319 Westmoreland Ave · Syracuse, NY 13210

$114,900

3 bd · 1.0 ba · 1,200 sqft · SingleFamily public records · 70 Days on market

Built 1940 3,812 sqft lot Est $176k · 35% under ↓ 32% since listing

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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
• Rent growth +5.0/5.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Charming and move-in ready! This beautiful 3-bedroom, 1-bath two-story home features an updated kitchen with granite countertops and plenty of cabinet space. The bathroom has been tastefully updated, offering a modern touch throughout. Enjoy peace of mind with a newer roof, brand new French drain and sump pump system, and waterproofed basement walls — all with a lifetime transferable warranty. Step outside to a spacious deck, perfect for relaxing or entertaining. Don’t miss your chance to make this well-maintained home yours — schedule your showing today!

Key facts

• Newer roof
• French drain
• Updated kitchen

Tags

• UPDATED KITCHEN
• GRANITE COUNTERTOPS
• NEWER ROOF
• FRENCH DRAIN
• SUMP PUMP SYSTEM
• WATERPROOFED BASEMENT WALLS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $701 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $108k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.6% vs local median 8.2% in Syracuse — 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 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 (+11.2%/yr); 58 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 616 units permitted in Onondaga County in 2024 (256 in 5+ unit buildings).
• At $1,817/mo this rent would consume 52% of the median local household income ($42k/yr) (locally 2307% 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 $794 of loan paydown is wiped out by about $3k 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 $32k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $35k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $108,006 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.58% ✓
• Cap rate: 13.61%
• Cash-on-cash: 26.15%
• DSCR: 2.16
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $176,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
316 Bruce St	0.14mi	3/1.0	1,287 (+7%)	4mo	$96,000	$75	78
271 Fenway Dr	0.25mi	3/1.0	1,256 (+5%)	8mo	$161,500	$129	74
137 Fellows Ave	0.26mi	3/1.5	1,090 (-9%)	7mo	$175,000	$161	65
245 Mountainview Ave	0.67mi	3/1.0	1,196 (-0%)	8mo	$172,500	$144	61
267 Fenway Dr	0.24mi	3/1.5	1,332 (+11%)	9mo	$180,000	$135	61
259 Fellows Ave	0.53mi	3/1.0	1,296 (+8%)	7mo	$135,000	$104	56
203 Candee Ave	0.50mi	2/1.5 (-1)	1,296 (+8%)	5mo	$220,000	$170	52
318 Seeley Rd	0.56mi	4/1.0 (+1)	1,080 (-10%)	0mo	$210,000	$194	52
243 Houston Ave	0.61mi	2/1.5 (-1)	1,107 (-8%)	2mo	$224,000	$202	50
215 Vann St	0.66mi	3/1.0	1,104 (-8%)	8mo	$165,000	$149	50
216 Vann St	0.63mi	3/2.0	1,100 (-8%)	9mo	$140,000	$127	45
318 Greenway Ave	0.63mi	3/1.5	1,052 (-12%)	5mo	$155,000	$147	44

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: 25.2%
• Equity multiple: 2.11×
• Total profit: $35,623
• Equity at exit: $17,132

10-year hold

• IRR: 35.8%
• Equity multiple: 5.11×
• Total profit: $132,187
• Equity at exit: $9,934

Cash invested: $32,172 (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 13210

• Home prices YoY: -9.0%
• Rents YoY: 11.2%
• Active inventory: 58
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,817 high
• Mortgage (P&I): −$603
• Tax from tax record: −$84 /mo · $1,013/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $701

