200 Gifford Pkwy · Syracuse, NY 13214

$264,900

3 bd · 1.0 ba · 1,196 sqft · SingleFamily public records · 27 Days on market

Built 1952 0.25 ac lot Est $236k · 12% over

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Why this score? — see what drove the D- 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 +16.7/30.0
• DSCR +5.2/10.0
• Livability +3.9/5.0
• 1% rule +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.9/15.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this beautifully maintained 4-bedroom, 2-bath ranch located on a quiet neighborhood street in Syracuse . Lovingly cared for by the same owners for over 30 years, this home offers comfort, space, and numerous updates throughout. Gleaming hardwood floors flow through the main level, featuring three first-floor bedrooms, an inviting living/dining combination, and an eat-in kitchen. Enjoy year-round comfort with central air conditioning, forced air heat, newer windows, and a newer roof. The finished full basement adds exceptional living space with a fourth bedroom, full bathroom, media/bonus room, and laundry area—perfect for guests, entertaining, or multi-generational li

Key facts

• Blacktop driveway
• Attached garage
• Hardwood floors

Tags

• HARDWOOD FLOORS
• CENTRAL AIR CONDITIONING
• FINISHED FULL BASEMENT
• CERAMIC TILE BATHROOMS
• ATTACHED GARAGE
• BLACKTOP DRIVEWAY

Property features AI

Exterior

• Parking: Attached garage with storage; One garage space
• Utilities: Public water connected; Sewer connected; Circuit breaker electrical service
• Home design: Two-story home; Existing construction; Wood siding; Irregular residential lot; City street frontage; Lot dimensions approximately 87 x 124
• Construction: Block foundation; Attic/crawl hatchway(s) insulated
• Exterior features: Blacktop driveway; Open patio and porch; Patio

Interior

• Kitchen: Electric cooktop; Eat-in kitchen layout
• Bedrooms: Three main-level bedrooms; Additional bedroom in the basement (Bedroom 4)
• Flooring: Ceramic tile; Hardwood; Varied flooring
• Bathrooms: Two full bathrooms; One main-level bathroom
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Combined living and dining area; Finished full basement; Media room in the basement; Bonus room
• Laundry & utility: Laundry located in the basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $163 ($2k/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 $224k (15.3% below list).
• Recommended offer: $224k (15.3% 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: 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.
• Zoned schools: Hurlbut W Smith K-8 School (math 4% / reading 18%, grade F, #2,061 of 2,108 statewide, top 98%, 776 students, 83% FRL); Expeditionary Learning Middle School (math 17% / reading 32%, grade F, #611 of 729 statewide, top 88%, 170 students, 76% FRL); Nottingham High School (math 75% / reading 77%, grade A-, #616 of 1,100 statewide, top 57%, 1,226 students, 80% FRL).
• Zoned-school proficiency averages 37% at this address vs 22% district-wide (+15 pts) — the actual schools serving this property are materially stronger than the Syracuse City School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 33 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $2k of loan paydown is wiped out by about $8k 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.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($261k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $65k; list at $265k implies a 308% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $224,292 (15.3% below list)

Questions for the listing agent

1. Built in 1952 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.85% ✗
• Cap rate: 7.03%
• Cash-on-cash: 2.64%
• DSCR: 1.12
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $235,612
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
202 Barrington Rd	0.16mi	4/2.0 (+1)	1,198 (+0%)	1mo	$220,000	$184	82
323 Barrington Rd	0.12mi	3/1.5	1,326 (+11%)	5mo	$290,000	$219	70
108 Phillips Rd	0.47mi	3/1.0	1,249 (+4%)	9mo	$228,000	$183	63
107 Sherbrooke Rd	0.26mi	2/1.0 (-1)	1,364 (+14%)	2mo	$268,000	$196	58
410 Hillsboro Pkwy	0.16mi	4/2.0 (+1)	1,340 (+12%)	6mo	$258,000	$193	58
703 Mountainview Ave	0.71mi	2/1.5 (-1)	1,184 (-1%)	2mo	$232,720	$197	57
109 Terrace Cir	0.70mi	2/1.0 (-1)	1,146 (-4%)	6mo	$165,000	$144	50
300 Sycamore	0.60mi	3/1.5	1,100 (-8%)	10mo	$280,000	$255	48
117 Foxboro Rd	0.69mi	2/1.5 (-1)	1,259 (+5%)	8mo	$250,000	$199	46
125 Clearview Rd	0.71mi	3/2.5	1,070 (-10%)	2mo	$249,900	$234	42
407 Radcliffe Rd	0.39mi	4/2.0 (+1)	1,374 (+15%)	10mo	$285,000	$207	39
106 Haddonfield Dr	0.72mi	3/1.5	1,362 (+14%)	3mo	$239,000	$175	38

