112 Washington St · Fayetteville, NY 13066

$229,000

3 bd · 1.0 ba · 1,148 sqft · SingleFamily public records · 20 Days on market

Built 1850 0.40 ac lot Est $276k · 17% under

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Why this score? — see what drove the C+ 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 +21.7/30.0
• ARV discount +15.0/15.0
• Schools +7.1/10.0
• DSCR +6.9/10.0
• 1% rule +4.9/10.0
• Livability +4.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 112 Washington Street! Set on an oversized . 60-acre village lot, this charming property offers character throughout and recently refinished hardwood floors. The first floor features a screened porch, living room, dining room, kitchen, full bathroom, and access to the back deck. Upstairs offers two bedrooms plus an additional den/office that could potentially serve as a third bedroom. Additional features include a one-car detached garage and convenient location close to restaurants, parks, the village, bus line, and more. Located in the Fayetteville-Manlius School District, this is a unique opportunity to own a quaint village home with plenty of outdoor​​‌​​​​‌​​‌&

Key facts

• Screened porch
• Convenient location
• Outdoor space

Tags

• OVERSIZED LOT
• SCREENED PORCH
• DETACHED GARAGE
• CONVENIENT LOCATION
• OUTDOOR SPACE

Property features AI

Exterior

• Parking: Detached garage with garage door opener; 1-car garage
• Utilities: Cable available; Electricity available (circuit breakers); High-speed internet available; Public water connected; Sewer connected
• Home design: Two-story home; Existing/previously built structure
• Construction: Aluminum siding; Asphalt shingle roof; Stone foundation
• Exterior features: Blacktop driveway; Deck; Partial fencing; Fence

Interior

• Kitchen: Free-standing range; Oven; Refrigerator
• Bedrooms: 6 total rooms (includes bedroom spaces and other rooms); Main level includes a bathroom
• Flooring: Hardwood; Laminate; Tile; Varies
• Bathrooms: One full bathroom; Main level bathroom present
• Heating & cooling: Gas heating; Baseboard heating; Hot water heating
• Interior features: Ceiling fan(s); Separate/formal dining room; Entrance foyer; Separate/formal living room; Home office; Natural woodwork; Programmable thermostat
• Laundry & utility: Washer and dryer located in the basement; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $229k.

Deal economics

• At list price, monthly cash flow is $354 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $227k (0.9% below list).
• Recommended offer: $226k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 3.1% in Fayetteville — 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 82/100 on livability (#71 in NY, #1,067 nationally) — a professional / high-income tenant draw. Strengths: schools A+, employment A+, housing A+; Watch: amenities D, commute F.
• Fayetteville-Manlius Central School District (suburban): math 79% / reading 81% proficiency, ranked #49 of 590 in NY (top 8%) — strong family-tenant draw, lease renewals of 3-5y typical; only 7% free/reduced lunch — higher-income household profile.
• Market conditions: 65 active listings in the ZIP; 616 units permitted in Onondaga County in 2024 (256 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($226k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $83k; list at $229k implies a 176% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1850 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $225,565 (1.5% below list)

Questions for the listing agent

1. Built in 1850 — 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 A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. 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.
5. 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.
6. 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: 0.99% ✗
• Cap rate: 8.15%
• Cash-on-cash: 6.63%
• DSCR: 1.29
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $275,520
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
213 Euclid Dr	0.34mi	3/1.5	1,134 (-1%)	3mo	$280,000	$247	78
201 Warren St	0.16mi	3/2.5	1,175 (+2%)	7mo	$281,500	$240	77
101 Griffin Dr	0.24mi	3/1.5	1,202 (+5%)	6mo	$294,900	$245	74
206 Euclid Dr	0.36mi	3/1.0	1,212 (+6%)	8mo	$290,000	$239	68
Lot 12 Clinton St	0.06mi	2/2.0 (-1)	1,286 (+12%)	3mo	$435,000	$338	65
152 N Burdick St	0.56mi	2/1.0 (-1)	1,110 (-3%)	0mo	$90,000	$81	63
105 Beach St	0.12mi	2/1.5 (-1)	1,032 (-10%)	11mo	$247,500	$240	62
601 Orchard St	0.39mi	3/1.0	1,008 (-12%)	0mo	$240,000	$238	61
Lot 13 Clinton St	0.08mi	2/2.0 (-1)	1,286 (+12%)	17mo	$369,900	$288	53
210 S Burdick St	0.28mi	2/1.5 (-1)	1,076 (-6%)	20mo	$222,000	$206	52
110 Warner Rd	0.35mi	2/1.0 (-1)	1,009 (-12%)	14mo	$165,000	$164	47
106 Euclid Dr	0.35mi	2/2.0 (-1)	1,316 (+15%)	10mo	$354,000	$269	42

