312 Allen St · Syracuse, NY 13210

$270,000

4 bd · 1.0 ba · 2,240 sqft · SingleFamily public records · 53 Days on market

Built 1930 6,468 sqft lot $121/sqft · 8% below area Est $292k · 8% 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 +17.7/30.0
• ARV discount +10.9/15.0
• DSCR +5.5/10.0
• Rent growth +5.0/5.0
• Livability +3.9/5.0
• 1% rule +3.8/10.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious 5-Bedroom Home with Finished Attic & Private Backyard – 312 Allen St, Syracuse, NY Generously sized 5-bedroom home offering approximately 2,500 square feet of living space in a convenient Syracuse location. With a flexible layout and a fully finished attic, this property provides ample room for a growing household, home office setup, guest space, or additional recreational area. The main living areas offer plenty of natural light and flow comfortably for both everyday living and entertaining. Upstairs, the finished attic expands your usable square footage and can serve as bonus living space depending on your needs. Step outside to enjoy a full backyard complete with a deck — ideal for outdoor dining, gatherings, or relaxing during warmer months. The yard provides space for gardening, pets, or future landscaping opportunities. With five bedrooms, 2 full bathrooms, and 2,500 square feet of space, this is a great fit for an owner-occupant or as a rental property. 10 blocks to SU/ Mediplex, convenient to schools, shopping, parks, and major roadways, this home combines space, versatility, and value.

Key facts

• Finished attic
• Private backyard
• Space for gardening

Tags

• FINISHED ATTIC
• PRIVATE BACKYARD
• FULL BACKYARD
• DECK
• SPACE FOR GARDENING
• CONVENIENT LOCATION

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $215 ($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 $238k (12.0% below list).
• Recommended offer: $238k (12.0% 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: Rents rising fast (+11.2%/yr); 58 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); lower-income renter base — watch delinquency; 616 units permitted in Onondaga County in 2024 (256 in 5+ unit buildings).
• At $2,376/mo this rent would consume 68% of the median local household income ($42k/yr) (locally 2307% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $76k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($262k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 15y ago; this cycle's ask is 9560% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $120k; list at $270k implies a 125% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $237,594 (12.0% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.88% ✗
• Cap rate: 7.25%
• Cash-on-cash: 3.42%
• DSCR: 1.15
• GRM: 9.5

CMA / ARV

• ARV (median comp): $292,331
• List price: $270,000
• Delta: -7.64%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
306 Allen St	0.01mi	4/1.0	2,100 (-6%)	1mo	$260,000	$124	88
603 Allen St	0.38mi	4/2.5	2,184 (-2%)	4mo	$345,000	$158	69
260 Fenway Dr	0.34mi	4/2.0	2,141 (-4%)	6mo	$247,000	$115	67
124 Cumberland Ave	0.26mi	4/1.5	2,041 (-9%)	5mo	$158,000	$77	67
109 Avondale Pl	0.53mi	4/1.5	2,154 (-4%)	4mo	$282,500	$131	64
522 Allen St	0.28mi	5/2.5 (+1)	2,070 (-8%)	5mo	$230,000	$111	59
248 Scottholm Ter	0.64mi	4/2.0	2,172 (-3%)	5mo	$323,000	$149	57
770 Westmoreland Ave	0.50mi	3/2.0 (-1)	2,028 (-10%)	4mo	$250,000	$123	49
217 Scott Ave	0.59mi	3/2.5 (-1)	2,392 (+7%)	2mo	$385,000	$161	48
303 Crawford Ave	0.66mi	4/2.5	2,110 (-6%)	8mo	$216,300	$103	47
720 Salt Springs Rd	0.69mi	4/1.5	2,028 (-10%)	6mo	$160,000	$79	45
101 Avondale Pl	0.55mi	5/2.5 (+1)	2,000 (-11%)	2mo	$291,000	$146	44

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -6.0%
• Equity multiple: 0.77×
• Total profit: $-17,576
• Equity at exit: $40,258

10-year hold

• IRR: 8.5%
• Equity multiple: 1.78×
• Total profit: $59,133
• Equity at exit: $23,345

Cash invested: $75,600 (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 13210

• Home prices YoY: -9.0%
• Rents YoY: 11.2%
• Active inventory: 58
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,376 high
• Mortgage (P&I): −$1,416
• Tax from tax record: −$133 /mo · $1,600/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$499
• Net cashflow: $215

Break-even live

Break-even rent $2,103

Max offer price $270,000

Occupancy floor 86%

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: $67,500
• Closing costs: $8,100
• Reserves months: —
• Total cash needed: —

