max offer price $175,000

Occupancy floor 76%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
126 Woodruff Ave Syracuse, NY	3.0	1.0	1200	$1,675	$1.40	43d	1	0.23mi
286 Ross Park Syracuse, NY	3.0	1.0	1100	$1,500	$1.36	44d	1	0.51mi
423 Wendell Ter Syracuse, NY	4.0	1.0	1312	$2,500	$1.91	13d	1	0.51mi
244 Harding St #46 Syracuse, NY	2.0	1.0	2200	$1,395	$0.63	43d	1	0.57mi
746 E Laurel St Unit 1 Syracuse, NY	4.0	2.0	1400	$1,500	$1.07	43d	1	0.78mi
2340 Court St Syracuse, NY	2.0	1.5	1965	$2,200	$1.12	13d	1	0.82mi
1618 James St #3 Syracuse, NY	2.0	1.0	1150	$2,200	$1.91	13d	1	0.96mi
1801 James St #2 Syracuse, NY	3.0	1.0	1244	$1,800	$1.45	13d	1	1.01mi
210 W Division St Unit 24 Syracuse, NY	2.0	2.0	1200	$1,850	$1.54	21d	1	1.24mi
210 W Division St Unit 87 Syracuse, NY	2.0	2.0	1200	$1,750	$1.46	43d	1	1.25mi
204 Mariposa St Unit pvt house Syracuse, NY	3.0	1.0	1128	$2,137	$1.89	13d	1	1.26mi
205A Hawley Ave Unit 213C Syracuse, NY	3.0	2.5	1350	$1,650	$1.22	43d	1	1.28mi
205A Hawley Ave Unit 211C Syracuse, NY	3.0	2.5	1350	$1,675	$1.24	43d	1	1.28mi
417 Hazelhurst Ave Syracuse, NY	2.0	1.0	1536	$1,250	$0.81	21d	1	1.38mi
202 Stafford Ave Syracuse, NY	3.0	1.0	1692	$1,800	$1.06	13d	1	1.44mi
106 Harrington St Syracuse, NY	3.0	1.0	1168	$1,875	$1.61	43d	1	1.49mi
373 Spencer St Unit 303 Syracuse, NY	2.0	1.5	1085	$1,850	$1.71	43d	1	1.49mi

Listing history 12 events

1. 2026-04-24
   status Pending
2. 2026-04-04
   historical Active Under Contract
3. 2026-03-22
   listed $175,000 Active
4. 2021-04-15
   historical
5. 2021-04-07
   listed $119,900 Active
6. 2018-03-23
   soldstatus $88,000
7. 2018-02-23
   soldstatus $88,000 Closed Sale or Rented 408-char remark

   Show marketing remark (408 chars)

   Newly Renovated -You will not be disappointed by this newly remodeled home. 3 bedroom (with potential 4th), 1 1/2 bathroom, 1 car detached garage, walkout basement. Kitchen (includes all new appliances) and both bathrooms were totally remodeled and new windows throughout. . Brand new wiring, plumbing, 40 gallon hot water tank and brand new furnace. The roof on the house and garage are approx. 5 years old.

8. 2018-02-21
   status Pending Sale 408-char remark

   Show marketing remark (408 chars)

   Newly Renovated -You will not be disappointed by this newly remodeled home. 3 bedroom (with potential 4th), 1 1/2 bathroom, 1 car detached garage, walkout basement. Kitchen (includes all new appliances) and both bathrooms were totally remodeled and new windows throughout. . Brand new wiring, plumbing, 40 gallon hot water tank and brand new furnace. The roof on the house and garage are approx. 5 years old.

9. 2018-02-16
   listed $87,900 Active 408-char remark

   Show marketing remark (408 chars)

   Newly Renovated -You will not be disappointed by this newly remodeled home. 3 bedroom (with potential 4th), 1 1/2 bathroom, 1 car detached garage, walkout basement. Kitchen (includes all new appliances) and both bathrooms were totally remodeled and new windows throughout. . Brand new wiring, plumbing, 40 gallon hot water tank and brand new furnace. The roof on the house and garage are approx. 5 years old.

10. 2017-08-18
    soldstatus $28,250 Closed Sale or Rented
11. 2017-07-19
    status Pending Sale
12. 2017-06-27
    listed $28,000 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: $1,114 · $93/mo
• Projected year-2 tax: $2,036 · $170/mo
• Expected delta: +$922/yr (+$77/mo · 82.7%)

ⓘ 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: $21,789
• − Mortgage interest: −$9,803
• − Property taxes: −$1,114
• − Insurance: −$875
• − Repairs & maintenance: −$1,743
• − Management: −$1,743
• − Depreciation: −$5,091
• Taxable income: $1,420
• Est. tax owed @ 24.0%: −$341
• After-tax cash flow: $3,871/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): 16,180
• Household income: $46,997
• Rent vs Own: 63.8% rent · 36.2% own
• Severe rent burden: 1566.0

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 0.67)
• Race & ethnicity: White 52% Black 22% Hispanic / Latino 11% Two or more races 9% Asian 7%
• Hispanic origin (detail): Puerto Rican 6% Cuban 2%
• Common ancestry: Romanian 3% Lithuanian 2% Iranian 2%
• Foreign-born: 13% · Canada, India, Philippines
• Languages at home: 81% English-only · Spanish 6% Other Indo-European 3% Other Asian/Pacific 3%

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: ▼ -35.69%
• Current HPI: 263.2588
• Rent YoY: ▲ 8.39%
• 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

+525.0% since first listed

12 events — show timeline

• 2026-04-24 Pending — CNYIS
• 2026-04-04 Contingent — CNYIS
• 2026-03-22 Listed $175,000 CNYIS
• 2021-04-15 Listing Removed — CNYIS
• 2021-04-07 Listed $119,900 CNYIS
• 2018-03-23 Sold (Public Records) $88,000 Public Records
• 2018-02-23 Sold (MLS) $88,000 CNYIS
• 2018-02-21 Pending — CNYIS
• 2018-02-16 Listed $87,900 CNYIS
• 2017-08-18 Sold (MLS) $28,250 CNYIS
• 2017-07-19 Pending — CNYIS
• 2017-06-27 Listed $28,000 CNYIS

Property tax history

-0.4%/yr

Latest (2025): $1,114 · +0.0% YoY. Source: county tax records.