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: -6.1%
• Equity multiple: 0.77×
• Total profit: $-14,615
• Equity at exit: $34,145

10-year hold

• IRR: 3.5%
• Equity multiple: 1.25×
• Total profit: $16,087
• Equity at exit: $19,800

Cash invested: $64,120 (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 13066

• Home prices YoY: -28.0%
• Active inventory: 65
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $2,269 medium
• Mortgage (P&I): −$1,201
• Tax from tax record: −$142 /mo · $1,709/yr
• Insurance: −$95
• HOA: −$0
• Vacancy / Maint / Mgmt: −$477
• Net cashflow: $354

Break-even live

Break-even rent $1,821

Max offer price $229,000

Occupancy floor 79%

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: $57,250
• Closing costs: $6,870
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-13
   status $229,000 Pending 20 DOM
2. 2026-06-10
   days on market $229,000 Active Under Contract 20 DOM
3. 2026-06-09
   days on market $229,000 Active Under Contract 19 DOM
4. 2026-06-08
   days on market $229,000 Active Under Contract 18 DOM
5. 2026-06-07
   days on market $229,000 Active Under Contract 17 DOM
6. 2026-06-05
   statusdays on market $229,000 Active Under Contract 14 DOM
7. 2026-06-02
   days on market $229,000 Active 12 DOM
8. 2026-06-01
   pricedays on market $229,000 Active 11 DOM
9. 2026-05-31
   days on market $249,000 Active 10 DOM
10. 2026-05-30
    days on market $249,000 Active 9 DOM
11. 2026-05-21
    listed $249,000 Active
12. 2003-08-19
    soldstatus $83,000

ⓘ 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: $1,709 · $142/mo
• Projected year-2 tax: $2,789 · $232/mo
• Expected delta: +$1,081/yr (+$90/mo · 63.2%)

ⓘ 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: $27,231
• − Mortgage interest: −$12,828
• − Property taxes: −$1,709
• − Insurance: −$1,145
• − Repairs & maintenance: −$2,179
• − Management: −$2,179
• − Depreciation: −$6,662
• Taxable income: $531
• Est. tax owed @ 24.0%: −$127
• After-tax cash flow: $4,121/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: Fayetteville-Manlius Central School District
• NCES district ID: 3618330
• Math proficiency: 79% ▼ -5.00%
• Reading proficiency: 81% ▲ 7.00%
• Median HH income: $86,156
• Composite: 71.12/100
• National rank: #238
• State rank: #49 of 590 in NY

Livability — Fayetteville

• Score: 82/100
• State rank: #71
• US rank: #1067

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fayetteville, NY
• City population: 12,680
• Population (ZIP): 12,680

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 (88%)
• Race & ethnicity: White 88% Two or more races 4% Hispanic / Latino 3% Asian 3% Black 2%
• Common ancestry: Romanian 5% Scotch-Irish 3% Lithuanian 3%
• Foreign-born: 7% · Canada, China
• Languages at home: 92% English-only · Other Indo-European 2% Chinese 2% Spanish 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: ▼ -124.65%
• Current HPI: 319.9702
• 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

+200.0% since first listed

2 events — show timeline

• 2026-05-21 Listed $249,000 CNYIS
• 2003-08-19 Sold (Public Records) $83,000 Public Records

Property tax history

-8.4%/yr

Latest (2025): $1,709 · -71.9% YoY. Source: county tax records.