109 Germania Ave · Fairmount, NY 13219

$169,900

3 bd · 1.0 ba · 1,116 sqft · SingleFamily public records · 7 Days on market

Built 1930 7,500 sqft lot Est $247k · 31% 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 +22.8/30.0
• ARV discount +15.0/15.0
• DSCR +7.3/10.0
• 1% rule +6.8/10.0
• Schools +5.1/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 109 Germania Ave — a fantastic opportunity in the heart of Camillus! This charming house offers peace of mind with a brand-new roof. Step outside and fall in love with the oversized, fully fenced backyard — perfect for entertaining, letting the kids and pets roam freely, or simply enjoying your own private outdoor retreat. Ready for its next chapter, this house is the perfect canvas to make your own — move right in and update at your own pace, adding your personal touch along the way. Nestled in a desirable Camillus location, this property combines comfort, functionality, and value. Don't miss your chance to make it yours — schedule your private showing to

Key facts

• Brand new roof
• 7,500 sq ft lot
• Built 1930

Tags

• BRAND NEW ROOF
• PRIVATE OUTDOOR RETREAT
• DESIRABLE CAMILLUS LOCATION

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water connected; Sewer connected
• Home design: 2-story existing home
• Construction: Vinyl siding; Stone foundation; Shingle roof
• Exterior features: Gravel driveway; Shed(s) and storage

Interior

• Kitchen: Gas range; Gas oven; Refrigerator
• Bedrooms: 1 bedroom on the main level
• Flooring: Hardwood; Varies
• Bathrooms: 1 full bathroom (on the main level)
• Heating & cooling: Gas forced-air heating; Has heating
• Interior features: Bedroom on main level; See remarks
• Laundry & utility: Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $296 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Cap rate 8.4% vs local median 4.1% in Fairmount — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 72/100 on livability (#366 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, employment A-; Watch: schools C-, crime D, amenities F.
• West Genesee Central School District (suburban): math 56% / reading 61% proficiency, ranked #241 of 590 in NY (top 41%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 15% free/reduced lunch — higher-income household profile.
• Market conditions: 52 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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 $1k of loan paydown is wiped out by about $5k 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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $40k; list at $170k implies a 330% 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 $169,900

Questions for the listing agent

1. Built in 1930 — 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. Crime grade is D 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?
4. 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.
5. 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.
6. 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: 1.18% ✓
• Cap rate: 8.38%
• Cash-on-cash: 7.46%
• DSCR: 1.33
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $246,636
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
216 Turner Ave	0.22mi	2/1.0 (-1)	1,094 (-2%)	6mo	$175,000	$160	76
121 Gillespie Ave	0.11mi	3/1.5	1,008 (-10%)	5mo	$200,000	$198	73
301 Hillbrook Rd	0.24mi	3/1.0	1,008 (-10%)	3mo	$210,000	$208	70
212 Turner Ave	0.20mi	2/1.0 (-1)	1,052 (-6%)	8mo	$195,000	$185	70
1101 Sidney St	0.26mi	3/1.0	1,008 (-10%)	3mo	$185,000	$184	69
105 Skyview Ter	0.44mi	3/1.0	1,080 (-3%)	6mo	$240,000	$222	69
37 Sherry Dr	0.49mi	3/2.0	1,123 (+1%)	6mo	$290,000	$258	67
219 Inwood Dr	0.34mi	3/2.0	1,212 (+9%)	6mo	$250,000	$206	61
225 Male Ave	0.24mi	3/2.0	998 (-11%)	8mo	$220,213	$221	60
108 Matterson Ave	0.51mi	3/1.5	1,203 (+8%)	7mo	$272,000	$226	55
504 Beverly Dr	0.58mi	4/2.0 (+1)	1,152 (+3%)	6mo	$267,500	$232	54
200 E Arbordale Rd	0.72mi	2/1.5 (-1)	1,232 (+10%)	3mo	$301,000	$244	40

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: -4.8%
• Equity multiple: 0.82×
• Total profit: $-8,590
• Equity at exit: $25,333

10-year hold

• IRR: 4.9%
• Equity multiple: 1.36×
• Total profit: $17,191
• Equity at exit: $14,690

Cash invested: $47,572 (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 13219

• Home prices YoY: -20.6%
• Active inventory: 52
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $2,008 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$329 /mo · $3,944/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $296

Break-even live

Break-even rent $1,633

Max offer price $169,900

Occupancy floor 80%

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8 Kings Ct Camillus, NY	1.0–2.0	1.0–2.0	994	$1,855	$1.87	13d	5	0.89mi
189 Lookout Cir Syracuse, NY	2.0	1.5	1304	$2,200	$1.69	43d	1	0.96mi
3877 Milton Ave Camillus, NY	1.0–2.0	1.0	725	$2,300	$3.17	13d	6	1.39mi

Listing history 7 events

1. 2026-06-18
   days on market $169,900 Active 7 DOM
2. 2026-06-17
   days on market $169,900 Active 6 DOM
3. 2026-06-16
   days on market $169,900 Active 5 DOM
4. 2026-06-15
   days on market $169,900 Active 4 DOM
5. 2026-06-14
   days on market $169,900 Active 2 DOM
6. 2026-06-13
   remarks 675-char remark
7. 2026-06-13
   listed $169,900 Active 1 DOM

ⓘ 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: $3,944 · $329/mo
• Projected year-2 tax: $3,944 · $329/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 · 17 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: $24,095
• − Mortgage interest: −$9,517
• − Property taxes: −$3,944
• − Insurance: −$850
• − Repairs & maintenance: −$1,928
• − Management: −$1,928
• − Depreciation: −$4,943
• Taxable income: $986
• Est. tax owed @ 24.0%: −$237
• After-tax cash flow: $3,313/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: West Genesee Central School District
• NCES district ID: 3630630
• Math proficiency: 56% ▼ -13.00%
• Reading proficiency: 61% ▲ 3.00%
• Median HH income: $65,588
• Composite: 51.31/100
• National rank: #1745
• State rank: #241 of 590 in NY

Livability — Fairmount

• Score: 72/100
• State rank: #366
• US rank: #6334

Category grades

Amenities F Commute F Cost of living B+ Crime D Employment A- Housing A+ Health & safety A+ User ratings B-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fairmount, NY
• County: Onondaga County · 247,257 people
• Metro: Syracuse, NY
• Population (ZIP): 14,744
• Household income: $85,149
• Rent vs Own: 14.1% rent · 85.9% own
• Severe rent burden: 222.0

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: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 5% Hispanic / Latino 5% Black 4% Asian 1%
• Common ancestry: Romanian 8% Lithuanian 4% Subsaharan African 3%
• Foreign-born: 7% · Canada
• Languages at home: 91% English-only · Russian/Polish/Slavic 3% Spanish 2% Arabic 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: ▼ -77.80%
• Current HPI: 300.7211
• 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

+330.1% since first listed

2 events — show timeline

• 2026-06-11 Listed $169,900 CNYIS
• 1996-07-12 Sold (Public Records) $39,500 Public Records

Property tax history

+5.4%/yr

Latest (2025): $3,944 · +1.9% YoY. Source: county tax records.