800 N Mcbride St · Syracuse, NY 13203

$250,000

4 bd · 1.5 ba · 3,024 sqft · SingleFamily public records · 20 Days on market

Built 1924 4,085 sqft lot Est $233k · 7% over

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Why this score? — see what drove the D- 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 +13.6/30.0
• Rent growth +4.6/5.0
• ARV discount +4.2/15.0
• DSCR +4.1/10.0
• Livability +3.9/5.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Wonderful property with tons of charm! Close to all the amenities downtown living has to offer. In the back yard of large area hospital! This large 2 story home has a lot to offer, you must see to appreciate!

Key facts

• Massive bedrooms
• Flexible layout
• Finished third level

Tags

• MINUTES FROM DOWNTOWN SYRACUSE
• EARLY 20TH CENTURY PROPERTY
• FLEXIBLE LAYOUT
• FINISHED THIRD LEVEL
• MASSIVE BEDROOMS
• CONVENIENT HALF BATHROOM

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $15 ($180/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 $197k (21.4% below list).
• Recommended offer: $197k (21.4% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 8.2% in Syracuse — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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 (+8.4%/yr); 55 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); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 616 units permitted in Onondaga County in 2024 (256 in 5+ unit buildings).
• At $1,966/mo this rent would consume 50% of the median local household income ($47k/yr) (locally 1566% 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 $2k of loan paydown is wiped out by about $8k 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 ($246k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 15y ago 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 $195k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1924 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $196,562 (21.4% below list)

Questions for the listing agent

1. Built in 1924 — 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 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?
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.79% ✗
• Cap rate: 6.36%
• Cash-on-cash: 0.26%
• DSCR: 1.01
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $232,848
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
105 Gilbert Ave	0.60mi	3/3.5 (-1)	2,914 (-4%)	14mo	$225,000	$77	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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -11.0%
• Equity multiple: 0.58×
• Total profit: $-29,256
• Equity at exit: $37,276

10-year hold

• IRR: 3.7%
• Equity multiple: 1.32×
• Total profit: $22,679
• Equity at exit: $21,615

Cash invested: $70,000 (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 13203

• Home prices YoY: -11.9%
• Rents YoY: 8.4%
• Active inventory: 55
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,966 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$123 /mo · $1,472/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$413
• Net cashflow: $15

Break-even live

Break-even rent $1,947

Max offer price $250,000

Occupancy floor 94%

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
406 Union Pl Syracuse, NY	3.0	1.0	3552	$1,600	$0.45	21d	1	0.64mi
712 Oak St Syracuse, NY	3.0	1.0	2461	$1,700	$0.69	21d	1	0.71mi
365 Green St Syracuse, NY	5.0	3.5	2263	$3,300	$1.46	21d	1	0.71mi
315 Boyden St Syracuse, NY	4.0	2.0	4356	$2,000	$0.46	44d	1	1.24mi
1205 Madison St Fl -1 Syracuse, NY	4.0	3.0	2988	$2,640	$0.88	44d	1	1.31mi

Listing history 20 events

1. 2026-04-13
   status Pending
2. 2026-04-02
   historical Active Under Contract
3. 2026-03-24
   status Active
4. 2026-03-24
   price $250,000
5. 2026-03-20
   status Pending
6. 2026-03-20
   price $300,000
7. 2026-03-18
   listed $250,000 Active
8. 2021-12-02
   soldstatus $195,000
9. 2021-11-24
   soldstatus $195,000 Closed Sale or Rented 208-char remark

   Show marketing remark (208 chars)

   Wonderful property with tons of charm! Close to all the amenities downtown living has to offer. In the back yard of large area hospital! This large 2 story home has a lot to offer, you must see to appreciate!

10. 2021-08-27
    status Under Contract- Do Not Show 208-char remark

    Show marketing remark (208 chars)

    Wonderful property with tons of charm! Close to all the amenities downtown living has to offer. In the back yard of large area hospital! This large 2 story home has a lot to offer, you must see to appreciate!

11. 2021-08-26
    price $199,900 208-char remark

    Show marketing remark (208 chars)

    Wonderful property with tons of charm! Close to all the amenities downtown living has to offer. In the back yard of large area hospital! This large 2 story home has a lot to offer, you must see to appreciate!

12. 2021-08-19
    price $209,900 208-char remark

    Show marketing remark (208 chars)

    Wonderful property with tons of charm! Close to all the amenities downtown living has to offer. In the back yard of large area hospital! This large 2 story home has a lot to offer, you must see to appreciate!

13. 2021-08-12
    price $219,900 208-char remark

    Show marketing remark (208 chars)

    Wonderful property with tons of charm! Close to all the amenities downtown living has to offer. In the back yard of large area hospital! This large 2 story home has a lot to offer, you must see to appreciate!

