524 W Ostrander Ave · Syracuse, NY 13205

$140,000

4 bd · 1.0 ba · 1,610 sqft · SingleFamily public records · 25 Days on market

Built 1915 2,987 sqft lot $87/sqft · 29% above area Est $108k · 29% over

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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
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +9.9/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Welcome to the spacious newly remodeled four bedroom home that is move-in ready. This home has plenty of room for first time homebuyers or for a growing family. Also great for investors to add to their portfolio. This home has a new roof and vinyl siding. A large garage and the enclosed porch is welcoming you into a newly carpeted home. The dining room has beams ceilings and new hanging light fixtures. The kitchen has granite counter tops and plenty of cupboard space. A must see!

Key facts

• Eat in kitchen
• Full basement
• Full dining room

Tags

• FULL DINING ROOM
• EAT IN KITCHEN
• CLOSED IN FRONT PORCH
• FULL BASEMENT
• ATTIC RENOVATED
• INVESTMENT OPPORTUNITY

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water connected; Sewer connected
• Home design: 2 stories; Resale property; Wood siding
• Construction: Block foundation
• Exterior features: Blacktop driveway; Near public transit; Rectangular residential lot; City street frontage

Interior

• Kitchen: Gas oven; Gas range; Refrigerator
• Bedrooms: 6 total rooms including living areas and laundry
• Flooring: Carpet; Tile; Varies
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Electric heating; Gas heating
• Interior features: Attic; Eat-in kitchen; Separate/formal living room; Full basement
• Laundry & utility: Laundry in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $777 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $138k (1.5% 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: 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: Syracuse Latin School (math 31% / reading 62%, grade D-, #1,262 of 2,108 statewide, top 60%, 642 students, 42% FRL); Expeditionary Learning Middle School (math 17% / reading 32%, grade F, #611 of 729 statewide, top 88%, 170 students, 76% FRL); Corcoran High School (math 61% / reading 62%, grade B-, #842 of 1,100 statewide, top 77%, 1,252 students, 87% FRL).
• Zoned-school proficiency averages 44% at this address vs 22% district-wide (+22 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: 68 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $15k of equity ($968 loan paydown + $14k 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 $39k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($138k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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 $92k; list at $140k implies a 52% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $137,900 (1.5% below list)

Questions for the listing agent

1. Built in 1915 — 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: 1.49% ✓
• Cap rate: 12.95%
• Cash-on-cash: 23.77%
• DSCR: 2.06
• GRM: 5.6

CMA / ARV

• ARV (median comp): $108,378
• List price: $140,000
• Delta: 29.18%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
504 W Newell St	0.21mi	3/1.0 (-1)	1,545 (-4%)	0mo	$110,000	$71	78
875 W Lafayette Ave	0.37mi	4/1.0	1,568 (-3%)	4mo	$160,000	$102	76
2331 Midland Ave	0.32mi	4/1.5	1,664 (+3%)	3mo	$90,000	$54	75
183 W Ostrander Ave	0.42mi	4/1.0	1,519 (-6%)	4mo	$63,000	$41	67
2725 Midland Ave	0.27mi	4/1.5	1,794 (+11%)	2mo	$119,000	$66	65
129 W Pleasant Ave	0.49mi	4/1.5	1,532 (-5%)	4mo	$160,000	$104	64
303 Marguerite Ave	0.49mi	3/1.0 (-1)	1,486 (-8%)	4mo	$45,000	$30	56
3633 Midland Ave	0.72mi	3/1.5 (-1)	1,536 (-5%)	2mo	$190,000	$124	50
142 Maxwell Ave	0.56mi	4/2.0	1,392 (-14%)	4mo	$122,500	$88	44
122 Maxwell Ave	0.53mi	3/2.0 (-1)	1,410 (-12%)	4mo	$160,000	$113	43
212 W Glen Ave	0.66mi	5/2.0 (+1)	1,446 (-10%)	3mo	$212,000	$147	41
147 E Matson Ave	0.67mi	4/2.5	1,421 (-12%)	3mo	$80,000	$56	40

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: 42.1%
• Equity multiple: 4.21×
• Total profit: $125,680
• Equity at exit: $126,123

10-year hold

• IRR: 36.4%
• Equity multiple: 9.45×
• Total profit: $331,164
• Equity at exit: $271,989

Cash invested: $39,200 (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: 68
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $2,091 high
• Mortgage (P&I): −$734
• Tax from tax record: −$83 /mo · $992/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$439
• Net cashflow: $777

Break-even live

Break-even rent $1,108

Max offer price $140,000

Occupancy floor 58%

Sensitivity live

Price	-10% $856	-5% $816	+0% $777	+5% $737	+10% $697
Rent	-10% $611	-5% $694	+0% $777	+5% $859	+10% $942
Rate	-1.0pp $847	-0.5pp $812	base $777	+0.5pp $740	+1.0pp $703

