412 Rich St · Syracuse, NY 13207

$99,000

3 bd · 1.5 ba · 1,304 sqft · SingleFamily public records · 93 Days on market

Built 1910 5,000 sqft lot Est $132k · 25% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Well-maintained, spacious 3 bed, 1 1/2 bath house located on the cities Southside, that is currently rented to tenants who wish to stay and for $1,400/month. Priced to sell, this won’t be on the market long.

Key facts

• Front porch
• Back mud room
• 5,000 sq ft lot

Tags

• FRONT PORCH
• BACK MUD ROOM

🏷️ Possibly a rental listed for sale. The $99,000 price doesn't fit this home's estimated sale value (~$131,704) 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/1.5-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $424 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Recommended offer: $90k (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: 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: Syracuse Latin School (math 31% / reading 62%, grade D-, #1,262 of 2,108 statewide, top 60%, 642 students, 42% FRL); Expeditionary Learning Middle School (math 17% / reading 32%, grade F, #611 of 729 statewide, top 88%, 170 students, 76% FRL); Institute of Technology At Syracuse Central (math 87% / reading 92%, grade A+, #265 of 1,100 statewide, top 26%, 581 students, 68% FRL).
• Zoned-school proficiency averages 54% at this address vs 22% district-wide (+32 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: 63 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $684 of loan paydown is wiped out by about $3k 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 + 3.0% rent growth), your $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($90k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 11y ago; this cycle's ask is 5251% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $62k; list at $99k implies a 60% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $460/mo; built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $90,090 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 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 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.94% ✓
• Cap rate: 17.02%
• Cash-on-cash: 38.31%
• DSCR: 2.70
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $131,704
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
172 Parkway Dr	0.47mi	3/1.5	1,296 (-1%)	2mo	$165,000	$127	76
347 Palmer Ave	0.08mi	3/1.5	1,144 (-12%)	4mo	$70,000	$61	72
113 White St	0.38mi	3/1.5	1,194 (-8%)	3mo	$160,000	$134	66
119 Clyde Ave	0.61mi	3/1.0	1,296 (-1%)	5mo	$78,000	$60	64
1606 W Colvin St	0.57mi	3/1.0	1,344 (+3%)	3mo	$57,000	$42	64
122 Charmouth Dr	0.69mi	3/1.0	1,286 (-1%)	1mo	$187,500	$146	62
309 W Kennedy St	0.44mi	2/1.5 (-1)	1,196 (-8%)	2mo	$101,000	$84	59
609 W Colvin St	0.69mi	3/1.5	1,236 (-5%)	2mo	$100,000	$81	58
141 Charmouth Dr	0.72mi	3/1.5	1,248 (-4%)	4mo	$65,000	$52	56
204 Davis St	0.72mi	2/1.0 (-1)	1,208 (-7%)	2mo	$122,300	$101	46
118 Charmouth Dr	0.69mi	3/1.0	1,442 (+11%)	6mo	$155,000	$107	43
505 Stinard Ave	0.64mi	4/2.0 (+1)	1,496 (+15%)	7mo	$242,500	$162	33

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: 10.3%
• Equity multiple: 1.41×
• Total profit: $11,272
• Equity at exit: $14,761

10-year hold

• IRR: 19.5%
• Equity multiple: 2.65×
• Total profit: $45,759
• Equity at exit: $8,560

Cash invested: $27,720 (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 13207

• Home prices YoY: -23.0%
• Active inventory: 63
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,917 high
• Mortgage (P&I): −$519
• Tax from tax record: −$69 /mo · $831/yr
• Insurance: −$41
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$403
• Net cashflow: $424

Break-even live

Break-even rent $1,380

Max offer price $99,000

Occupancy floor 73%

Sensitivity live

Price	-10% $481	-5% $453	+0% $424	+5% $396	+10% $368
Rent	-10% $273	-5% $349	+0% $424	+5% $500	+10% $576
Rate	-1.0pp $474	-0.5pp $450	base $424	+0.5pp $399	+1.0pp $373