Rent comps 16 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	43d	1	0.13mi
205 Fellows Ave Unit 1 Syracuse, NY	3.0	1.0	1638	$1,800	$1.10	21d	1	0.40mi
1205 Madison St Fl -1 Syracuse, NY	4.0	3.0	2988	$2,640	$0.88	43d	1	0.59mi
1108 Madison St Unit 2 Syracuse, NY	3.0	1.5	1580	$2,080	$1.32	43d	1	0.64mi
501 Clarendon St Syracuse, NY	3.0	1.0	2516	$1,800	$0.72	21d	1	0.66mi
1607 Burnet Ave Unit 1 Syracuse, NY	3.0	1.0	2538	$1,650	$0.65	21d	1	0.67mi
942 Euclid Ave Syracuse, NY	3.0	1.0	2572	$1,800	$0.70	21d	1	0.72mi
750 Euclid Ave Syracuse, NY	5.0	2.0	2736	$4,100	$1.50	43d	1	0.76mi
922 Westcott St Syracuse, NY	4.0	2.0	1700	$2,000	$1.18	21d	1	0.85mi
108 Harrington Rd Syracuse, NY	3.0	2.0	1800	$2,600	$1.44	13d	1	0.87mi
365 Green St Syracuse, NY	5.0	3.5	2263	$3,300	$1.46	21d	1	1.12mi
215 Locksley Rd Syracuse, NY	4.0	3.5	2352	$4,300	$1.83	13d	1	1.27mi
202 Stafford Ave Syracuse, NY	3.0	1.0	1692	$1,800	$1.06	13d	1	1.32mi
712 Oak St Syracuse, NY	3.0	1.0	2461	$1,700	$0.69	21d	1	1.46mi
447 E Washington St Syracuse, NY	3.0	1.5	2095	$2,100	$1.00	13d	1	1.47mi
121 Doll Pkwy Unit A Syracuse, NY	4.0	2.0	1400	$2,800	$2.00	13d	1	1.50mi

Listing history 27 events

1. 2026-06-18
   days on market $270,000 Active 53 DOM
2. 2026-06-17
   days on market $270,000 Active 52 DOM
3. 2026-06-16
   days on market $270,000 Active 51 DOM
4. 2026-06-15
   days on market $270,000 Active 50 DOM
5. 2026-06-14
   days on market $270,000 Active 48 DOM
6. 2026-06-13
   days on market $270,000 Active 47 DOM
7. 2026-06-10
   days on market $270,000 Active 45 DOM
8. 2026-06-09
   days on market $270,000 Active 44 DOM
9. 2026-06-08
   days on market $270,000 Active 43 DOM
10. 2026-06-07
    days on market $270,000 Active 42 DOM
11. 2026-06-05
    days on market $270,000 Active 39 DOM
12. 2026-06-02
    days on market $270,000 Active 37 DOM
13. 2026-06-01
    days on market $270,000 Active 36 DOM
14. 2026-05-31
    days on market $270,000 Active 35 DOM
15. 2026-05-30
    days on market $270,000 Active 34 DOM
16. 2026-05-03
    status Active 1141-char remark

    Show marketing remark (1141 chars)

    Spacious 5-Bedroom Home with Finished Attic & Private Backyard – 312 Allen St, Syracuse, NY Generously sized 5-bedroom home offering approximately 2,500 square feet of living space in a convenient Syracuse location. With a flexible layout and a fully finished attic, this property provides ample room for a growing household, home office setup, guest space, or additional recreational area. The main living areas offer plenty of natural light and flow comfortably for both everyday living and entertaining. Upstairs, the finished attic expands your usable square footage and can serve as bonus living space depending on your needs. Step outside to enjoy a full backyard complete with a deck — ideal for outdoor dining, gatherings, or relaxing during warmer months. The yard provides space for gardening, pets, or future landscaping opportunities. With five bedrooms, 2 full bathrooms, and 2,500 square feet of space, this is a great fit for an owner-occupant or as a rental property. 10 blocks to SU/ Mediplex, convenient to schools, shopping, parks, and major roadways, this home combines space, versatility, and value.

17. 2026-05-02
    listed $2,795
18. 2026-05-02
    historical $2,795
19. 2026-03-14
    price $2,795
20. 2026-03-01
    price $270,000 1141-char remark

    Show marketing remark (1141 chars)

    Spacious 5-Bedroom Home with Finished Attic & Private Backyard – 312 Allen St, Syracuse, NY Generously sized 5-bedroom home offering approximately 2,500 square feet of living space in a convenient Syracuse location. With a flexible layout and a fully finished attic, this property provides ample room for a growing household, home office setup, guest space, or additional recreational area. The main living areas offer plenty of natural light and flow comfortably for both everyday living and entertaining. Upstairs, the finished attic expands your usable square footage and can serve as bonus living space depending on your needs. Step outside to enjoy a full backyard complete with a deck — ideal for outdoor dining, gatherings, or relaxing during warmer months. The yard provides space for gardening, pets, or future landscaping opportunities. With five bedrooms, 2 full bathrooms, and 2,500 square feet of space, this is a great fit for an owner-occupant or as a rental property. 10 blocks to SU/ Mediplex, convenient to schools, shopping, parks, and major roadways, this home combines space, versatility, and value.

