527 Salisbury Park Dr · Syracuse, NY 13224

$169,900

2 bd · 1.5 ba · 1,302 sqft · SingleFamily public records · 12 Days on market

Built 1955 8,085 sqft lot Est $190k · 11% 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 +20.8/30.0
• ARV discount +12.3/15.0
• Appreciation +8.6/10.0
• DSCR +6.6/10.0
• 1% rule +4.7/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks

Welcome to this charming 3 bedroom, 1.5 bath Cape Cod home offering plenty of space and opportunity. Inside, you'll find hardwood floors throughout the living spaces and bedrooms, along with a wood stove that adds a cozy touch to the family room. Additional updates include a newer furnace and central air, a hot water tank, interior paint refreshed in recent years and updated electrical. The attached garage was initially converted into a primary bedroom space and now offers flexible options to fit your needs, whether as a family room, media room, playroom, guest space, or home office. Outside, enjoy a spacious fully fenced backyard with plenty of room to relax or entertain, along with a stor

Key facts

• Hot water tank
• Wood stove
• Newer furnace

Tags

• HARDWOOD FLOORS
• WOOD STOVE
• NEWER FURNACE
• CENTRAL AIR
• HOT WATER TANK
• INTERIOR PAINT

Property features AI

Exterior

• Parking: No garage
• Utilities: High-speed internet available; Public water connected; Sewer connected; Electric with circuit breakers
• Home design: Single-story property; Existing (previously built) structure; Faces city street
• Construction: Aluminum siding; Copper plumbing; Block foundation; Asphalt roof
• Exterior features: Blacktop driveway; Rectangular residential lot (57 x 140)

Interior

• Kitchen: Electric oven; Electric range; Refrigerator
• Bedrooms: One bedroom on the main level
• Flooring: Hardwood; Tile; Varied flooring types
• Bathrooms: One full bathroom; One half bathroom; One main-level bathroom
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Ceiling fan(s); Separate/formal dining room; Separate/formal living room; Country kitchen; Sliding glass door(s); Sliding doors; Has a fireplace (1)
• Laundry & utility: Washer; Dryer located in the basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $232 ($3k/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 $165k (2.7% below list).
• Recommended offer: $165k (2.7% below list) — sets the bar for 1% rule.

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: 24 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 616 units permitted in Onondaga County in 2024 (256 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($1k loan paydown + $12k appreciation (7.2% local appreciation)).
• Onondaga County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (7.2% appreciation + 3.0% rent growth), your $48k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $72k; list at $170k implies a 138% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $165,237 (2.7% below list)

Questions for the listing agent

1. Built in 1955 — 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. 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: 0.97% ✗
• Cap rate: 7.93%
• Cash-on-cash: 5.85%
• DSCR: 1.26
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $190,092
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
217 Fayette Blvd	0.12mi	3/1.5 (+1)	1,310 (+1%)	7mo	$218,100	$166	83
228 Fayette Blvd	0.11mi	3/1.5 (+1)	1,264 (-3%)	5mo	$172,500	$136	81
117 Foxboro Rd	0.21mi	2/1.5	1,259 (-3%)	8mo	$250,000	$199	78
501 Mountainview Ave	0.15mi	3/1.5 (+1)	1,250 (-4%)	5mo	$205,000	$164	77
203 Candee Ave	0.41mi	2/1.5	1,296 (-0%)	5mo	$220,000	$170	76
703 Mountainview Ave	0.29mi	2/1.5	1,184 (-9%)	2mo	$232,720	$197	70
245 Mountainview Ave	0.23mi	3/1.0 (+1)	1,196 (-8%)	8mo	$172,500	$144	62
316 Bruce St	0.75mi	3/1.0 (+1)	1,287 (-1%)	4mo	$96,000	$75	53
131 Fayette Blvd	0.26mi	3/1.5 (+1)	1,497 (+15%)	6mo	$199,000	$133	53
271 Fenway Dr	0.70mi	3/1.0 (+1)	1,256 (-4%)	8mo	$161,500	$129	48
1016 Northway St	0.43mi	3/1.0 (+1)	1,475 (+13%)	6mo	$176,000	$119	45
100 Claire Rd	0.66mi	3/1.0 (+1)	1,476 (+13%)	9mo	$215,000	$146	33

