619 Stolp Ave #21 · Syracuse, NY 13207

$225,000

4 bd · 2.0 ba · 2,324 sqft · MultiFamily public records · 136 Days on market

Built 1910 8,250 sqft lot $97/sqft · 29% below area Est $315k · 29% 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
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Multi-family units

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

Listing remarks MLS

Versatile 2 Family Opportunity located in the Strathmore area! This well located two-family home features spacious 3 bedroom, 1 bathroom units on each floor. Ideal for owner occupants or investors. Each unit offers generous living space, while laundry hookups are conveniently located in the basement. Enjoy relaxing on the charming front porch and take advantage of the large driveway offering ample off-street parking. Just minutes from shopping, dining and daily amenities, with the elementary school right across the street and the bus line just a few feet away. A fantastic location with strong rental potential. Seller is motivated and ready to make a deal, don’t miss out on this opportunity!

Key facts

• Large driveway
• Front porch
• Two family home

Tags

• TWO FAMILY HOME
• LAUNDRY HOOKUPS
• FRONT PORCH
• LARGE DRIVEWAY
• STRONG RENTAL POTENTIAL
• BUS LINE NEARBY

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.0-bath units multifamily listed at $225k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive. Per door: $530/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $225k).
• Recommended offer: $198k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.9% 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: 63 active listings in the ZIP; 5 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).

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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $63k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 136 days — a 12% lower offer ($198k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $62k; list at $225k implies a 260% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $198,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 136 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.39% ✓
• Cap rate: 11.95%
• Cash-on-cash: 20.20%
• DSCR: 1.90
• GRM: 6.0

CMA / ARV

• ARV (median comp): $314,953
• List price: $225,000
• Delta: -28.56%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
517 Stolp Ave #19	0.11mi	5/3.0 (+1)	2,224 (-4%)	8mo	$258,000	$116	72
115 Rider Ave	0.30mi	5/2.0 (+1)	2,528 (+9%)	2mo	$157,000	$62	64
314 Elliott St	0.37mi	4/2.0	2,080 (-10%)	2mo	$170,000	$82	63
411 Bradley St	0.27mi	4/2.0	2,076 (-11%)	10mo	$90,000	$43	61
203-205 Arthur St	0.39mi	5/2.0 (+1)	2,226 (-4%)	17mo	$120,000	$54	56
1715 Bellevue Ave	0.43mi	4/2.0	2,212 (-5%)	21mo	$150,000	$68	54
214-16 Reed Ave	0.36mi	5/2.0 (+1)	1,996 (-14%)	6mo	$123,500	$62	50
221-23 Markland Ave	0.24mi	5/2.0 (+1)	1,983 (-15%)	16mo	$140,000	$71	46
413 Merriman Ave	0.71mi	5/2.0 (+1)	2,206 (-5%)	18mo	$94,900	$43	38
302 Hartson St	0.51mi	5/2.0 (+1)	1,990 (-14%)	20mo	$89,900	$45	31
313 Kellogg St	0.66mi	5/4.0 (+1)	2,140 (-8%)	17mo	$30,000	$14	29

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: 12.4%
• Equity multiple: 1.49×
• Total profit: $31,037
• Equity at exit: $33,548

10-year hold

• IRR: 21.3%
• Equity multiple: 2.81×
• Total profit: $113,835
• Equity at exit: $19,454

Cash invested: $63,000 (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 13207

• Home prices YoY: -23.0%
• Active inventory: 63
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $3,135 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$143 /mo · $1,711/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$658
• Net cashflow: $1,060

Break-even live

Break-even rent $1,793

Max offer price $225,000

Occupancy floor 61%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$3,134
Total (2 units)			$3,135

