5150 Jamesville Rd · De Witt, NY 13078

$175,000

6 bd · 3.0 ba · 3,132 sqft · MultiFamily public records · 3 Days on market

Built 1920 0.65 ac lot Est $263k · 33% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +6.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks

Opportunity knocks with this hidden gem set on a spacious . 65-acre lot, located in the Jamesville-Dewitt School District! Bursting with potential, this property is ready for the right buyer to restore it to its original three-family glory and unlock its full value. The main two-story unit offers generous living space, featuring a living room, formal dining room, eat-in kitchen, three bedrooms, one and a half baths, and an enclosed porch—perfect for added living or relaxation space. The first-floor unit includes a living room, eat-in kitchen, two bedrooms, and one full bath, while the second-floor unit provides a comfortable layout with a living room, eat-in kitchen, one bedroom, and

Key facts

• 0.65 acre lot
• 3 garage spots
• Built 1920

What this means for you Summary

Snapshot

• This is a 3 × 2-bed/1.7-bath units multifamily listed at $175k.

Deal economics

• At list price, monthly cash flow is $4k ($43k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $175k).
• Cap rate 30.8% vs local median 3.8% in De Witt — 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: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Jamesville-Dewitt Central School District (suburban): math 69% / reading 71% proficiency, ranked #124 of 590 in NY (top 21%) — strong family-tenant draw, lease renewals of 3-5y typical; only 13% free/reduced lunch — higher-income household profile.
• Market conditions: 50 active listings in the ZIP; 616 units permitted in Onondaga County in 2024 (256 in 5+ unit buildings).

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 + 3.0% rent growth), your $49k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 4.7% of price; built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $175,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 3.80% ✓
• Cap rate: 30.81%
• Cash-on-cash: 87.56%
• DSCR: 4.90
• GRM: 2.2

CMA / ARV

• ARV (on-the-fly): $263,088
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5150 Jamesville Rd	0.00mi	6/3.5	3,132 (0%)	1mo	$263,500	$84	97

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 88.2%
• Equity multiple: 5.08×
• Total profit: $199,753
• Equity at exit: $26,093

10-year hold

• IRR: 91.2%
• Equity multiple: 10.57×
• Total profit: $468,738
• 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 13078

• Home prices YoY: -4.4%
• Active inventory: 50
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $6,643 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$682 /mo · $8,182/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,395
• Net cashflow: $3,576

Break-even live

Break-even rent $2,117

Max offer price $175,000

Occupancy floor 41%

Sensitivity live

Price	-10% $4,160	-5% $3,625	+0% $3,576	+5% $3,526	+10% $3,476
Rent	-10% $3,051	-5% $3,313	+0% $3,576	+5% $3,838	+10% $4,100
Rate	-1.0pp $3,664	-0.5pp $3,620	base $3,576	+0.5pp $3,530	+1.0pp $3,484

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	2	1.7	$6,642
Total (3 units)			$6,643

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: —

Listing history 2 events

1. 2026-04-07
   status Pending
2. 2026-04-04
   listed $175,000 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: $8,182 · $682/mo
• Projected year-2 tax: $8,182 · $682/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°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: $79,716
• − Mortgage interest: −$9,803
• − Property taxes: −$8,182
• − Insurance: −$875
• − Repairs & maintenance: −$6,377
• − Management: −$6,377
• − Depreciation: −$5,091
• Taxable income: $43,011
• Est. tax owed @ 24.0%: −$10,323
• After-tax cash flow: $32,583/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: Jamesville-Dewitt Central School District
• NCES district ID: 3609090
• Math proficiency: 69% ▼ -8.00%
• Reading proficiency: 71% ▲ 3.00%
• Median HH income: $74,483
• Composite: 61.71/100
• National rank: #739
• State rank: #124 of 590 in NY

Livability — De Witt

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: De Witt, NY
• City population: 8,713
• Population (ZIP): 10,564

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: Predominantly White (76%)
• Race & ethnicity: White 76% Asian 11% Two or more races 7% Black 5% Hispanic / Latino 2%
• Common ancestry: Lithuanian 4% Romanian 3% Italian 2%
• Foreign-born: 10% · China, Canada, South Korea
• Languages at home: 84% English-only · Other Indo-European 7% Chinese 4% Spanish 2%

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: ▼ -14.31%
• Current HPI: 311.5908
• 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

2 events — show timeline

• 2026-04-07 Pending — CNYIS
• 2026-04-04 Listed $175,000 CNYIS

Property tax history

+10.8%/yr

Latest (2025): $8,182 · +1.8% YoY. Source: county tax records.