1022 Avery Ave · Syracuse, NY 13204

$217,000

4 bd · 2.0 ba · 2,112 sqft · MultiFamily public records · 26 Days on market

Built 1921 7,200 sqft lot Est $209k · at est.

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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 +9.2/10.0
• ARV discount +5.8/15.0
• Rent growth +4.6/5.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Multi-family units

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

Listing remarks

1022 Avery Ave offers a great opportunity for both investors and owner-occupants looking for a solid two-family property in Syracuse. This duplex features two spacious units, each offering 2 bedrooms and 1 full bathroom. The property is currently 50% occupied and generating $15,000 per year in gross rental income, with the first-floor unit available—making it an excellent option for an owner-occupant who wants to live in one unit while collecting rent from the other. Each apartment has separate utilities, providing convenience and efficiency for tenants and ownership alike. Additional highlights include off-street parking, a storage shed for extra space, a deck for outdoor enjoyment,

Key facts

• Separate utilities
• Off street parking
• Two family property

Tags

• TWO FAMILY PROPERTY
• SEPARATE UTILITIES
• OFF STREET PARKING
• STORAGE SHED
• DECK
• FULL BASEMENT

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $217k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive. Per door: $535/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $217k).
• Recommended offer: $214k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.2% 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 (+8.2%/yr); 119 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 616 units permitted in Onondaga County in 2024 (256 in 5+ unit buildings).
• At $3,084/mo this rent would consume 82% of the median local household income ($45k/yr) (locally 2073% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $23k of equity ($2k loan paydown + $22k 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 + 8.0% rent growth), your $61k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($214k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask is 12300% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $141k; list at $217k implies a 54% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1921 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $213,745 (1.5% below list)

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 1921 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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: 1.42% ✓
• Cap rate: 12.21%
• Cash-on-cash: 21.13%
• DSCR: 1.94
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $209,088
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1022 Avery Ave	0.00mi	4/2.5	2,112 (0%)	1mo	$231,500	$110	97
119 Charles Ave	0.21mi	5/2.0 (+1)	2,079 (-2%)	7mo	$235,000	$113	76
112 Charlotte St	0.26mi	4/2.0	2,000 (-5%)	14mo	$252,000	$126	67
222 Lamont Ave	0.38mi	5/2.0 (+1)	2,068 (-2%)	9mo	$125,000	$60	66
204 Essex St	0.10mi	5/2.0 (+1)	1,952 (-8%)	15mo	$232,300	$119	66
704 Avery Ave	0.36mi	4/2.0	2,240 (+6%)	18mo	$85,500	$38	58
229 Caroline Ave	0.20mi	4/2.0	1,868 (-12%)	18mo	$185,000	$99	56
307 St Marks Ave St	0.58mi	4/2.5	2,406 (+14%)	16mo	$200,000	$83	34
310 Hall Ave	0.51mi	4/2.0	1,814 (-14%)	22mo	$165,000	$91	34

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 42.7%
• Equity multiple: 4.33×
• Total profit: $202,584
• Equity at exit: $195,491

10-year hold

• IRR: 38.8%
• Equity multiple: 10.60×
• Total profit: $583,299
• Equity at exit: $421,583

Cash invested: $60,760 (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 13204

• Home prices YoY: 31.6%
• Rents YoY: 8.2%
• Active inventory: 119
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $3,084 high
• Mortgage (P&I): −$1,138
• Tax from tax record: −$138 /mo · $1,658/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$648
• Net cashflow: $1,070

Break-even live

Break-even rent $1,730

Max offer price $217,000

Occupancy floor 60%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,084
Total (2 units)			$3,084

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: $54,250
• Closing costs: $6,510
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
104 Kincaid Ave Syracuse, NY	4.0	1.0	1910	$1,600	$0.84	13d	1	0.17mi
312 Hall Ave Solvay, NY	5.0	2.5	1800	$3,600	$2.00	21d	1	0.53mi
349 Bryant Ave Syracuse, NY	3.0	1.5	1500	$2,300	$1.53	13d	1	0.99mi
121 Whittier Ave Syracuse, NY	4.0	1.0	1400	$600	$0.43	43d	1	1.14mi

Listing history 9 events

1. 2026-04-29
   listed $1,750
2. 2026-04-28
   historical $1,750
3. 2026-04-27
   listed $1,750
4. 2026-04-08
   status Pending
5. 2026-03-20
   historical Active Under Contract
6. 2026-03-13
   listed $217,000 Active
7. 2025-07-30
   listed $217,000 Active
8. 2024-01-10
   soldstatus $141,000
9. 2009-11-02
   soldstatus $68,900

ⓘ 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: $1,658 · $138/mo
• Projected year-2 tax: $2,663 · $222/mo
• Expected delta: +$1,005/yr (+$84/mo · 60.6%)

ⓘ 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 ≥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: $37,008
• − Mortgage interest: −$12,155
• − Property taxes: −$1,658
• − Insurance: −$1,085
• − Repairs & maintenance: −$2,961
• − Management: −$2,961
• − Depreciation: −$6,313
• Taxable income: $9,876
• Est. tax owed @ 24.0%: −$2,370
• After-tax cash flow: $10,468/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): 19,440
• Household income: $45,351
• Rent vs Own: 70.8% rent · 29.2% own
• Severe rent burden: 2073.0

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 0.68)
• Race & ethnicity: White 47% Black 26% Hispanic / Latino 17% Two or more races 13% Native American 1%
• Hispanic origin (detail): Puerto Rican 12% Cuban 2% Dominican 1%
• Common ancestry: Romanian 5% Lithuanian 2% Subsaharan African 2%
• Foreign-born: 7% · Canada, Jamaica
• Languages at home: 83% English-only · Spanish 11% Russian/Polish/Slavic 3% Arabic 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: ▲ 100.14%
• Current HPI: 416.7272
• Rent YoY: ▲ 8.24%
• 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

-97.5% since first listed

9 events — show timeline

• 2026-04-29 Listed for Rent $1,750 TURBOTENANT
• 2026-04-28 Rental Removed $1,750 TURBOTENANT
• 2026-04-27 Listed for Rent $1,750 TURBOTENANT
• 2026-04-08 Pending — CNYIS
• 2026-03-20 Contingent — CNYIS
• 2026-03-13 Listed $217,000 CNYIS
• 2025-07-30 Listed $217,000 CNYIS
• 2024-01-10 Sold (Public Records) $141,000 Public Records
• 2009-11-02 Sold (Public Records) $68,900 Public Records

Property tax history

+0.9%/yr

Latest (2025): $1,658 · +0.0% YoY. Source: county tax records.