5092 Hackberry Ln · North Syracuse, NY 13041

$264,900

3 bd · 1.5 ba · 1,120 sqft · SingleFamily public records · 13 Days on market

Built 1980 8,140 sqft lot

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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 +12.0/30.0
• ARV discount +7.5/15.0
• 1% rule +4.4/10.0
• Schools +4.2/10.0
• Livability +3.6/5.0
• DSCR +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Check out this newly renovated 1,120 SqFt home sitting pretty in an excellent neighborhood. It has upgrades galore at this move-in-ready 3 bedrooms, 1.5 bathroom home. With a large, well-manicured lawn, you’re sure to have an aesthetically pleasing view as you rise up from your newly carpeted bedrooms in this pristine neighborhood. It’s fully air-conditioned with newly installed heating and air conditioning units to improve indoor air quality and create a much healthier atmosphere. New decking (front and back), new vinyl siding, new windows and doors, new luxury vinyl planks, new carpet, new appliances are all yours to enjoy and live a modern easy life. The kitchen exemplifies meticulous attention to detail coupled with granite countertops and newly reconstructed capacious cupboards.

Key facts

• Granite countertops
• 8,140 sq ft lot
• Garage

Tags

• PARTIALLY COVERED FRONT PORCH
• BEAUTIFULLY APPOINTED KITCHEN
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• GAS STOVE WITH CONVECTION
• FULLY FENCED BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $-64 ($-764/yr) — negative.
• To cash-flow at today's rent, offer at most $254k (4.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $249k (6.1% below list).
• Recommended offer: $249k (6.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 72/100 on livability (#379 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living A; Watch: schools C-, crime D, amenities F.
• North Syracuse Central School District (suburban): math 45% / reading 50% proficiency, ranked #402 of 590 in NY (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 63 active listings in the ZIP; 3 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 $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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 6y 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 $216k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $248,873 (6.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.94% ✗
• Cap rate: 6.00%
• Cash-on-cash: -1.03%
• DSCR: 0.95
• GRM: 8.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -17.9%
• Equity multiple: 0.37×
• Total profit: $-46,823
• Equity at exit: $39,497

10-year hold

• IRR: -10.0%
• Equity multiple: 0.39×
• Total profit: $-45,347
• Equity at exit: $22,904

Cash invested: $74,172 (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 13041

• Active inventory: 63
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,489 medium
• Mortgage (P&I): −$1,389
• Tax from tax record: −$530 /mo · $6,363/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$523
• Net cashflow: $-64

Break-even live

Break-even rent $2,569

Max offer price $253,646

Occupancy floor 98%

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: $66,225
• Closing costs: $7,947
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8587 Caughdenoy Rd Clay, NY	3.0	1.0	1128	$2,500	$2.22	21d	1	1.26mi
5472 Alfreton Dr Clay, NY	3.0	2.0	1328	$2,800	$2.11	21d	1	1.33mi
8091 Weblank Way Clay, NY	3.0	1.5	1150	$2,200	$1.91	21d	1	1.36mi

Listing history 14 events

1. 2026-05-05
   status Pending
2. 2026-04-29
   historical Active Under Contract
3. 2026-04-22
   listed $264,900 Active
4. 2022-01-07
   soldstatus $216,000
5. 2022-01-06
   soldstatus $216,000 Closed Sale or Rented 806-char remark

   Show marketing remark (806 chars)

   Check out this newly renovated 1,120 SqFt home sitting pretty in an excellent neighborhood. It has upgrades galore at this move-in-ready 3 bedrooms, 1.5 bathroom home. With a large, well-manicured lawn, you’re sure to have an aesthetically pleasing view as you rise up from your newly carpeted bedrooms in this pristine neighborhood. It’s fully air-conditioned with newly installed heating and air conditioning units to improve indoor air quality and create a much healthier atmosphere. New decking (front and back), new vinyl siding, new windows and doors, new luxury vinyl planks, new carpet, new appliances are all yours to enjoy and live a modern easy life. The kitchen exemplifies meticulous attention to detail coupled with granite countertops and newly reconstructed capacious cupboards.

6. 2021-10-29
   status Pending Sale 806-char remark

   Show marketing remark (806 chars)

   Check out this newly renovated 1,120 SqFt home sitting pretty in an excellent neighborhood. It has upgrades galore at this move-in-ready 3 bedrooms, 1.5 bathroom home. With a large, well-manicured lawn, you’re sure to have an aesthetically pleasing view as you rise up from your newly carpeted bedrooms in this pristine neighborhood. It’s fully air-conditioned with newly installed heating and air conditioning units to improve indoor air quality and create a much healthier atmosphere. New decking (front and back), new vinyl siding, new windows and doors, new luxury vinyl planks, new carpet, new appliances are all yours to enjoy and live a modern easy life. The kitchen exemplifies meticulous attention to detail coupled with granite countertops and newly reconstructed capacious cupboards.

