313 Bruce St · Syracuse, NY 13224

$249,000

3 bd · 1.0 ba · 1,768 sqft · SingleFamily public records · 27 Days on market

Built 1928 4,851 sqft lot $141/sqft · 52% above area

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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 +15.4/30.0
• Appreciation +8.6/10.0
• ARV discount +7.5/15.0
• DSCR +4.7/10.0
• Livability +3.9/5.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks MLS

Welcome home to this beautifully updated, move-in-ready property designed for modern comfort. It features a bright, open layout, a brand-new kitchen with energy-efficient appliances, spacious bedrooms, and a new half bath on the main level. Perfect for a growing family or anyone looking for space. Major upgrades- including a new furnace, hot water tank, electrical panel, new roof, energy-efficient windows allowing you to move in without worrying about the big expenses. The finished basement with a full bath adds flexible living space, while a third-floor bonus room is perfect for an office, playroom, or extra bedroom. Enjoy a private backyard with great potential—add some landscaping to create an even better outdoor space. Spacious driveway with room for multiple vehicles.

Key facts

• Updated home
• Backyard space
• 4,851 sq ft lot

Tags

• UPDATED HOME
• WELL APPOINTED KITCHEN
• BACKYARD SPACE
• EASY ACCESS TO MAJOR ROUTES

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $249k.

Deal economics

• At list price, monthly cash flow is $95 ($1k/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 $202k (18.8% below list).
• Recommended offer: $202k (18.8% 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: 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.
• Zoned schools: Hurlbut W Smith K-8 School (math 4% / reading 18%, grade F, #2,061 of 2,108 statewide, top 98%, 776 students, 83% FRL); Expeditionary Learning Middle School (math 17% / reading 32%, grade F, #611 of 729 statewide, top 88%, 170 students, 76% FRL); Nottingham High School (math 75% / reading 77%, grade A-, #616 of 1,100 statewide, top 57%, 1,226 students, 80% FRL).
• Zoned-school proficiency averages 37% at this address vs 22% district-wide (+15 pts) — the actual schools serving this property are materially stronger than the Syracuse City School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 25 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $20k of equity ($2k loan paydown + $18k 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 $70k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($245k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago; this cycle's ask has dropped $26k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $53k; list at $249k implies a 370% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1928 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $202,254 (18.8% below list)

Questions for the listing agent

1. Built in 1928 — 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: 0.81% ✗
• Cap rate: 6.75%
• Cash-on-cash: 1.63%
• DSCR: 1.07
• GRM: 10.3

CMA / ARV

• ARV (median comp): $163,447
• List price: $249,000
• Delta: 52.34%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2429 E Fayette St	0.10mi	4/2.0 (+1)	1,742 (-2%)	4mo	$190,000	$109	81
218 Candee Ave	0.32mi	4/1.5 (+1)	1,672 (-5%)	1mo	$225,000	$135	68
144 Didama St	0.27mi	4/2.0 (+1)	1,585 (-10%)	1mo	$79,000	$50	60
250 Scottholm	0.64mi	3/1.5	1,680 (-5%)	7mo	$278,000	$165	54
518 Seeley Rd	0.38mi	3/2.0	1,563 (-12%)	7mo	$190,000	$122	53
707 Seeley Rd	0.40mi	3/1.5	1,550 (-12%)	10mo	$210,000	$135	50
108 Bradford Pkwy	0.49mi	3/3.0	1,640 (-7%)	10mo	$250,000	$152	48
153 Milnor Ave	0.50mi	4/1.5 (+1)	1,611 (-9%)	9mo	$265,000	$164	47
720 Salt Springs Rd	0.40mi	4/1.5 (+1)	2,028 (+15%)	6mo	$160,000	$79	44
125 Fayette Blvd	0.45mi	3/2.0	1,526 (-14%)	10mo	$225,000	$147	44
406 Crawford Ave	0.74mi	3/1.5	1,924 (+9%)	6mo	$310,000	$161	44
770 Westmoreland Ave	0.57mi	3/2.0	2,028 (+15%)	4mo	$250,000	$123	42

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: 19.5%
• Equity multiple: 2.38×
• Total profit: $96,077
• Equity at exit: $175,965

10-year hold

• IRR: 18.4%
• Equity multiple: 4.93×
• Total profit: $274,263
• Equity at exit: $337,392

Cash invested: $69,720 (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: 25
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,023 high
• Mortgage (P&I): −$1,306
• Tax from tax record: −$94 /mo · $1,125/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$425
• Net cashflow: $95

Break-even live

Break-even rent $1,903

Max offer price $249,000

Occupancy floor 90%

Sensitivity live

Price	-10% $235	-5% $165	+0% $95	+5% $24	+10% $-46
Rent	-10% $-65	-5% $15	+0% $95	+5% $174	+10% $254
Rate	-1.0pp $220	-0.5pp $158	base $95	+0.5pp $30	+1.0pp $-36