14. 2021-08-05
    listed $229,900 Active 208-char remark

    Show marketing remark (208 chars)

    Wonderful property with tons of charm! Close to all the amenities downtown living has to offer. In the back yard of large area hospital! This large 2 story home has a lot to offer, you must see to appreciate!

15. 2011-07-06
    historical 345-char remark

    Show marketing remark (345 chars)

    This 5 bedroom colonial is a must see. Dining room with gas fireplace, beautiful hardwoods, breakfast room with marble floor. Master bedroom has an attached morning room , stainless appliances, eat-in-kitchen, 1st floor laundry, central air, partially finished attic. Near St Joseph Hospital. Lock box is on side door under porch by garage door.

16. 2011-06-20
    soldstatus $129,000 345-char remark

    Show marketing remark (345 chars)

    This 5 bedroom colonial is a must see. Dining room with gas fireplace, beautiful hardwoods, breakfast room with marble floor. Master bedroom has an attached morning room , stainless appliances, eat-in-kitchen, 1st floor laundry, central air, partially finished attic. Near St Joseph Hospital. Lock box is on side door under porch by garage door.

17. 2011-06-20
    soldstatus $129,000

    Show marketing remark (345 chars)

    This 5 bedroom colonial is a must see. Dining room with gas fireplace, beautiful hardwoods, breakfast room with marble floor. Master bedroom has an attached morning room , stainless appliances, eat-in-kitchen, 1st floor laundry, central air, partially finished attic. Near St Joseph Hospital. Lock box is on side door under porch by garage door.

18. 2011-04-04
    listed $134,900 345-char remark

    Show marketing remark (345 chars)

    This 5 bedroom colonial is a must see. Dining room with gas fireplace, beautiful hardwoods, breakfast room with marble floor. Master bedroom has an attached morning room , stainless appliances, eat-in-kitchen, 1st floor laundry, central air, partially finished attic. Near St Joseph Hospital. Lock box is on side door under porch by garage door.

19. 2008-06-17
    soldstatus $150,000
20. 2005-03-31
    soldstatus $100,000

ⓘ 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: $1,472 · $123/mo
• Projected year-2 tax: $2,848 · $237/mo
• Expected delta: +$1,376/yr (+$115/mo · 93.5%)

ⓘ 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
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,587
• − Mortgage interest: −$14,004
• − Property taxes: −$1,472
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,887
• − Management: −$1,887
• − Depreciation: −$7,273
• Taxable loss: −$4,185
• Est. tax savings @ 24.0%: +$1,004
• After-tax cash flow: $1,184/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): 16,180
• Household income: $46,997
• Rent vs Own: 63.8% rent · 36.2% own
• Severe rent burden: 1566.0

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 0.67)
• Race & ethnicity: White 52% Black 22% Hispanic / Latino 11% Two or more races 9% Asian 7%
• Hispanic origin (detail): Puerto Rican 6% Cuban 2%
• Common ancestry: Romanian 3% Lithuanian 2% Iranian 2%
• Foreign-born: 13% · Canada, India, Philippines
• Languages at home: 81% English-only · Spanish 6% Other Indo-European 3% Other Asian/Pacific 3%

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: ▼ -35.69%
• Current HPI: 263.2588
• Rent YoY: ▲ 8.39%
• 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

+150.0% since first listed

20 events — show timeline

• 2026-04-13 Pending — CNYIS
• 2026-04-02 Contingent — CNYIS
• 2026-03-24 Relisted — CNYIS
• 2026-03-24 Price Changed $250,000 CNYIS
• 2026-03-20 Pending — CNYIS
• 2026-03-20 Price Changed $300,000 CNYIS
• 2026-03-18 Listed $250,000 CNYIS
• 2021-12-02 Sold (Public Records) $195,000 Public Records
• 2021-11-24 Sold (MLS) $195,000 CNYIS
• 2021-08-27 Pending — CNYIS
• 2021-08-26 Price Changed $199,900 CNYIS
• 2021-08-19 Price Changed $209,900 CNYIS
• 2021-08-12 Price Changed $219,900 CNYIS
• 2021-08-05 Listed $229,900 CNYIS
• 2011-07-06 Listing Removed — CNYIS
• 2011-06-20 Sold (Public Records) $129,000 Public Records
• 2011-06-20 Sold (MLS) $129,000 CNYIS
• 2011-04-04 Listed $134,900 CNYIS
• 2008-06-17 Sold (Public Records) $150,000 Public Records
• 2005-03-31 Sold (Public Records) $100,000 Public Records

Property tax history

-0.7%/yr

Latest (2025): $1,472 · +0.0% YoY. Source: county tax records.