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2331 Midland Ave Syracuse, NY	4.0	1.5	1664	$2,300	$1.38	22d	1	0.31mi
147 E Matson Ave Syracuse, NY	3.0	2.5	1421	$2,000	$1.41	22d	1	0.67mi
213 Fletcher Ave Unit 2 Syracuse, NY	3.0	1.0	1200	$1,700	$1.42	15d	1	0.68mi
1330 Midland Ave Syracuse, NY	4.0	1.0	1870	$2,000	$1.07	22d	1	0.80mi
269 W Borden Ave Syracuse, NY	4.0	1.5	1800	$650	$0.36	22d	1	0.87mi
154 Seeley Ave Syracuse, NY	4.0	1.0	1312	$2,100	$1.60	15d	1	0.91mi
102 Newbury Hollow Ln Syracuse, NY	3.0	2.0	2000	$2,300	$1.15	45d	1	0.94mi
260 Robert Dr Syracuse, NY	3.0	1.5	1200	$2,097	$1.75	45d	1	1.35mi
259 Robert Dr Syracuse, NY	3.0	1.5	1350	$699	$0.52	45d	1	1.36mi
409 Stolp Ave Syracuse, NY	1.0–3.0	1.0	849	$1,575	$1.86	15d	5	1.42mi

Listing history 7 events

1. 2026-05-17
   status Pending 545-char remark
2. 2026-04-22
   listed $140,000 Active 545-char remark
3. 2023-02-23
   soldstatus $92,000
4. 2023-02-17
   soldstatus $92,000 Closed Sale or Rented 484-char remark

   Show marketing remark (484 chars)

   Welcome to the spacious newly remodeled four bedroom home that is move-in ready. This home has plenty of room for first time homebuyers or for a growing family. Also great for investors to add to their portfolio. This home has a new roof and vinyl siding. A large garage and the enclosed porch is welcoming you into a newly carpeted home. The dining room has beams ceilings and new hanging light fixtures. The kitchen has granite counter tops and plenty of cupboard space. A must see!

5. 2022-12-13
   status Under Contract- Do Not Show 484-char remark

   Show marketing remark (484 chars)

   Welcome to the spacious newly remodeled four bedroom home that is move-in ready. This home has plenty of room for first time homebuyers or for a growing family. Also great for investors to add to their portfolio. This home has a new roof and vinyl siding. A large garage and the enclosed porch is welcoming you into a newly carpeted home. The dining room has beams ceilings and new hanging light fixtures. The kitchen has granite counter tops and plenty of cupboard space. A must see!

6. 2022-11-11
   price $99,900 484-char remark

   Show marketing remark (484 chars)

   Welcome to the spacious newly remodeled four bedroom home that is move-in ready. This home has plenty of room for first time homebuyers or for a growing family. Also great for investors to add to their portfolio. This home has a new roof and vinyl siding. A large garage and the enclosed porch is welcoming you into a newly carpeted home. The dining room has beams ceilings and new hanging light fixtures. The kitchen has granite counter tops and plenty of cupboard space. A must see!

7. 2022-11-04
   listed $119,000 Active 484-char remark

   Show marketing remark (484 chars)

   Welcome to the spacious newly remodeled four bedroom home that is move-in ready. This home has plenty of room for first time homebuyers or for a growing family. Also great for investors to add to their portfolio. This home has a new roof and vinyl siding. A large garage and the enclosed porch is welcoming you into a newly carpeted home. The dining room has beams ceilings and new hanging light fixtures. The kitchen has granite counter tops and plenty of cupboard space. A must see!

ⓘ 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: $992 · $83/mo
• Projected year-2 tax: $1,679 · $140/mo
• Expected delta: +$687/yr (+$57/mo · 69.3%)

ⓘ 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) · 23% 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: $25,089
• − Mortgage interest: −$7,842
• − Property taxes: −$992
• − Insurance: −$700
• − Repairs & maintenance: −$2,007
• − Management: −$2,007
• − Depreciation: −$4,073
• Taxable income: $7,468
• Est. tax owed @ 24.0%: −$1,792
• After-tax cash flow: $7,526/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

+17.6% since first listed

7 events — show timeline

• 2026-05-17 Pending — CNYIS
• 2026-04-22 Listed $140,000 CNYIS
• 2023-02-23 Sold (Public Records) $92,000 Public Records
• 2023-02-17 Sold (MLS) $92,000 CNYIS
• 2022-12-13 Pending — CNYIS
• 2022-11-11 Price Changed $99,900 CNYIS
• 2022-11-04 Listed $119,000 CNYIS

Property tax history

+4.9%/yr

Latest (2025): $992 · +0.1% YoY. Source: county tax records.