414 W Beard Ave · Syracuse, NY 13205

$199,900

4 bd · 1.5 ba · 1,562 sqft · SingleFamily public records · 8 Days on market

Built 1880 4,624 sqft lot $128/sqft · 51% above area

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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 +21.9/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• 1% rule +4.6/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks MLS

Well maintained 3 bedroom 2 full bathroom single family house. First floor offers hardwood floored living room and dining room, marble floor full bathroom and kitchen with access to fenced-in backyard. Second floor has master bedroom with walk-in closet, additional 2 bedroom and second full bathroom. Roof and furnace are about 10 years old, water heater 3 y. o. Located in a quite street, right next to Kirk park that offers public pool, kids playgrount and other amentities.

Key facts

• Pocket doors
• Ample backyard
• Platform deck

Tags

• ENCLOSED FRONT PORCH
• AMPLE BACKYARD
• PLATFORM DECK
• ORIGINAL WOODWORK
• POCKET DOORS
• NEW ROOF

Property features AI

Exterior

• Parking: Carport
• Utilities: Electricity connected (circuit breakers); Public water connected; Sewer connected
• Home design: 2-story house; Resale property; Irregular, residential lot; City street frontage
• Construction: Aluminum and vinyl siding; Copper plumbing; Asphalt shingle roof; Stone foundation; Built as existing (year built: existing)
• Exterior features: Blacktop driveway; Deck; Open deck/porch; Enclosed porch; Porch; Fully fenced yard; Shed(s)/storage

Interior

• Kitchen: Gas oven; Gas range; Refrigerator
• Bedrooms: Total of 7 rooms (includes bedroom count within total rooms)
• Flooring: Carpet; Hardwood; Laminate; Varied flooring
• Bathrooms: 2 full bathrooms; 1 main-level bathroom
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Separate/formal dining room; Separate/formal living room; Full basement
• Laundry & utility: Laundry in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $314 ($4k/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 $192k (4.1% below list).
• Recommended offer: $192k (4.1% 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: 67 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; 616 units permitted in Onondaga County in 2024 (256 in 5+ unit buildings).

Forward outlook

• In year one you build about $21k of equity ($1k loan paydown + $20k appreciation (10.0% 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 (10.0% appreciation + 3.0% rent growth), your $56k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 13y 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.

Risks & watch-outs

• Watch-outs: built in 1880 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $191,789 (4.1% below list)

Questions for the listing agent

1. Built in 1880 — 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: 0.96% ✗
• Cap rate: 8.18%
• Cash-on-cash: 6.73%
• DSCR: 1.30
• GRM: 8.7

CMA / ARV

• ARV (median comp): $132,671
• List price: $199,900
• Delta: 50.67%
• 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
126 Wood Ave	0.24mi	5/1.5 (+1)	1,468 (-6%)	2mo	$62,000	$42	72
875 W Lafayette Ave	0.55mi	4/1.0	1,568 (+0%)	4mo	$160,000	$102	68
1110 Midland Ave	0.18mi	4/1.5	1,751 (+12%)	6mo	$70,000	$40	67
269 Mclennan Ave	0.16mi	4/2.5	1,740 (+11%)	4mo	$141,000	$81	66
504 W Newell St	0.58mi	3/1.0 (-1)	1,545 (-1%)	0mo	$110,000	$71	64
326 Coolidge Ave	0.66mi	4/1.0	1,578 (+1%)	5mo	$107,000	$68	61
303 Marguerite Ave	0.47mi	3/1.0 (-1)	1,486 (-5%)	4mo	$45,000	$30	60
129 W Pleasant Ave	0.74mi	4/1.5	1,532 (-2%)	4mo	$160,000	$104	59
185 Clyde Ave	0.53mi	5/2.0 (+1)	1,608 (+3%)	6mo	$127,500	$79	59
2331 Midland Ave	0.65mi	4/1.5	1,664 (+6%)	3mo	$90,000	$54	56
712 Summit Ave	0.73mi	4/1.5	1,400 (-10%)	6mo	$170,000	$121	44
1606 W Colvin St	0.53mi	3/1.0 (-1)	1,344 (-14%)	3mo	$57,000	$42	43