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

7.21% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.8%
• Equity multiple: 2.60×
• Total profit: $76,245
• Equity at exit: $120,066

10-year hold

• IRR: 21.1%
• Equity multiple: 5.42×
• Total profit: $210,302
• Equity at exit: $230,213

Cash invested: $47,572 (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 13224

• Home prices YoY: 2.1%
• Active inventory: 24
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,652 high
• Mortgage (P&I): −$891
• Tax from tax record: −$112 /mo · $1,342/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $232

Break-even live

Break-even rent $1,359

Max offer price $169,900

Occupancy floor 81%

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
213 Beattie St Syracuse, NY	2.0	1.0	975	$1,370	$1.41	13d	1	0.53mi
118 Niven St Syracuse, NY	3.0	1.0	1150	$1,650	$1.43	21d	1	0.55mi
108 Harrington Rd Syracuse, NY	3.0	2.0	1800	$2,600	$1.44	13d	1	0.71mi
99 Alpine Dr Unit 107-2 Syracuse, NY	3.0	1.0	1100	$1,700	$1.55	43d	1	0.91mi
112 Gale Ave Unit 1 Syracuse, NY	2.0	1.0	1848	$1,400	$0.76	43d	1	1.01mi
205 Fellows Ave Unit 1 Syracuse, NY	3.0	1.0	1638	$1,800	$1.10	21d	1	1.09mi
143 S Edwards Ave Syracuse, NY	1.0	1.0	1000	$1,200	$1.20	21d	1	1.30mi
202 Stafford Ave Syracuse, NY	3.0	1.0	1692	$1,800	$1.06	13d	1	1.35mi
204 Mariposa St Unit pvt house Syracuse, NY	3.0	1.0	1128	$2,137	$1.89	13d	1	1.39mi

Listing history 6 events

1. 2026-06-02
   status $169,900 Pending 12 DOM
2. 2026-06-01
   days on market $169,900 Active Under Contract 12 DOM
3. 2026-05-31
   days on market $169,900 Active Under Contract 11 DOM
4. 2026-05-30
   days on market $169,900 Active Under Contract 10 DOM
5. 2026-05-20
   listed $169,900 Active
6. 2004-09-01
   soldstatus $71,500

ⓘ 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: $1,342 · $112/mo
• Projected year-2 tax: $2,106 · $176/mo
• Expected delta: +$765/yr (+$64/mo · 57.0%)

ⓘ 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 ≥96°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: $19,828
• − Mortgage interest: −$9,517
• − Property taxes: −$1,342
• − Insurance: −$850
• − Repairs & maintenance: −$1,586
• − Management: −$1,586
• − Depreciation: −$4,943
• Taxable income: $5
• Est. tax owed @ 24.0%: −$1
• After-tax cash flow: $2,780/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): 8,659
• Household income: $76,500
• Rent vs Own: 34.9% rent · 65.1% own
• Severe rent burden: 423.0

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 47% Black 32% Two or more races 10% Hispanic / Latino 8% Asian 6%
• Hispanic origin (detail): Puerto Rican 3% Cuban 1% Dominican 2%
• Common ancestry: Romanian 3% Arab 2% Subsaharan African 2%
• Foreign-born: 16% · Canada, China, Jamaica
• Languages at home: 84% English-only · Spanish 6% Arabic 4% Other Indo-European 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: ▲ 7.21%
• Current HPI: 350.9419
• 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

+137.6% since first listed

2 events — show timeline

• 2026-05-20 Listed $169,900 CNYIS
• 2004-09-01 Sold (Public Records) $71,500 Public Records

Property tax history

+0.7%/yr

Latest (2025): $1,342 · +0.0% YoY. Source: county tax records.