Break-even live

Break-even rent $930

Max offer price $114,900

Occupancy floor 56%

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
118 Niven St Syracuse, NY	3.0	1.0	1150	$1,650	$1.43	21d	1	0.34mi
213 Beattie St Syracuse, NY	2.0	1.0	975	$1,370	$1.41	14d	1	0.37mi
131 Dell St Unit 133 DELL Syracuse, NY	4.0	1.0	853	$450	$0.53	44d	1	0.51mi
822 Westcott St Unit 1 Syracuse, NY	4.0	2.0	941	$575	$0.61	44d	1	0.87mi
620 Euclid Ave Apt 1 Syracuse, NY	3.0	1.0	1248	$1,700	$1.36	44d	1	0.94mi
247 Roosevelt Ave Unit 2 Syracuse, NY	2.0	1.0	822	$1,450	$1.76	44d	1	0.96mi
917 Madison St #5 Syracuse, NY	2.0	1.0	1000	$1,600	$1.60	44d	1	0.98mi
953-55 Westcott St Unit 955 Syracuse, NY	3.0	1.0	1286	$1,500	$1.17	44d	1	0.99mi
204 Mariposa St Unit pvt house Syracuse, NY	3.0	1.0	1128	$2,137	$1.89	14d	1	1.00mi
300 University Ave Syracuse, NY	2.0	1.0	1020	$2,150	$2.11	14d	1	1.04mi
502 University Ave Syracuse, NY	1.0–2.0	1.0	950	$1,450	$1.53	14d	2	1.07mi
900 E Fayette St Syracuse, NY	1.0–2.0	1.0	817	$1,995	$2.44	14d	9	1.19mi
1618 James St #3 Syracuse, NY	2.0	1.0	1150	$2,200	$1.91	14d	1	1.21mi
525 Burnet Ave Unit First Floor Syracuse, NY	3.0	1.0	900	$1,650	$1.83	44d	1	1.24mi
1801 James St #2 Syracuse, NY	3.0	1.0	1244	$1,800	$1.45	14d	1	1.30mi
121 Doll Pkwy Unit A Syracuse, NY	4.0	2.0	1400	$2,800	$2.00	14d	1	1.35mi
113 Croyden Ln Syracuse, NY	1.0–2.0	1.0	622	$1,825	$2.93	14d	9	1.37mi
200 Catherine St Apt 5 Syracuse, NY	2.0	1.0	850	$1,550	$1.82	44d	1	1.45mi
101 Waldorf Pkwy Unit 14 Syracuse, NY	2.0	1.0	800	$1,450	$1.81	14d	1	1.48mi
60 Presidential Plz Syracuse, NY	1.0–2.0	1.0–1.5	970	$1,315	$1.36	44d	1	1.49mi

Listing history 9 events

1. 2026-01-19
   status Pending
2. 2025-12-10
   historical Active Under Contract
3. 2025-12-04
   price $114,900
4. 2025-11-19
   price $135,000
5. 2025-11-10
   listed $149,900 Active
6. 2025-05-06
   listed $149,900 Active
7. 2023-10-04
   historical
8. 2023-09-29
   price $163,900
9. 2023-09-20
   listed $169,900 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: $1,013 · $84/mo
• Projected year-2 tax: $1,477 · $123/mo
• Expected delta: +$465/yr (+$39/mo · 45.9%)

ⓘ 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: $21,810
• − Mortgage interest: −$6,436
• − Property taxes: −$1,013
• − Insurance: −$574
• − Repairs & maintenance: −$1,745
• − Management: −$1,745
• − Depreciation: −$3,343
• Taxable income: $6,954
• Est. tax owed @ 24.0%: −$1,669
• After-tax cash flow: $6,743/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): 19,803
• Household income: $41,738
• Rent vs Own: 70.6% rent · 29.4% own
• Severe rent burden: 2307.0

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 0.61)
• Race & ethnicity: White 58% Black 18% Asian 9% Hispanic / Latino 9% Two or more races 8%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Romanian 3% Lithuanian 3% Italian 2%
• Foreign-born: 18% · China, Canada, South Korea
• Languages at home: 78% English-only · Chinese 5% Spanish 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: ▼ -37.59%
• Current HPI: 378.0277
• Rent YoY: ▲ 11.18%
• 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

-32.4% since first listed

9 events — show timeline

• 2026-01-19 Pending — CNYIS
• 2025-12-10 Contingent — CNYIS
• 2025-12-04 Price Changed $114,900 CNYIS
• 2025-11-19 Price Changed $135,000 CNYIS
• 2025-11-10 Listed $149,900 CNYIS
• 2025-05-06 Listed $149,900 CNYIS
• 2023-10-04 Listing Removed — CNYIS
• 2023-09-29 Price Changed $163,900 CNYIS
• 2023-09-20 Listed $169,900 CNYIS

Property tax history

+16.1%/yr

Latest (2025): $1,013 · +0.0% YoY. Source: county tax records.