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 29.1%
• Equity multiple: 3.30×
• Total profit: $128,769
• Equity at exit: $180,086

10-year hold

• IRR: 25.3%
• Equity multiple: 7.49×
• Total profit: $363,329
• Equity at exit: $388,362

Cash invested: $55,972 (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 13205

• Home prices YoY: 3.0%
• Active inventory: 67
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,918 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$70 /mo · $838/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$403
• Net cashflow: $314

Break-even live

Break-even rent $1,521

Max offer price $199,900

Occupancy floor 79%

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1330 Midland Ave Syracuse, NY	4.0	1.0	1870	$2,000	$1.07	21d	1	0.08mi
269 W Borden Ave Syracuse, NY	4.0	1.5	1800	$650	$0.36	21d	1	0.15mi
2331 Midland Ave Syracuse, NY	4.0	1.5	1664	$2,300	$1.38	21d	1	0.63mi
213 Fletcher Ave Unit 2 Syracuse, NY	3.0	1.0	1200	$1,700	$1.42	13d	1	0.94mi
409 Stolp Ave Syracuse, NY	1.0–3.0	1.0	849	$1,575	$1.86	13d	5	0.97mi
326 Holland St Unit 1 Syracuse, NY	3.0	1.0	2100	$1,825	$0.87	43d	1	1.03mi
147 E Matson Ave Syracuse, NY	3.0	2.5	1421	$2,000	$1.41	21d	1	1.03mi
122 Putnam St Syracuse, NY	3.0	1.0	1064	$2,050	$1.93	21d	1	1.05mi
260 Robert Dr Syracuse, NY	3.0	1.5	1200	$2,097	$1.75	43d	1	1.09mi
318 Kellogg St Unit 2 Syracuse, NY	3.0	1.0	1523	$1,675	$1.10	43d	1	1.09mi
318 Kellogg St Unit 1 Syracuse, NY	3.0	1.0	1523	$1,650	$1.08	43d	1	1.09mi
259 Robert Dr Syracuse, NY	3.0	1.5	1350	$699	$0.52	43d	1	1.11mi
1110 Bellevue Ave Syracuse, NY	3.0	1.0	1449	$1,500	$1.04	43d	1	1.17mi
102 Newbury Hollow Ln Syracuse, NY	3.0	2.0	2000	$2,300	$1.15	43d	1	1.25mi
315 Grant Ave #17 Syracuse, NY	3.0	2.0	1477	$1,275	$0.86	13d	1	1.26mi
214 Rowland St Syracuse, NY	4.0	1.0	2092	$1,800	$0.86	13d	1	1.27mi

Listing history 15 events

1. 2026-05-06
   status Pending 1221-char remark
2. 2026-05-02
   historical Active Under Contract 1221-char remark
3. 2026-04-28
   listed $199,900 Active 1221-char remark
4. 2024-08-07
   status Pending 477-char remark

   Show marketing remark (477 chars)

   Well maintained 3 bedroom 2 full bathroom single family house. First floor offers hardwood floored living room and dining room, marble floor full bathroom and kitchen with access to fenced-in backyard. Second floor has master bedroom with walk-in closet, additional 2 bedroom and second full bathroom. Roof and furnace are about 10 years old, water heater 3 y. o. Located in a quite street, right next to Kirk park that offers public pool, kids playgrount and other amentities.

5. 2024-08-07
   soldstatus $179,900 Closed 477-char remark

   Show marketing remark (477 chars)

   Well maintained 3 bedroom 2 full bathroom single family house. First floor offers hardwood floored living room and dining room, marble floor full bathroom and kitchen with access to fenced-in backyard. Second floor has master bedroom with walk-in closet, additional 2 bedroom and second full bathroom. Roof and furnace are about 10 years old, water heater 3 y. o. Located in a quite street, right next to Kirk park that offers public pool, kids playgrount and other amentities.