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
158 Parkway Dr Syracuse, NY	4.0	3.0	1029	$2,250	$2.19	22d	1	0.44mi
122 Putnam St Syracuse, NY	3.0	1.0	1064	$2,050	$1.93	22d	1	0.48mi
409 Stolp Ave Syracuse, NY	1.0–3.0	1.0	849	$1,575	$1.86	15d	5	0.51mi
318 Kellogg St Unit 2 Syracuse, NY	3.0	1.0	1523	$1,675	$1.10	45d	1	0.51mi
318 Kellogg St Unit 1 Syracuse, NY	3.0	1.0	1523	$1,650	$1.08	45d	1	0.51mi
269 W Borden Ave Syracuse, NY	4.0	1.5	1800	$650	$0.36	22d	1	0.60mi
1330 Midland Ave Syracuse, NY	4.0	1.0	1870	$2,000	$1.07	22d	1	0.60mi
1110 Bellevue Ave Syracuse, NY	3.0	1.0	1449	$1,500	$1.04	45d	1	0.64mi
315 Grant Ave #17 Syracuse, NY	3.0	2.0	1477	$1,275	$0.86	15d	1	0.76mi
472 S Salina St Syracuse, NY	1.0–2.0	1.0	1022	$2,095	$2.05	15d	3	1.07mi
111 E Onondaga St Syracuse, NY	1.0–2.0	1.0–2.0	1150	$3,000	$2.61	22d	5	1.08mi
213 Fletcher Ave Unit 2 Syracuse, NY	3.0	1.0	1200	$1,700	$1.42	15d	1	1.10mi
2331 Midland Ave Syracuse, NY	4.0	1.5	1664	$2,300	$1.38	22d	1	1.19mi
1741 W Onondaga St Syracuse, NY	1.0–2.0	1.0–2.0	800	$1,250	$1.56	15d	3	1.21mi
2859 S Salina St Unit 2 Syracuse, NY	2.0	1.0	1000	$1,200	$1.20	45d	1	1.22mi
120 Walton St Syracuse, NY	1.0–2.0	1.0–2.0	825	$3,200	$3.88	45d	2	1.23mi
110 Walton St Unit 201 Syracuse, NY	2.0	2.0	1051	$2,200	$2.09	45d	1	1.23mi
110 Walton St Unit 301 Syracuse, NY	2.0	2.0	1051	$2,000	$1.90	22d	1	1.23mi
205 E Jefferson St Unit 2B Syracuse, NY	2.0	2.5	1100	$2,200	$2.00	22d	1	1.24mi
201 E Jefferson St Syracuse, NY	2.0	1.0	662	$1,626	$2.45	15d	9	1.24mi
317 S Clinton St Unit 3A Syracuse, NY	2.0	2.0	1500	$2,100	$1.40	45d	1	1.25mi
317 S Clinton St Unit 4A Syracuse, NY	2.0	1.5	1500	$2,100	$1.40	15d	1	1.25mi
321 S Salina St Unit 501 Syracuse, NY	2.0	1.0	1446	$3,000	$2.07	45d	1	1.26mi
321 S Salina St Unit 201 Syracuse, NY	2.0	1.0	1446	$2,450	$1.69	45d	1	1.26mi
319 S Salina St Syracuse, NY	2.0	2.0	1860	$2,000	$1.08	22d	1	1.27mi
129 W Fayette St Unit 217 Syracuse, NY	2.0	2.0	1100	$1,550	$1.41	15d	1	1.27mi
538 Erie Blvd W Syracuse, NY	2.0	2.0	1110	$2,100	$1.89	22d	1	1.30mi
324 W Water St Unit 106 Syracuse, NY	2.0	1.0	1436	$2,095	$1.46	22d	1	1.36mi
324 W Water St Syracuse, NY	2.0	1.0	1007	$1,975	$1.96	15d	6	1.36mi
60 Presidential Plz Syracuse, NY	1.0–2.0	1.0–1.5	970	$1,315	$1.36	45d	1	1.38mi
121 Whittier Ave Syracuse, NY	4.0	1.0	1400	$600	$0.43	45d	1	1.38mi
208 W Water St Syracuse, NY	2.0	2.0	962	$1,800	$1.87	45d	1	1.40mi

Listing history 30 events

1. 2026-05-10
   listed $1,850
2. 2026-03-02
   status Pending
3. 2026-02-19
   historical $1,600
4. 2026-02-13
   listed $1,600
5. 2026-02-09
   historical $1,600
6. 2026-01-17
   listed $1,600
7. 2025-12-19
   status Active
8. 2025-10-22
   status Pending
9. 2025-10-02
   listed $99,000 Active
10. 2022-02-03
    soldstatus $62,000
11. 2021-12-23
    soldstatus $62,000 Closed Sale or Rented 213-char remark

    Show marketing remark (213 chars)

    Well-maintained, spacious 3 bed, 1 1/2 bath house located on the cities Southside, that is currently rented to tenants who wish to stay and for $1,400/month. Priced to sell, this won’t be on the market long.

