326 Scott Ave · Syracuse, NY 13224

$310,000

3 bd · 1.5 ba · 1,840 sqft · SingleFamily public records · 3 Days on market

Built 1950 7,140 sqft lot Est $252k · 23% over

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Why this score? — see what drove the F 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 +9.6/30.0
• Appreciation +8.6/10.0
• Livability +3.9/5.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• Schools +1.8/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Location and quality are offered in this wonderful Scott Avenue colonial. Lovely hardwood floors can be found on most of the first and second levels. The formal living room is enhanced by its wood burning fireplace, the inviting formal dining room is perfect for gatherings and the light and bright eat-in kitchen boasts white cabinets, refrigerator and gas cook top range. The handy powder room completes the first level. The spacious master bedroom plus two generous additional bedrooms and a full bath can be found on the upper level. The lower game room is perfect bonus space with walk out to a lovely yard. There is a one car attached garage. Updates include: New furnace and air conditioning in 2012, patio installed in 2015, new water tank in 2016 and updated landscaping in 2017. Just minutes from schools, shopping, universities and hospitals too!

Key facts

• Walk out access
• Three season room
• Private backyard

Tags

• THREE SEASON ROOM
• PRIVATE BACKYARD
• PARTIALLY FINISHED BASEMENT
• WALK OUT ACCESS
• HOME GYM
• MEDIA ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $310k.

Deal economics

• At list price, monthly cash flow is $-211 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $273k (12.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $216k (30.3% below list).
• Recommended offer: $216k (30.3% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 8.2% in Syracuse — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: 25 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 616 units permitted in Onondaga County in 2024 (256 in 5+ unit buildings).
• This rent runs 34% of the median local income ($76k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $24k of equity ($2k loan paydown + $22k appreciation (7.2% local appreciation)).
• Onondaga County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 2, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 16y 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 $165k; list at $310k implies a 88% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $216,055 (30.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1950 — 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. 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?
7. 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.
8. 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.
9. 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: 0.70% ✗
• Cap rate: 5.48%
• Cash-on-cash: -2.91%
• DSCR: 0.87
• GRM: 12.0

CMA / ARV

• ARV (on-the-fly): $252,080
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
326 Scott Ave	0.00mi	3/1.5	1,840 (0%)	0mo	$363,000	$197	100
406 Crawford Ave	0.06mi	3/1.5	1,924 (+5%)	6mo	$310,000	$161	84
725 Fellows Ave	0.50mi	3/2.5	1,814 (-1%)	5mo	$270,000	$149	66
770 Westmoreland Ave	0.40mi	3/2.0	2,028 (+10%)	4mo	$250,000	$123	59
538 Cumberland Ave	0.29mi	4/2.0 (+1)	2,079 (+13%)	1mo	$195,000	$94	57
1022 Westcott St	0.65mi	4/1.5 (+1)	1,739 (-6%)	1mo	$287,000	$165	55
415 Greenwood Pl	0.72mi	4/1.5 (+1)	1,711 (-7%)	2mo	$235,000	$137	48
218 Candee Ave	0.70mi	4/1.5 (+1)	1,672 (-9%)	1mo	$225,000	$135	46
124 Cumberland Ave	0.58mi	4/1.5 (+1)	2,041 (+11%)	5mo	$158,000	$77	46
720 Salt Springs Rd	0.65mi	4/1.5 (+1)	2,028 (+10%)	6mo	$160,000	$79	43
1128 Westcott St	0.71mi	4/1.5 (+1)	1,624 (-12%)	3mo	$288,000	$177	40
144 Didama St	0.65mi	4/2.0 (+1)	1,585 (-14%)	1mo	$79,000	$50	38

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

Projected returns pro-forma

7.21% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.9%
• Equity multiple: 2.14×
• Total profit: $98,720
• Equity at exit: $219,073

10-year hold

• IRR: 15.6%
• Equity multiple: 4.41×
• Total profit: $296,417
• Equity at exit: $420,047

Cash invested: $86,800 (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 13224

• Home prices YoY: 2.1%
• Active inventory: 25
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $2,161 high
• Mortgage (P&I): −$1,626
• Tax from tax record: −$163 /mo · $1,953/yr
• Insurance: −$129
• HOA: −$0
• Vacancy / Maint / Mgmt: −$454
• Net cashflow: $-211

Break-even live

Break-even rent $2,427

Max offer price $272,775

Occupancy floor —

Sensitivity live

Price	-10% $-35	-5% $-123	+0% $-211	+5% $-298	+10% $-386
Rent	-10% $-381	-5% $-296	+0% $-211	+5% $-125	+10% $-40
Rate	-1.0pp $-55	-0.5pp $-132	base $-211	+0.5pp $-291	+1.0pp $-373