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
214 Rowland St Syracuse, NY	4.0	1.0	2092	$1,800	$0.86	13d	1	0.42mi
326 Holland St Unit 1 Syracuse, NY	3.0	1.0	2100	$1,825	$0.87	43d	1	0.67mi
367 Furman St Unit 1 Syracuse, NY	5.0	1.0	3138	$1,800	$0.57	20d	1	0.97mi
1330 Midland Ave Syracuse, NY	4.0	1.0	1870	$2,000	$1.07	20d	1	1.22mi
269 W Borden Ave Syracuse, NY	4.0	1.5	1800	$650	$0.36	20d	1	1.24mi

Listing history 20 events

1. 2026-06-18
   days on market $225,000 Active 136 DOM
2. 2026-06-17
   days on market $225,000 Active 135 DOM
3. 2026-06-16
   days on market $225,000 Active 134 DOM
4. 2026-06-15
   days on market $225,000 Active 133 DOM
5. 2026-06-14
   days on market $225,000 Active 131 DOM
6. 2026-06-13
   days on market $225,000 Active 130 DOM
7. 2026-06-10
   days on market $225,000 Active 128 DOM
8. 2026-06-09
   days on market $225,000 Active 127 DOM
9. 2026-06-08
   days on market $225,000 Active 126 DOM
10. 2026-06-07
    days on market $225,000 Active 125 DOM
11. 2026-06-05
    days on market $225,000 Active 122 DOM
12. 2026-06-02
    days on market $225,000 Active 120 DOM
13. 2026-06-01
    days on market $225,000 Active 119 DOM
14. 2026-05-31
    days on market $225,000 Active 118 DOM
15. 2026-05-30
    days on market $225,000 Active 117 DOM
16. 2026-02-02
    listed $225,000 Active 705-char remark

    Show marketing remark (705 chars)

    Versatile 2 Family Opportunity located in the Strathmore area! This well located two-family home features spacious 3 bedroom, 1 bathroom units on each floor. Ideal for owner occupants or investors. Each unit offers generous living space, while laundry hookups are conveniently located in the basement. Enjoy relaxing on the charming front porch and take advantage of the large driveway offering ample off-street parking. Just minutes from shopping, dining and daily amenities, with the elementary school right across the street and the bus line just a few feet away. A fantastic location with strong rental potential. Seller is motivated and ready to make a deal, don’t miss out on this opportunity!

17. 2026-02-01
    historical
18. 2025-07-24
    listed $225,000 Active
19. 2007-10-03
    soldstatus $62,500
20. 2001-11-05
    soldstatus $19,500

ⓘ 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: $1,711 · $143/mo
• Projected year-2 tax: $2,757 · $230/mo
• Expected delta: +$1,046/yr (+$87/mo · 61.1%)

ⓘ 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 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: $37,620
• − Mortgage interest: −$12,603
• − Property taxes: −$1,711
• − Insurance: −$1,125
• − Repairs & maintenance: −$3,010
• − Management: −$3,010
• − Depreciation: −$6,545
• Taxable income: $9,615
• Est. tax owed @ 24.0%: −$2,308
• After-tax cash flow: $10,417/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
• City population: 152,627
• Population (ZIP): 12,383

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 43% Black 33% Hispanic / Latino 17% Two or more races 11% Native American 1% Asian 1%
• Hispanic origin (detail): Puerto Rican 13% Cuban 1%
• Common ancestry: Romanian 3% Lithuanian 1% Slovak 1%
• Foreign-born: 4% · Canada, South Korea
• Languages at home: 89% English-only · Spanish 9% French/Haitian/Cajun 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: ▼ -95.17%
• Current HPI: 318.9257
• 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

+1053.8% since first listed

5 events — show timeline

• 2026-02-02 Listed $225,000 CNYIS
• 2026-02-01 Listing Removed — CNYIS
• 2025-07-24 Listed $225,000 CNYIS
• 2007-10-03 Sold (Public Records) $62,500 Public Records
• 2001-11-05 Sold (Public Records) $19,500 Public Records

Property tax history

+0.4%/yr

Latest (2025): $1,711 · +0.0% YoY. Source: county tax records.