1522 Valley Dr · Syracuse, NY 13207

$119,900

3 bd · 1.0 ba · 920 sqft · SingleFamily public records · 95 Days on market

Built 1935 4,240 sqft lot $130/sqft · 34% below area Est $181k · 34% 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 +24.8/30.0
• ARV discount +15.0/15.0
• DSCR +8.0/10.0
• 1% rule +5.6/10.0
• 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

Listing remarks MLS

Welcome to 1522 Valley Dr, a delightful three-bedroom, one-bathroom home situated in Syracuse, NY. Convenience is key, and this home delivers. Nestled close to a wide variety of stores, restaurants, and shops, it also offers easy access to downtown Syracuse's vibrant amenities. Not to mention, off-street parking, a rare find in this bustling area! Currently rented for $1,249/month, this property presents a fantastic opportunity for investors. This property has the ability to be sold as a package with the one right next door. 1516 Valley Dr, Syracuse, NY. MLS Numbers: S1667214 & S666459. It does NOT need to be sold as a package.

Key facts

• Close to restaurants
• Close to shops
• Close to stores

Tags

• OFF-STREET PARKING
• EASY ACCESS TO DOWNTOWN
• CLOSE TO STORES
• CLOSE TO RESTAURANTS
• CLOSE TO SHOPS

🏷️ Possibly a rental listed for sale. The $119,900 price doesn't fit this home's estimated sale value (~$181,460) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $254 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $109k (9.0% below list) — sets the bar for market timing.

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; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $829 of loan paydown is wiped out by about $4k 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 95 days — a 9% lower offer ($109k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 7y 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 $90k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $109,109 (9.0% below list)

Questions for the listing agent

1. It's been on market 95 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.06% ✓
• Cap rate: 8.83%
• Cash-on-cash: 9.07%
• DSCR: 1.40
• GRM: 7.8

CMA / ARV

• ARV (median comp): $181,460
• List price: $119,900
• Delta: -33.92%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
229 Kimber Ave	0.15mi	3/2.0	960 (+4%)	14mo	$171,500	$179	70
133 E Chaffee Ave	0.41mi	3/1.5	936 (+2%)	11mo	$175,000	$187	67
154 St. Louis Ave	0.53mi	3/2.0	936 (+2%)	8mo	$165,000	$176	62
102 Normanor Dr	0.39mi	2/1.0 (-1)	936 (+2%)	15mo	$180,000	$192	61
125 Saint Louis Ave	0.47mi	3/2.0	936 (+2%)	12mo	$165,000	$176	61
801 Ballantyne Rd	0.49mi	2/1.0 (-1)	935 (+2%)	11mo	$95,000	$102	60
418 Clarence Ave	0.75mi	2/1.0 (-1)	924 (+0%)	2mo	$120,000	$130	57
174 Merritt Ave	0.27mi	2/1.0 (-1)	788 (-14%)	6mo	$126,000	$160	53
159 Hopper Rd	0.31mi	3/2.0	1,008 (+10%)	16mo	$187,000	$186	52
721 Ballantyne Rd	0.49mi	2/1.5 (-1)	1,047 (+14%)	1mo	$130,000	$124	46
108 Byrne Pl	0.71mi	2/1.0 (-1)	835 (-9%)	0mo	$100,000	$120	46
2025 Valley Dr	0.52mi	2/1.0 (-1)	832 (-10%)	11mo	$190,000	$228	45

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: -2.6%
• Equity multiple: 0.90×
• Total profit: $-3,289
• Equity at exit: $17,877

10-year hold

• IRR: 7.1%
• Equity multiple: 1.53×
• Total profit: $17,844
• Equity at exit: $10,367

Cash invested: $33,572 (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 13207

• Home prices YoY: -23.0%
• Active inventory: 63
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,275 high
• Mortgage (P&I): −$629
• Tax from tax record: −$75 /mo · $897/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $254

Break-even live

Break-even rent $954

Max offer price $119,900

Occupancy floor 75%

Sensitivity live

Price	-10% $322	-5% $288	+0% $254	+5% $220	+10% $186
Rent	-10% $153	-5% $203	+0% $254	+5% $304	+10% $355
Rate	-1.0pp $314	-0.5pp $284	base $254	+0.5pp $223	+1.0pp $191

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
508-10 W Brighton Ave Syracuse, NY	2.0	1.0	735	$1,350	$1.84	14d	13	1.19mi
2859 S Salina St Unit 2 Syracuse, NY	2.0	1.0	1000	$1,200	$1.20	44d	1	1.28mi
116 Newbury Hollow Ln Syracuse, NY	1.0–2.0	1.0	825	$1,295	$1.57	14d	7	1.29mi
683 E Seneca Tpke Syracuse, NY	1.0–2.0	1.0–2.0	937	$1,550	$1.65	14d	4	1.33mi
123 Remington Ave Syracuse, NY	2.0	1.0	679	$1,115	$1.64	22d	1	1.40mi
123 Remington Ave Unit 124-J Syracuse, NY	2.0	1.0	679	$1,065	$1.57	44d	1	1.40mi
123 Remington Ave Unit 126-E Syracuse, NY	2.0	1.0	679	$1,115	$1.64	44d	1	1.40mi
105 Smith Ln Syracuse, NY	1.0–2.0	1.0	518	$1,450	$2.80	14d	23	1.50mi