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: $77,500
• Closing costs: $9,300
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
108 Harrington Rd Syracuse, NY	3.0	2.0	1800	$2,600	$1.44	14d	1	0.34mi
205 Fellows Ave Unit 1 Syracuse, NY	3.0	1.0	1638	$1,800	$1.10	22d	1	0.51mi
942 Euclid Ave Syracuse, NY	3.0	1.0	2572	$1,800	$0.70	22d	1	0.53mi
215 Locksley Rd Syracuse, NY	4.0	3.5	2352	$4,300	$1.83	14d	1	0.56mi
953-55 Westcott St Unit 955 Syracuse, NY	3.0	1.0	1286	$1,500	$1.17	44d	1	0.61mi
922 Westcott St Syracuse, NY	4.0	2.0	1700	$2,000	$1.18	22d	1	0.63mi
409 Westmoreland Ave Unit 9 Syracuse, NY	3.0	1.0	2480	$2,200	$0.89	44d	1	0.78mi
501 Clarendon St Syracuse, NY	3.0	1.0	2516	$1,800	$0.72	22d	1	0.82mi
620 Euclid Ave Apt 1 Syracuse, NY	3.0	1.0	1248	$1,700	$1.36	44d	1	0.83mi
121 Doll Pkwy Unit A Syracuse, NY	4.0	2.0	1400	$2,800	$2.00	14d	1	1.15mi
1108 Madison St Unit 2 Syracuse, NY	3.0	1.5	1580	$2,080	$1.32	44d	1	1.27mi
1607 Burnet Ave Unit 1 Syracuse, NY	3.0	1.0	2538	$1,650	$0.65	22d	1	1.40mi
112 Gale Ave Unit 1 Syracuse, NY	2.0	1.0	1848	$1,400	$0.76	44d	1	1.42mi
259 Robert Dr Syracuse, NY	3.0	1.5	1350	$699	$0.52	44d	1	1.46mi

Listing history 12 events

1. 2026-04-26
   status Pending
2. 2026-04-23
   listed $310,000 Active
3. 2018-05-22
   soldstatus $165,000 Closed Sale or Rented 857-char remark

   Show marketing remark (857 chars)

   Location and quality are offered in this wonderful Scott Avenue colonial. Lovely hardwood floors can be found on most of the first and second levels. The formal living room is enhanced by its wood burning fireplace, the inviting formal dining room is perfect for gatherings and the light and bright eat-in kitchen boasts white cabinets, refrigerator and gas cook top range. The handy powder room completes the first level. The spacious master bedroom plus two generous additional bedrooms and a full bath can be found on the upper level. The lower game room is perfect bonus space with walk out to a lovely yard. There is a one car attached garage. Updates include: New furnace and air conditioning in 2012, patio installed in 2015, new water tank in 2016 and updated landscaping in 2017. Just minutes from schools, shopping, universities and hospitals too!

4. 2018-05-09
   soldstatus $165,000
5. 2018-04-07
   status Under Contract- Do Not Show 857-char remark

   Show marketing remark (857 chars)

   Location and quality are offered in this wonderful Scott Avenue colonial. Lovely hardwood floors can be found on most of the first and second levels. The formal living room is enhanced by its wood burning fireplace, the inviting formal dining room is perfect for gatherings and the light and bright eat-in kitchen boasts white cabinets, refrigerator and gas cook top range. The handy powder room completes the first level. The spacious master bedroom plus two generous additional bedrooms and a full bath can be found on the upper level. The lower game room is perfect bonus space with walk out to a lovely yard. There is a one car attached garage. Updates include: New furnace and air conditioning in 2012, patio installed in 2015, new water tank in 2016 and updated landscaping in 2017. Just minutes from schools, shopping, universities and hospitals too!

6. 2018-03-22
   historical Continue to Show- Under Contract 857-char remark

   Show marketing remark (857 chars)

   Location and quality are offered in this wonderful Scott Avenue colonial. Lovely hardwood floors can be found on most of the first and second levels. The formal living room is enhanced by its wood burning fireplace, the inviting formal dining room is perfect for gatherings and the light and bright eat-in kitchen boasts white cabinets, refrigerator and gas cook top range. The handy powder room completes the first level. The spacious master bedroom plus two generous additional bedrooms and a full bath can be found on the upper level. The lower game room is perfect bonus space with walk out to a lovely yard. There is a one car attached garage. Updates include: New furnace and air conditioning in 2012, patio installed in 2015, new water tank in 2016 and updated landscaping in 2017. Just minutes from schools, shopping, universities and hospitals too!