6. 2024-08-03
   historical 477-char remark

   Show marketing remark (477 chars)

   Well maintained 3 bedroom 2 full bathroom single family house. First floor offers hardwood floored living room and dining room, marble floor full bathroom and kitchen with access to fenced-in backyard. Second floor has master bedroom with walk-in closet, additional 2 bedroom and second full bathroom. Roof and furnace are about 10 years old, water heater 3 y. o. Located in a quite street, right next to Kirk park that offers public pool, kids playgrount and other amentities.

7. 2024-05-18
   historical Active Under Contract 477-char remark

   Show marketing remark (477 chars)

   Well maintained 3 bedroom 2 full bathroom single family house. First floor offers hardwood floored living room and dining room, marble floor full bathroom and kitchen with access to fenced-in backyard. Second floor has master bedroom with walk-in closet, additional 2 bedroom and second full bathroom. Roof and furnace are about 10 years old, water heater 3 y. o. Located in a quite street, right next to Kirk park that offers public pool, kids playgrount and other amentities.

8. 2024-05-09
   price $169,900 477-char remark

   Show marketing remark (477 chars)

   Well maintained 3 bedroom 2 full bathroom single family house. First floor offers hardwood floored living room and dining room, marble floor full bathroom and kitchen with access to fenced-in backyard. Second floor has master bedroom with walk-in closet, additional 2 bedroom and second full bathroom. Roof and furnace are about 10 years old, water heater 3 y. o. Located in a quite street, right next to Kirk park that offers public pool, kids playgrount and other amentities.

9. 2024-05-03
   listed $189,900 Active 477-char remark

   Show marketing remark (477 chars)

   Well maintained 3 bedroom 2 full bathroom single family house. First floor offers hardwood floored living room and dining room, marble floor full bathroom and kitchen with access to fenced-in backyard. Second floor has master bedroom with walk-in closet, additional 2 bedroom and second full bathroom. Roof and furnace are about 10 years old, water heater 3 y. o. Located in a quite street, right next to Kirk park that offers public pool, kids playgrount and other amentities.

10. 2016-12-16
    historical
11. 2016-09-01
    price $57,000
12. 2016-04-25
    price $59,900
13. 2016-01-19
    listed $64,999 Active
14. 2015-01-21
    listed $59,900
15. 2013-10-10
    listed $59,900

ⓘ 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: $838 · $70/mo
• Projected year-2 tax: $2,108 · $176/mo
• Expected delta: +$1,270/yr (+$106/mo · 151.6%)

ⓘ 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 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: $23,015
• − Mortgage interest: −$11,198
• − Property taxes: −$838
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,841
• − Management: −$1,841
• − Depreciation: −$5,815
• Taxable income: $482
• Est. tax owed @ 24.0%: −$116
• After-tax cash flow: $3,649/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): 18,562

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: Black 44% White 37% Two or more races 10% Hispanic / Latino 6% Asian 3%
• Hispanic origin (detail): Puerto Rican 4%
• Common ancestry: Romanian 2% Italian 2% Swiss 1%
• Foreign-born: 9% · Canada, China, Vietnam
• Languages at home: 87% English-only · Spanish 5% Arabic 1% Other Indo-European 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: ▲ 10.12%
• Current HPI: 345.8854
• 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

+233.7% since first listed

15 events — show timeline

• 2026-05-06 Pending — CNYIS
• 2026-05-02 Contingent — CNYIS
• 2026-04-28 Listed $199,900 CNYIS
• 2024-08-07 Pending — CNYIS
• 2024-08-07 Sold (MLS) $179,900 CNYIS
• 2024-08-03 Listing Removed — CNYIS
• 2024-05-18 Contingent — CNYIS
• 2024-05-09 Price Changed $169,900 CNYIS
• 2024-05-03 Listed $189,900 CNYIS
• 2016-12-16 Listing Removed — CNYIS
• 2016-09-01 Price Changed $57,000 CNYIS
• 2016-04-25 Price Changed $59,900 CNYIS
• 2016-01-19 Listed $64,999 CNYIS
• 2015-01-21 Listed $59,900 CNYIS
• 2013-10-10 Listed $59,900 CNYIS

Property tax history

-0.8%/yr

Latest (2025): $838 · +0.8% YoY. Source: county tax records.