220 Westover St · Fairmount, NY 13209

$129,900

3 bd · 1.0 ba · 1,400 sqft · SingleFamily public records · 7 Days on market

Built 1940 6,250 sqft lot $93/sqft · 49% below area Est $255k · 49% under

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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
• Schools +5.1/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity awaits in this 3-bedroom, 1 full bath home located in the desirable West Genesee Central School District. Perfect for investors, handy buyers, or anyone looking to build equity, this home offers solid potential with a little vision and updating. Features include an eat-in kitchen, spacious living areas, a partially fenced yard, and a deck ideal for outdoor enjoyment. Whether you're looking for your next renovation project or a chance to create a home of your own, this property is full of possibilities. * * * Seller is requesting all final and best offers to be in by Thursday, 5/14 at noon. * * *

Key facts

• Deck
• Eat-in kitchen
• 6,250 sq ft lot

Tags

• EAT-IN KITCHEN
• SPACIOUS LIVING AREAS
• PARTIALLY FENCED YARD
• DECK

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water (connected); Sewer connected; Cable available; Circuit breaker electrical
• Home design: Single-story home; Vinyl siding; Resale property
• Construction: Block foundation; Vinyl siding construction; Existing (year built details)
• Exterior features: Deck; Blacktop driveway; Partial fencing; Shed(s)/storage

Interior

• Kitchen: Gas range; Gas oven; Refrigerator
• Bedrooms: Total of 5 rooms (includes bedroom spaces)
• Flooring: Carpet; Laminate; Varies
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Eat-in kitchen; Sliding glass door(s); Sliding doors
• Laundry & utility: Main level laundry; Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $590 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Cap rate 11.7% vs local median 4.1% in Fairmount — 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 72/100 on livability (#366 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, employment A-; Watch: schools C-, crime D, amenities F.
• West Genesee Central School District (suburban): math 56% / reading 61% proficiency, ranked #241 of 590 in NY (top 41%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 15% free/reduced lunch — higher-income household profile.
• Market conditions: 59 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).
• This rent runs 38% of the median local income ($68k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $898 of loan paydown is wiped out by about $4k 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 + 3.0% rent growth), your $36k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $80k; list at $130k implies a 62% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.6% of price; built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $129,900

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Crime grade is D 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: 1.67% ✓
• Cap rate: 11.75%
• Cash-on-cash: 19.48%
• DSCR: 1.87
• GRM: 5.0

CMA / ARV

• ARV (median comp): $254,662
• List price: $129,900
• Delta: -48.99%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3759 Warners Rd	0.13mi	3/1.0	1,578 (+13%)	2mo	$247,000	$157	71
119 Suffolk Rd	0.28mi	3/2.0	1,456 (+4%)	8mo	$291,500	$200	70
3780 Neptune Ln	0.30mi	2/2.0 (-1)	1,436 (+3%)	7mo	$350,000	$244	67
210 Turner Ave	0.57mi	3/1.0	1,456 (+4%)	5mo	$240,000	$165	63
209 Patterson Ave	0.56mi	3/1.5	1,436 (+3%)	8mo	$271,000	$189	61
108 Matterson Ave	0.25mi	3/1.5	1,203 (-14%)	7mo	$272,000	$226	57
5 Elm Hill Way	0.66mi	3/2.5	1,416 (+1%)	7mo	$320,000	$226	55
416 Mackay Ave	0.47mi	2/1.5 (-1)	1,536 (+10%)	2mo	$226,000	$147	54
209 Mackay Ave	0.61mi	4/2.0 (+1)	1,344 (-4%)	5mo	$268,000	$199	52
254 Germania Ave	0.59mi	3/1.0	1,250 (-11%)	8mo	$150,000	$120	48
106 Mackay Ave	0.74mi	3/1.5	1,500 (+7%)	9mo	$240,000	$160	44
101 Mackay Ave	0.74mi	3/1.0	1,552 (+11%)	7mo	$210,000	$135	41

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: 11.6%
• Equity multiple: 1.46×
• Total profit: $16,720
• Equity at exit: $19,369

10-year hold

• IRR: 20.6%
• Equity multiple: 2.75×
• Total profit: $63,664
• Equity at exit: $11,231

Cash invested: $36,372 (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 13209

• Home prices YoY: -7.7%
• Active inventory: 59
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $2,165 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$385 /mo · $4,618/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$455
• Net cashflow: $590

Break-even live

Break-even rent $1,418

Max offer price $129,900

Occupancy floor 68%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8 Kings Ct Camillus, NY	1.0–2.0	1.0–2.0	994	$1,855	$1.87	13d	5	0.41mi
189 Lookout Cir Syracuse, NY	2.0	1.5	1304	$2,200	$1.69	43d	1	0.81mi
130 Saddlestone Pl Camillus, NY	1.0–2.0	1.0–2.0	989	$2,065	$2.09	13d	7	0.92mi
113 Weeping Willow Way Camillus, NY	3.0	2.5	1800	$3,850	$2.14	20d	1	1.46mi

Listing history 3 events

1. 2026-05-17
   status Pending 618-char remark
2. 2026-05-10
   listed $129,900 Active 618-char remark
3. 2004-09-27
   soldstatus $79,950

ⓘ 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: $4,618 · $385/mo
• Projected year-2 tax: $4,618 · $385/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 100% 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: $25,983
• − Mortgage interest: −$7,276
• − Property taxes: −$4,618
• − Insurance: −$650
• − Repairs & maintenance: −$2,079
• − Management: −$2,079
• − Depreciation: −$3,779
• Taxable income: $5,503
• Est. tax owed @ 24.0%: −$1,321
• After-tax cash flow: $5,764/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: West Genesee Central School District
• NCES district ID: 3630630
• Math proficiency: 56% ▼ -13.00%
• Reading proficiency: 61% ▲ 3.00%
• Median HH income: $65,588
• Composite: 51.31/100
• National rank: #1745
• State rank: #241 of 590 in NY

Livability — Fairmount

• Score: 72/100
• State rank: #366
• US rank: #6334

Category grades

Amenities F Commute F Cost of living B+ Crime D Employment A- Housing A+ Health & safety A+ User ratings B-

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Onondaga County · 247,257 people
• Metro: Syracuse, NY
• Population (ZIP): 12,714
• Household income: $68,138
• Rent vs Own: 29.6% rent · 70.4% own
• Severe rent burden: 210.0

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: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 6% Hispanic / Latino 6% Black 3%
• Hispanic origin (detail): Mexican 1% Puerto Rican 4%
• Common ancestry: Romanian 11% Subsaharan African 6% Lithuanian 2%
• Foreign-born: 11% · Canada, China
• Languages at home: 87% English-only · Russian/Polish/Slavic 5% Spanish 3% Arabic 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: ▼ -27.23%
• Current HPI: 326.7671
• 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

+62.5% since first listed

3 events — show timeline

• 2026-05-17 Pending — CNYIS
• 2026-05-10 Listed $129,900 CNYIS
• 2004-09-27 Sold (Public Records) $79,950 Public Records

Property tax history

+3.7%/yr

Latest (2025): $4,618 · +5.4% YoY. Source: county tax records.