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
409 Westmoreland Ave Unit 9 Syracuse, NY	3.0	1.0	2480	$2,200	$0.89	45d	1	0.19mi
205 Fellows Ave Unit 1 Syracuse, NY	3.0	1.0	1638	$1,800	$1.10	22d	1	0.50mi
1607 Burnet Ave Unit 1 Syracuse, NY	3.0	1.0	2538	$1,650	$0.65	22d	1	0.62mi
112 Gale Ave Unit 1 Syracuse, NY	2.0	1.0	1848	$1,400	$0.76	45d	1	0.64mi
108 Harrington Rd Syracuse, NY	3.0	2.0	1800	$2,600	$1.44	15d	1	0.68mi
942 Euclid Ave Syracuse, NY	3.0	1.0	2572	$1,800	$0.70	22d	1	0.85mi
501 Clarendon St Syracuse, NY	3.0	1.0	2516	$1,800	$0.72	22d	1	0.89mi
1108 Madison St Unit 2 Syracuse, NY	3.0	1.5	1580	$2,080	$1.32	45d	1	0.96mi
922 Westcott St Syracuse, NY	4.0	2.0	1700	$2,000	$1.18	22d	1	1.00mi
620 Euclid Ave Apt 1 Syracuse, NY	3.0	1.0	1248	$1,700	$1.36	45d	1	1.02mi
953-55 Westcott St Unit 955 Syracuse, NY	3.0	1.0	1286	$1,500	$1.17	45d	1	1.04mi
215 Locksley Rd Syracuse, NY	4.0	3.5	2352	$4,300	$1.83	15d	1	1.08mi
121 Doll Pkwy Unit A Syracuse, NY	4.0	2.0	1400	$2,800	$2.00	15d	1	1.20mi
202 Stafford Ave Syracuse, NY	3.0	1.0	1692	$1,800	$1.06	15d	1	1.24mi
1801 James St #2 Syracuse, NY	3.0	1.0	1244	$1,800	$1.45	15d	1	1.35mi

Listing history 16 events

1. 2026-05-07
   status Pending 790-char remark

   Show marketing remark (790 chars)

   Welcome home to this beautifully updated, move-in-ready property designed for modern comfort. It features a bright, open layout, a brand-new kitchen with energy-efficient appliances, spacious bedrooms, and a new half bath on the main level. Perfect for a growing family or anyone looking for space. Major upgrades- including a new furnace, hot water tank, electrical panel, new roof, energy-efficient windows allowing you to move in without worrying about the big expenses. The finished basement with a full bath adds flexible living space, while a third-floor bonus room is perfect for an office, playroom, or extra bedroom. Enjoy a private backyard with great potential—add some landscaping to create an even better outdoor space. Spacious driveway with room for multiple vehicles.

2. 2026-04-28
   price $249,000 790-char remark

   Show marketing remark (790 chars)

   Welcome home to this beautifully updated, move-in-ready property designed for modern comfort. It features a bright, open layout, a brand-new kitchen with energy-efficient appliances, spacious bedrooms, and a new half bath on the main level. Perfect for a growing family or anyone looking for space. Major upgrades- including a new furnace, hot water tank, electrical panel, new roof, energy-efficient windows allowing you to move in without worrying about the big expenses. The finished basement with a full bath adds flexible living space, while a third-floor bonus room is perfect for an office, playroom, or extra bedroom. Enjoy a private backyard with great potential—add some landscaping to create an even better outdoor space. Spacious driveway with room for multiple vehicles.

3. 2026-04-10
   listed $275,000 Active 790-char remark

   Show marketing remark (790 chars)

   Welcome home to this beautifully updated, move-in-ready property designed for modern comfort. It features a bright, open layout, a brand-new kitchen with energy-efficient appliances, spacious bedrooms, and a new half bath on the main level. Perfect for a growing family or anyone looking for space. Major upgrades- including a new furnace, hot water tank, electrical panel, new roof, energy-efficient windows allowing you to move in without worrying about the big expenses. The finished basement with a full bath adds flexible living space, while a third-floor bonus room is perfect for an office, playroom, or extra bedroom. Enjoy a private backyard with great potential—add some landscaping to create an even better outdoor space. Spacious driveway with room for multiple vehicles.

4. 2025-08-19
   historical $2,300
5. 2025-07-18
   listed $2,300
6. 2023-03-17
   soldstatus $53,000
7. 2023-02-09
   soldstatus $53,000 Closed Sale or Rented 383-char remark

   Show marketing remark (383 chars)

   Location, location, location!! Investment opportunity just 5 mins from LeMoyne and SU and close to major highways and shopping centers. 3 bedrooms and full bath upstairs, kitchen, dining room and living room downstairs with hardwoods throughout. Previously rented for $1150/month. Potential for half bath off of kitchen and shed for storage out back. Property is being sold 'as is. '

8. 2022-12-13
   status Pending Sale 383-char remark

   Show marketing remark (383 chars)

   Location, location, location!! Investment opportunity just 5 mins from LeMoyne and SU and close to major highways and shopping centers. 3 bedrooms and full bath upstairs, kitchen, dining room and living room downstairs with hardwoods throughout. Previously rented for $1150/month. Potential for half bath off of kitchen and shed for storage out back. Property is being sold 'as is. '