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: -12.2%
• Equity multiple: 0.56×
• Total profit: $-32,643
• Equity at exit: $39,497

10-year hold

• IRR: -3.1%
• Equity multiple: 0.79×
• Total profit: $-15,469
• Equity at exit: $22,904

Cash invested: $74,172 (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 13214

• Home prices YoY: -10.3%
• Active inventory: 33
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,243 high
• Mortgage (P&I): −$1,389
• Tax from tax record: −$109 /mo · $1,312/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$471
• Net cashflow: $163

Break-even live

Break-even rent $2,037

Max offer price $264,900

Occupancy floor 88%

Sensitivity live

Price	-10% $313	-5% $238	+0% $163	+5% $88	+10% $13
Rent	-10% $-14	-5% $74	+0% $163	+5% $252	+10% $340
Rate	-1.0pp $296	-0.5pp $230	base $163	+0.5pp $94	+1.0pp $25

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: $66,225
• Closing costs: $7,947
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
121 Doll Pkwy Unit A Syracuse, NY	4.0	2.0	1400	$2,800	$2.00	15d	1	0.28mi
99 Alpine Dr Unit 107-2 Syracuse, NY	3.0	1.0	1100	$1,700	$1.55	45d	1	0.81mi
4449 E Genesee St Syracuse, NY	3.0	1.0	1100	$2,100	$1.91	15d	1	1.05mi
102 Elmsford Rd Syracuse, NY	3.0	2.0	1297	$2,295	$1.77	45d	1	1.05mi
27 Wexford Rd Syracuse, NY	4.0	1.0	1000	$2,300	$2.30	22d	1	1.14mi
15 Wexford Rd Syracuse, NY	4.0	1.0	1416	$2,400	$1.69	15d	1	1.14mi
118 Niven St Syracuse, NY	3.0	1.0	1150	$1,650	$1.43	22d	1	1.19mi
213 Beattie St Syracuse, NY	2.0	1.0	975	$1,370	$1.41	15d	1	1.27mi
113 Croyden Ln Syracuse, NY	1.0–2.0	1.0	622	$1,825	$2.93	15d	9	1.50mi

Listing history 19 events

1. 2026-06-21
   statusdays on market $264,900 Pending 27 DOM
2. 2026-06-18
   days on market $264,900 Active 26 DOM
3. 2026-06-17
   days on market $264,900 Active 25 DOM
4. 2026-06-16
   days on market $264,900 Active 24 DOM
5. 2026-06-15
   price $264,900 Active 23 DOM
6. 2026-06-15
   days on market $274,900 Active 23 DOM
7. 2026-06-14
   days on market $274,900 Active 21 DOM
8. 2026-06-13
   days on market $274,900 Active 20 DOM
9. 2026-06-10
   days on market $274,900 Active 18 DOM
10. 2026-06-09
    days on market $274,900 Active 17 DOM
11. 2026-06-08
    days on market $274,900 Active 16 DOM
12. 2026-06-07
    days on market $274,900 Active 15 DOM
13. 2026-06-05
    days on market $274,900 Active 12 DOM
14. 2026-06-02
    days on market $274,900 Active 10 DOM
15. 2026-06-01
    days on market $274,900 Active 9 DOM
16. 2026-05-31
    days on market $274,900 Active 8 DOM
17. 2026-05-30
    days on market $274,900 Active 7 DOM
18. 2026-05-21
    listed $299,900 Active
19. 1995-09-11
    soldstatus $65,000

ⓘ 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: $1,312 · $109/mo
• Projected year-2 tax: $2,894 · $241/mo
• Expected delta: +$1,583/yr (+$132/mo · 120.6%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 67% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°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: $26,915
• − Mortgage interest: −$14,839
• − Property taxes: −$1,312
• − Insurance: −$1,324
• − Repairs & maintenance: −$2,153
• − Management: −$2,153
• − Depreciation: −$7,706
• Taxable loss: −$2,572
• Est. tax savings @ 24.0%: +$617
• After-tax cash flow: $2,574/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): 8,713

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 (67%)
• Race & ethnicity: White 67% Black 14% Two or more races 9% Hispanic / Latino 7% Asian 5% Native American 1%
• Hispanic origin (detail): Dominican 3%
• Common ancestry: Romanian 6% Lithuanian 3% Italian 2%
• Foreign-born: 8% · Canada, China, Vietnam
• Languages at home: 84% English-only · Spanish 7% Chinese 2% Other Indo-European 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: ▼ -38.16%
• Current HPI: 333.2268
• 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

+361.4% since first listed

2 events — show timeline

• 2026-05-21 Listed $299,900 CNYIS
• 1995-09-11 Sold (Public Records) $65,000 Public Records

Property tax history

+0.2%/yr

Latest (2025): $1,312 · +0.0% YoY. Source: county tax records.