Listing history 43 events

1. 2026-06-21
   days on market $119,900 Active 95 DOM
2. 2026-06-18
   days on market $119,900 Active 92 DOM
3. 2026-06-17
   days on market $119,900 Active 91 DOM
4. 2026-06-16
   days on market $119,900 Active 90 DOM
5. 2026-06-15
   days on market $119,900 Active 89 DOM
6. 2026-06-14
   days on market $119,900 Active 87 DOM
7. 2026-06-13
   days on market $119,900 Active 86 DOM
8. 2026-06-10
   days on market $119,900 Active 84 DOM
9. 2026-06-09
   days on market $119,900 Active 83 DOM
10. 2026-06-08
    days on market $119,900 Active 82 DOM
11. 2026-06-07
    days on market $119,900 Active 81 DOM
12. 2026-06-05
    days on market $119,900 Active 78 DOM
13. 2026-06-02
    days on market $119,900 Active 76 DOM
14. 2026-06-01
    days on market $119,900 Active 75 DOM
15. 2026-05-31
    days on market $119,900 Active 74 DOM
16. 2026-05-30
    days on market $119,900 Active 73 DOM
17. 2026-03-18
    listed $119,900 Active 641-char remark

    Show marketing remark (641 chars)

    Welcome to 1522 Valley Dr, a delightful three-bedroom, one-bathroom home situated in Syracuse, NY. Convenience is key, and this home delivers. Nestled close to a wide variety of stores, restaurants, and shops, it also offers easy access to downtown Syracuse's vibrant amenities. Not to mention, off-street parking, a rare find in this bustling area! Currently rented for $1,249/month, this property presents a fantastic opportunity for investors. This property has the ability to be sold as a package with the one right next door. 1516 Valley Dr, Syracuse, NY. MLS Numbers: S1667214 & S666459. It does NOT need to be sold as a package.

18. 2026-02-27
    historical $1,500
19. 2025-12-17
    listed $1,500
20. 2025-12-15
    historical
21. 2025-11-30
    price $122,500
22. 2025-11-03
    listed $125,000 Active
23. 2025-09-03
    historical
24. 2025-07-07
    status Active
25. 2025-04-30
    historical Active Under Contract
26. 2025-01-14
    price $117,500
27. 2024-12-03
    listed $119,900 Active
28. 2024-11-09
    historical
29. 2024-10-31
    historical $1,450
30. 2024-10-04
    listed $1,450
31. 2024-09-24
    price $120,000
32. 2024-09-24
    price $12,000
33. 2024-08-04
    price $120,000
34. 2024-06-26
    listed $124,000 Active
35. 2023-11-20
    soldstatus $90,000
36. 2023-08-31
    historical
37. 2023-08-29
    soldstatus $90,000 Closed Sale or Rented
38. 2023-06-25
    status Under Contract- Do Not Show
39. 2023-06-11
    listed $74,900 Active
40. 2019-04-25
    soldstatus $50,000 Closed Sale or Rented
41. 2019-04-01
    status Under Contract- Do Not Show
42. 2019-03-30
    listed $49,900 Active
43. 2017-06-01
    soldstatus $24,000

ⓘ 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: $897 · $75/mo
• Projected year-2 tax: $1,462 · $122/mo
• Expected delta: +$564/yr (+$47/mo · 62.9%)

ⓘ 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 · 17 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: $15,301
• − Mortgage interest: −$6,716
• − Property taxes: −$897
• − Insurance: −$600
• − Repairs & maintenance: −$1,224
• − Management: −$1,224
• − Depreciation: −$3,488
• Taxable income: $1,152
• Est. tax owed @ 24.0%: −$276
• After-tax cash flow: $2,770/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

+399.6% since first listed

27 events — show timeline

• 2026-03-18 Listed $119,900 CNYIS
• 2026-02-27 Rental Removed $1,500 CNYIS
• 2025-12-17 Listed for Rent $1,500 CNYIS
• 2025-12-15 Listing Removed — CNYIS
• 2025-11-30 Price Changed $122,500 CNYIS
• 2025-11-03 Listed $125,000 CNYIS
• 2025-09-03 Listing Removed — CNYIS
• 2025-07-07 Relisted — CNYIS
• 2025-04-30 Contingent — CNYIS
• 2025-01-14 Price Changed $117,500 CNYIS
• 2024-12-03 Listed $119,900 CNYIS
• 2024-11-09 Listing Removed — CNYIS
• 2024-10-31 Rental Removed $1,450 NYSAMLS
• 2024-10-04 Listed for Rent $1,450 NYSAMLS
• 2024-09-24 Price Changed $120,000 CNYIS
• 2024-09-24 Price Changed $12,000 CNYIS
• 2024-08-04 Price Changed $120,000 CNYIS
• 2024-06-26 Listed $124,000 CNYIS
• 2023-11-20 Sold (Public Records) $90,000 Public Records
• 2023-08-31 Listing Removed — CNYIS
• 2023-08-29 Sold (MLS) $90,000 CNYIS
• 2023-06-25 Pending — CNYIS
• 2023-06-11 Listed $74,900 CNYIS
• 2019-04-25 Sold (MLS) $50,000 CNYIS
• 2019-04-01 Pending — CNYIS
• 2019-03-30 Listed $49,900 CNYIS
• 2017-06-01 Sold (Public Records) $24,000 Public Records

Property tax history

-0.2%/yr

Latest (2025): $897 · +0.0% YoY. Source: county tax records.