9. 2022-12-05
   historical Continue to Show- Under Contract 383-char remark

   Show marketing remark (383 chars)

   Location, location, location!! Investment opportunity just 5 mins from LeMoyne and SU and close to major highways and shopping centers. 3 bedrooms and full bath upstairs, kitchen, dining room and living room downstairs with hardwoods throughout. Previously rented for $1150/month. Potential for half bath off of kitchen and shed for storage out back. Property is being sold 'as is. '

10. 2022-10-05
    price $62,900 383-char remark

    Show marketing remark (383 chars)

    Location, location, location!! Investment opportunity just 5 mins from LeMoyne and SU and close to major highways and shopping centers. 3 bedrooms and full bath upstairs, kitchen, dining room and living room downstairs with hardwoods throughout. Previously rented for $1150/month. Potential for half bath off of kitchen and shed for storage out back. Property is being sold 'as is. '

11. 2022-10-05
    status Active 383-char remark

    Show marketing remark (383 chars)

    Location, location, location!! Investment opportunity just 5 mins from LeMoyne and SU and close to major highways and shopping centers. 3 bedrooms and full bath upstairs, kitchen, dining room and living room downstairs with hardwoods throughout. Previously rented for $1150/month. Potential for half bath off of kitchen and shed for storage out back. Property is being sold 'as is. '

12. 2022-05-17
    status Under Contract- Do Not Show 383-char remark

    Show marketing remark (383 chars)

    Location, location, location!! Investment opportunity just 5 mins from LeMoyne and SU and close to major highways and shopping centers. 3 bedrooms and full bath upstairs, kitchen, dining room and living room downstairs with hardwoods throughout. Previously rented for $1150/month. Potential for half bath off of kitchen and shed for storage out back. Property is being sold 'as is. '

13. 2022-05-07
    historical Continue to Show- Under Contract 383-char remark

    Show marketing remark (383 chars)

    Location, location, location!! Investment opportunity just 5 mins from LeMoyne and SU and close to major highways and shopping centers. 3 bedrooms and full bath upstairs, kitchen, dining room and living room downstairs with hardwoods throughout. Previously rented for $1150/month. Potential for half bath off of kitchen and shed for storage out back. Property is being sold 'as is. '

14. 2022-05-05
    price $53,000 383-char remark

    Show marketing remark (383 chars)

    Location, location, location!! Investment opportunity just 5 mins from LeMoyne and SU and close to major highways and shopping centers. 3 bedrooms and full bath upstairs, kitchen, dining room and living room downstairs with hardwoods throughout. Previously rented for $1150/month. Potential for half bath off of kitchen and shed for storage out back. Property is being sold 'as is. '

15. 2022-02-17
    listed $64,900 Active 383-char remark

    Show marketing remark (383 chars)

    Location, location, location!! Investment opportunity just 5 mins from LeMoyne and SU and close to major highways and shopping centers. 3 bedrooms and full bath upstairs, kitchen, dining room and living room downstairs with hardwoods throughout. Previously rented for $1150/month. Potential for half bath off of kitchen and shed for storage out back. Property is being sold 'as is. '

16. 2006-01-04
    soldstatus $15,000

ⓘ 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: $1,125 · $94/mo
• Projected year-2 tax: $2,666 · $222/mo
• Expected delta: +$1,542/yr (+$128/mo · 137.0%)

ⓘ 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 ≥94°F today · 16 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: $24,270
• − Mortgage interest: −$13,948
• − Property taxes: −$1,125
• − Insurance: −$1,245
• − Repairs & maintenance: −$1,942
• − Management: −$1,942
• − Depreciation: −$7,244
• Taxable loss: −$3,174
• Est. tax savings @ 24.0%: +$762
• After-tax cash flow: $1,896/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

+1560.0% since first listed

16 events — show timeline

• 2026-05-07 Pending — CNYIS
• 2026-04-28 Price Changed $249,000 CNYIS
• 2026-04-10 Listed $275,000 CNYIS
• 2025-08-19 Rental Removed $2,300 BUILDIUM
• 2025-07-18 Listed for Rent $2,300 BUILDIUM
• 2023-03-17 Sold (Public Records) $53,000 Public Records
• 2023-02-09 Sold (MLS) $53,000 CNYIS
• 2022-12-13 Pending — CNYIS
• 2022-12-05 Contingent — CNYIS
• 2022-10-05 Price Changed $62,900 CNYIS
• 2022-10-05 Relisted — CNYIS
• 2022-05-17 Pending — CNYIS
• 2022-05-07 Contingent — CNYIS
• 2022-05-05 Price Changed $53,000 CNYIS
• 2022-02-17 Listed $64,900 CNYIS
• 2006-01-04 Sold (Public Records) $15,000 Public Records

Property tax history

+0.0%/yr

Latest (2025): $1,125 · +0.0% YoY. Source: county tax records.