21. 2026-02-25
    historical $2,495
22. 2026-02-23
    listed $2,495
23. 2026-02-21
    listed $250,000 Active 1141-char remark

    Show marketing remark (1141 chars)

    Spacious 5-Bedroom Home with Finished Attic & Private Backyard – 312 Allen St, Syracuse, NY Generously sized 5-bedroom home offering approximately 2,500 square feet of living space in a convenient Syracuse location. With a flexible layout and a fully finished attic, this property provides ample room for a growing household, home office setup, guest space, or additional recreational area. The main living areas offer plenty of natural light and flow comfortably for both everyday living and entertaining. Upstairs, the finished attic expands your usable square footage and can serve as bonus living space depending on your needs. Step outside to enjoy a full backyard complete with a deck — ideal for outdoor dining, gatherings, or relaxing during warmer months. The yard provides space for gardening, pets, or future landscaping opportunities. With five bedrooms, 2 full bathrooms, and 2,500 square feet of space, this is a great fit for an owner-occupant or as a rental property. 10 blocks to SU/ Mediplex, convenient to schools, shopping, parks, and major roadways, this home combines space, versatility, and value.

24. 2025-07-02
    listed $2,495
25. 2011-07-28
    soldstatus $120,000
26. 2011-07-27
    soldstatus $120,000 619-char remark

    Show marketing remark (619 chars)

    Grand victorian offers period details-pillars, dental wood trim, wood floors. .. found throughout. 1st floor has decorative fireplace & formal living/dining rooms has those great pillars. Kitchen has been remodeled using great attention to detail-pantry storage is floor to ceiling, breakfast room with window seat, center island, and quality appliances. The 2nd floor holds 4 bedrooms (master has its own sitting room) & a sleeping porch & period perfect bath. There is a 3rd floor family room with cathedral ceiling showing original rafters, bath, & clever fan/windows to allow summer breezes.

27. 2011-02-01
    listed $125,000 619-char remark

    Show marketing remark (619 chars)

    Grand victorian offers period details-pillars, dental wood trim, wood floors. .. found throughout. 1st floor has decorative fireplace & formal living/dining rooms has those great pillars. Kitchen has been remodeled using great attention to detail-pantry storage is floor to ceiling, breakfast room with window seat, center island, and quality appliances. The 2nd floor holds 4 bedrooms (master has its own sitting room) & a sleeping porch & period perfect bath. There is a 3rd floor family room with cathedral ceiling showing original rafters, bath, & clever fan/windows to allow summer breezes.

ⓘ 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: $1,600 · $133/mo
• Projected year-2 tax: $3,082 · $257/mo
• Expected delta: +$1,481/yr (+$123/mo · 92.6%)

ⓘ 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 ≥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: $28,511
• − Mortgage interest: −$15,124
• − Property taxes: −$1,600
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,281
• − Management: −$2,281
• − Depreciation: −$7,855
• Taxable loss: −$1,979
• Est. tax savings @ 24.0%: +$475
• After-tax cash flow: $3,058/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): 19,803
• Household income: $41,738
• Rent vs Own: 70.6% rent · 29.4% own
• Severe rent burden: 2307.0

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 0.61)
• Race & ethnicity: White 58% Black 18% Asian 9% Hispanic / Latino 9% Two or more races 8%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Romanian 3% Lithuanian 3% Italian 2%
• Foreign-born: 18% · China, Canada, South Korea
• Languages at home: 78% English-only · Chinese 5% Spanish 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: ▼ -37.59%
• Current HPI: 378.0277
• Rent YoY: ▲ 11.18%
• 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

-97.8% since first listed

12 events — show timeline

• 2026-05-03 Relisted — CNYIS
• 2026-05-02 Listed for Rent $2,795 TENANTTURNER2
• 2026-05-02 Rental Removed $2,795 CNYIS
• 2026-03-14 Price Changed $2,795 CNYIS
• 2026-03-01 Price Changed $270,000 CNYIS
• 2026-02-25 Rental Removed $2,495 TENANTTURNER2
• 2026-02-23 Listed for Rent $2,495 CNYIS
• 2026-02-21 Listed $250,000 CNYIS
• 2025-07-02 Listed for Rent $2,495 TENANTTURNER2
• 2011-07-28 Sold (Public Records) $120,000 Public Records
• 2011-07-27 Sold (MLS) $120,000 CNYIS
• 2011-02-01 Listed $125,000 CNYIS

Property tax history

+1.7%/yr

Latest (2025): $1,600 · +0.0% YoY. Source: county tax records.