12. 2021-11-08
    status Under Contract- Do Not Show 213-char remark

    Show marketing remark (213 chars)

    Well-maintained, spacious 3 bed, 1 1/2 bath house located on the cities Southside, that is currently rented to tenants who wish to stay and for $1,400/month. Priced to sell, this won’t be on the market long.

13. 2021-10-27
    historical Continue to Show- Under Contract 213-char remark

    Show marketing remark (213 chars)

    Well-maintained, spacious 3 bed, 1 1/2 bath house located on the cities Southside, that is currently rented to tenants who wish to stay and for $1,400/month. Priced to sell, this won’t be on the market long.

14. 2021-10-19
    listed $64,900 Active 213-char remark

    Show marketing remark (213 chars)

    Well-maintained, spacious 3 bed, 1 1/2 bath house located on the cities Southside, that is currently rented to tenants who wish to stay and for $1,400/month. Priced to sell, this won’t be on the market long.

15. 2021-07-15
    historical
16. 2021-05-03
    historical Continue to Show- Under Contract
17. 2021-04-08
    status Active
18. 2021-03-30
    historical Continue to Show- Under Contract
19. 2021-03-26
    listed $59,900 Active
20. 2021-01-28
    historical
21. 2020-09-29
    listed $65,000 Active
22. 2017-04-28
    soldstatus $56,100 Closed Sale or Rented
23. 2017-02-22
    historical Continue to Show- Under Contract
24. 2016-08-10
    price $54,900
25. 2016-06-24
    price $59,900
26. 2016-05-26
    listed $54,900 Active
27. 2016-04-07
    soldstatus $5,000 Closed Sale or Rented
28. 2016-02-16
    status Pending Sale
29. 2016-01-05
    historical Under Contract- Do Not Show
30. 2015-10-06
    listed $5,000 Active

ⓘ 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: $831 · $69/mo
• Projected year-2 tax: $1,252 · $104/mo
• Expected delta: +$421/yr (+$35/mo · 50.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AE · 99% 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: $23,006
• − Mortgage interest: −$5,546
• − Property taxes: −$831
• − Insurance: −$6,020
• − Repairs & maintenance: −$1,841
• − Management: −$1,841
• − Depreciation: −$2,880
• Taxable income: $4,049
• Est. tax owed @ 24.0%: −$972
• After-tax cash flow: $4,122/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

-63.0% since first listed

30 events — show timeline

• 2026-05-10 Listed for Rent $1,850 TURBOTENANT
• 2026-03-02 Pending — CNYIS
• 2026-02-19 Rental Removed $1,600 APPFOLIO
• 2026-02-13 Listed for Rent $1,600 APPFOLIO
• 2026-02-09 Rental Removed $1,600 APPFOLIO
• 2026-01-17 Listed for Rent $1,600 APPFOLIO
• 2025-12-19 Relisted — CNYIS
• 2025-10-22 Pending — CNYIS
• 2025-10-02 Listed $99,000 CNYIS
• 2022-02-03 Sold (Public Records) $62,000 Public Records
• 2021-12-23 Sold (MLS) $62,000 CNYIS
• 2021-11-08 Pending — CNYIS
• 2021-10-27 Contingent — CNYIS
• 2021-10-19 Listed $64,900 CNYIS
• 2021-07-15 Listing Removed — CNYIS
• 2021-05-03 Contingent — CNYIS
• 2021-04-08 Relisted — CNYIS
• 2021-03-30 Contingent — CNYIS
• 2021-03-26 Listed $59,900 CNYIS
• 2021-01-28 Listing Removed — CNYIS
• 2020-09-29 Listed $65,000 CNYIS
• 2017-04-28 Sold (MLS) $56,100 CNYIS
• 2017-02-22 Contingent — CNYIS
• 2016-08-10 Price Changed $54,900 CNYIS
• 2016-06-24 Price Changed $59,900 CNYIS
• 2016-05-26 Listed $54,900 CNYIS
• 2016-04-07 Sold (MLS) $5,000 CNYIS
• 2016-02-16 Pending — CNYIS
• 2016-01-05 Contingent — CNYIS
• 2015-10-06 Listed $5,000 CNYIS

Property tax history

+2.1%/yr

Latest (2025): $831 · +0.0% YoY. Source: county tax records.