7. 2018-03-13
   price $167,400 857-char remark

   Show marketing remark (857 chars)

   Location and quality are offered in this wonderful Scott Avenue colonial. Lovely hardwood floors can be found on most of the first and second levels. The formal living room is enhanced by its wood burning fireplace, the inviting formal dining room is perfect for gatherings and the light and bright eat-in kitchen boasts white cabinets, refrigerator and gas cook top range. The handy powder room completes the first level. The spacious master bedroom plus two generous additional bedrooms and a full bath can be found on the upper level. The lower game room is perfect bonus space with walk out to a lovely yard. There is a one car attached garage. Updates include: New furnace and air conditioning in 2012, patio installed in 2015, new water tank in 2016 and updated landscaping in 2017. Just minutes from schools, shopping, universities and hospitals too!

8. 2018-02-12
   listed $169,900 Active 857-char remark

   Show marketing remark (857 chars)

   Location and quality are offered in this wonderful Scott Avenue colonial. Lovely hardwood floors can be found on most of the first and second levels. The formal living room is enhanced by its wood burning fireplace, the inviting formal dining room is perfect for gatherings and the light and bright eat-in kitchen boasts white cabinets, refrigerator and gas cook top range. The handy powder room completes the first level. The spacious master bedroom plus two generous additional bedrooms and a full bath can be found on the upper level. The lower game room is perfect bonus space with walk out to a lovely yard. There is a one car attached garage. Updates include: New furnace and air conditioning in 2012, patio installed in 2015, new water tank in 2016 and updated landscaping in 2017. Just minutes from schools, shopping, universities and hospitals too!

9. 2010-05-24
   soldstatus $162,000
10. 2010-05-21
    soldstatus $162,000 617-char remark

    Show marketing remark (617 chars)

    Quality, convenience & comfort can all be yours in this 3 bedroom 1.5 bath Colonail on Scott Ave. Pull your vehicle into the attached garage & stay warm as you enter into the spacious eat in kitchen. Well lit dining room provides a great space for meal time or homework. Stay toasty warm by the handsome fireplace in the living room. Full basement, half is finished with a storage wall of shelves & cabinets to keep things tidy. Access to the back yard is provided through the finished half of the basement, making it trouble-free for children & pets. 2010 home inspection avail. upon request.

11. 2010-02-11
    listed $167,500 617-char remark

    Show marketing remark (617 chars)

    Quality, convenience & comfort can all be yours in this 3 bedroom 1.5 bath Colonail on Scott Ave. Pull your vehicle into the attached garage & stay warm as you enter into the spacious eat in kitchen. Well lit dining room provides a great space for meal time or homework. Stay toasty warm by the handsome fireplace in the living room. Full basement, half is finished with a storage wall of shelves & cabinets to keep things tidy. Access to the back yard is provided through the finished half of the basement, making it trouble-free for children & pets. 2010 home inspection avail. upon request.

12. 1994-07-29
    soldstatus $94,000

ⓘ 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: $1,953 · $163/mo
• Projected year-2 tax: $3,596 · $300/mo
• Expected delta: +$1,643/yr (+$137/mo · 84.2%)

ⓘ 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 ≥94°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: $25,927
• − Mortgage interest: −$17,365
• − Property taxes: −$1,953
• − Insurance: −$1,550
• − Repairs & maintenance: −$2,074
• − Management: −$2,074
• − Depreciation: −$9,018
• Taxable loss: −$8,107
• Est. tax savings @ 24.0%: +$1,946
• After-tax cash flow: $-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: 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): 8,659
• Household income: $76,500
• Rent vs Own: 34.9% rent · 65.1% own
• Severe rent burden: 423.0

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 47% Black 32% Two or more races 10% Hispanic / Latino 8% Asian 6%
• Hispanic origin (detail): Puerto Rican 3% Cuban 1% Dominican 2%
• Common ancestry: Romanian 3% Arab 2% Subsaharan African 2%
• Foreign-born: 16% · Canada, China, Jamaica
• Languages at home: 84% English-only · Spanish 6% Arabic 4% 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: ▲ 7.21%
• Current HPI: 350.9419
• 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

+229.8% since first listed

12 events — show timeline

• 2026-04-26 Pending — CNYIS
• 2026-04-23 Listed $310,000 CNYIS
• 2018-05-22 Sold (MLS) $165,000 CNYIS
• 2018-05-09 Sold (Public Records) $165,000 Public Records
• 2018-04-07 Pending — CNYIS
• 2018-03-22 Contingent — CNYIS
• 2018-03-13 Price Changed $167,400 CNYIS
• 2018-02-12 Listed $169,900 CNYIS
• 2010-05-24 Sold (Public Records) $162,000 Public Records
• 2010-05-21 Sold (MLS) $162,000 CNYIS
• 2010-02-11 Listed $167,500 CNYIS
• 1994-07-29 Sold (Public Records) $94,000 Public Records

Property tax history

-0.2%/yr

Latest (2025): $1,953 · +0.0% YoY. Source: county tax records.