7. 2021-10-27
   listed $214,900 Active 806-char remark

   Show marketing remark (806 chars)

   Check out this newly renovated 1,120 SqFt home sitting pretty in an excellent neighborhood. It has upgrades galore at this move-in-ready 3 bedrooms, 1.5 bathroom home. With a large, well-manicured lawn, you’re sure to have an aesthetically pleasing view as you rise up from your newly carpeted bedrooms in this pristine neighborhood. It’s fully air-conditioned with newly installed heating and air conditioning units to improve indoor air quality and create a much healthier atmosphere. New decking (front and back), new vinyl siding, new windows and doors, new luxury vinyl planks, new carpet, new appliances are all yours to enjoy and live a modern easy life. The kitchen exemplifies meticulous attention to detail coupled with granite countertops and newly reconstructed capacious cupboards.

8. 2021-02-10
   soldstatus $118,000
9. 2021-02-09
   soldstatus $118,000 Closed Sale or Rented 551-char remark

   Show marketing remark (551 chars)

   This Charming 1120 Square foot split level features 3 bedrooms 1 ½ baths. This home has so much potential with newer windows a fenced in back yard, and a young furnace. Located just off of 481 exit, just minutes away from route 31 and route 11 for allowing for easy shopping and entertainment convenience. With just a few cosmetics updates this home could be a steal with a little sweat equity put into it. Home is being sold AS IS however requires no immediate necessary repairs. Liverpool schools. Public water, sewer and gas. Come see today!

10. 2020-12-28
    status Pending Sale 551-char remark

    Show marketing remark (551 chars)

    This Charming 1120 Square foot split level features 3 bedrooms 1 ½ baths. This home has so much potential with newer windows a fenced in back yard, and a young furnace. Located just off of 481 exit, just minutes away from route 31 and route 11 for allowing for easy shopping and entertainment convenience. With just a few cosmetics updates this home could be a steal with a little sweat equity put into it. Home is being sold AS IS however requires no immediate necessary repairs. Liverpool schools. Public water, sewer and gas. Come see today!

11. 2020-12-15
    historical Continue to Show- Under Contract 551-char remark

    Show marketing remark (551 chars)

    This Charming 1120 Square foot split level features 3 bedrooms 1 ½ baths. This home has so much potential with newer windows a fenced in back yard, and a young furnace. Located just off of 481 exit, just minutes away from route 31 and route 11 for allowing for easy shopping and entertainment convenience. With just a few cosmetics updates this home could be a steal with a little sweat equity put into it. Home is being sold AS IS however requires no immediate necessary repairs. Liverpool schools. Public water, sewer and gas. Come see today!

12. 2020-12-08
    listed $129,900 Active 551-char remark

    Show marketing remark (551 chars)

    This Charming 1120 Square foot split level features 3 bedrooms 1 ½ baths. This home has so much potential with newer windows a fenced in back yard, and a young furnace. Located just off of 481 exit, just minutes away from route 31 and route 11 for allowing for easy shopping and entertainment convenience. With just a few cosmetics updates this home could be a steal with a little sweat equity put into it. Home is being sold AS IS however requires no immediate necessary repairs. Liverpool schools. Public water, sewer and gas. Come see today!

13. 2006-04-14
    soldstatus $117,000
14. 1993-03-17
    soldstatus $59,500

ⓘ 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: $6,363 · $530/mo
• Projected year-2 tax: $6,363 · $530/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 3/10 Moderate
• 🌡 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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,865
• − Mortgage interest: −$14,839
• − Property taxes: −$6,363
• − Insurance: −$1,324
• − Repairs & maintenance: −$2,389
• − Management: −$2,389
• − Depreciation: −$7,706
• Taxable loss: −$5,146
• Est. tax savings @ 24.0%: +$1,235
• After-tax cash flow: $471/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: North Syracuse Central School District
• NCES district ID: 3621210
• Math proficiency: 45% ▼ -9.00%
• Reading proficiency: 50% ▲ 1.00%
• Median HH income: $62,904
• Composite: 41.93/100
• National rank: #3356
• State rank: #402 of 590 in NY

Livability — North Syracuse

• Score: 72/100
• State rank: #379
• US rank: #6513

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 20,185
• Population (ZIP): 12,094

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 (83%)
• Race & ethnicity: White 83% Two or more races 10% Black 3% Asian 3% Hispanic / Latino 2%
• Common ancestry: Romanian 7% Lithuanian 3% Slovak 2%
• Foreign-born: 8% · Canada, China, Vietnam
• Languages at home: 89% English-only · Other Indo-European 4% Tagalog/Filipino 3% 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: ▼ -235.12%
• Current HPI: 326.7838
• 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

+345.2% since first listed

14 events — show timeline

• 2026-05-05 Pending — CNYIS
• 2026-04-29 Contingent — CNYIS
• 2026-04-22 Listed $264,900 CNYIS
• 2022-01-07 Sold (Public Records) $216,000 Public Records
• 2022-01-06 Sold (MLS) $216,000 CNYIS
• 2021-10-29 Pending — CNYIS
• 2021-10-27 Listed $214,900 CNYIS
• 2021-02-10 Sold (Public Records) $118,000 Public Records
• 2021-02-09 Sold (MLS) $118,000 CNYIS
• 2020-12-28 Pending — CNYIS
• 2020-12-15 Contingent — CNYIS
• 2020-12-08 Listed $129,900 CNYIS
• 2006-04-14 Sold (Public Records) $117,000 Public Records
• 1993-03-17 Sold (Public Records) $59,500 Public Records

Property tax history

+4.2%/yr

Latest (2025): $6,363 · +1.5% YoY. Source: county tax records.