212 Stafford Ave · Syracuse, NY 13206

$169,900

3 bd · 1.0 ba · 1,464 sqft · SingleFamily public records · 30 Days on market

Built 1925 6,040 sqft lot Est $225k · 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 +24.7/30.0
• ARV discount +15.0/15.0
• DSCR +8.0/10.0
• 1% rule +5.6/10.0
• Rent growth +4.0/5.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Excellent opportunity for a well maintained property close to all amenities. This one is a must see!

Key facts

• 6,040 sq ft lot
• Garage
• Built 1925

Tags

• MINUTES TO DOWNTOWN SYRACUSE

Property features AI

Exterior

• Parking: Detached garage; 1 garage space
• Utilities: Public water connected; Sewer connected
• Home design: 2-story wood-sided residence; Existing (previously built) property; Block foundation
• Construction: Wood siding; Block foundation
• Exterior features: Concrete driveway; City street frontage; Rectangular residential lot (40 x 151)

Interior

• Kitchen: Refrigerator
• Bedrooms: Total of 8 rooms (includes bedrooms and other rooms)
• Flooring: Carpet; Varied flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Eat-in kitchen; Other interior features (see remarks); Full basement
• Laundry & utility: 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 $355 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $167k (1.5% 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: 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 (+5.8%/yr); 42 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 616 units permitted in Onondaga County in 2024 (256 in 5+ unit buildings).
• This rent runs 34% of the median local income ($63k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• At projected returns (-3.0% appreciation + 5.8% rent growth), your $48k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $167,351 (1.5% below list)

Questions for the listing agent

1. Built in 1925 — 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: 1.06% ✓
• Cap rate: 8.80%
• Cash-on-cash: 8.96%
• DSCR: 1.40
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $225,456
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
337 Lillian Ave	0.43mi	3/1.5	1,436 (-2%)	3mo	$100,000	$70	72
362 Hickok Ave	0.26mi	3/1.0	1,320 (-10%)	3mo	$199,900	$151	69
227 Hixson St	0.38mi	3/1.5	1,536 (+5%)	5mo	$154,900	$101	68
125 Paul Ave	0.40mi	4/1.5 (+1)	1,527 (+4%)	1mo	$210,000	$138	66
136 S Collingwood Ave	0.29mi	4/1.0 (+1)	1,344 (-8%)	3mo	$60,236	$45	65
127 Schuler St	0.65mi	4/1.5 (+1)	1,448 (-1%)	1mo	$225,000	$155	60
158 Norwood Ave	0.37mi	4/1.0 (+1)	1,292 (-12%)	3mo	$200,000	$155	56
305 Ashdale Ave	0.59mi	2/1.0 (-1)	1,361 (-7%)	2mo	$210,000	$154	54
124 Winthrop Rd	0.71mi	3/1.0	1,320 (-10%)	4mo	$240,000	$182	47
259 Homecroft Rd	0.55mi	3/2.0	1,260 (-14%)	5mo	$251,000	$199	43
129 Noble Ave	0.70mi	3/2.0	1,276 (-13%)	1mo	$205,000	$161	42
135 Plymouth Dr	0.68mi	3/1.5	1,671 (+14%)	4mo	$188,000	$113	39

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 · 5.85% rent growth · sell at horizon

5-year hold

• IRR: 0.2%
• Equity multiple: 1.01×
• Total profit: $379
• Equity at exit: $25,333

10-year hold

• IRR: 12.4%
• Equity multiple: 2.10×
• Total profit: $52,479
• 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 13206

• Home prices YoY: -7.1%
• Rents YoY: 5.8%
• Active inventory: 42
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,805 high
• Mortgage (P&I): −$891
• Tax from tax record: −$109 /mo · $1,312/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $355

Break-even live

Break-even rent $1,356

Max offer price $169,900

Occupancy floor 75%

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 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
202 Stafford Ave Syracuse, NY	3.0	1.0	1692	$1,800	$1.06	13d	1	0.02mi
225 Marlborough Rd Syracuse, NY	2.0	1.0	1040	$1,800	$1.73	13d	1	0.33mi
204 Mariposa St Unit pvt house Syracuse, NY	3.0	1.0	1128	$2,137	$1.89	13d	1	0.42mi
1801 James St #2 Syracuse, NY	3.0	1.0	1244	$1,800	$1.45	13d	1	0.45mi
297 Norwood Ave Syracuse, NY	3.0	1.0	1188	$2,050	$1.73	21d	1	0.52mi
1618 James St #3 Syracuse, NY	2.0	1.0	1150	$2,200	$1.91	13d	1	0.63mi
112 Gale Ave Unit 1 Syracuse, NY	2.0	1.0	1848	$1,400	$0.76	43d	1	0.64mi
417 Hazelhurst Ave Syracuse, NY	2.0	1.0	1536	$1,250	$0.81	21d	1	0.74mi
423 Wendell Ter Syracuse, NY	4.0	1.0	1312	$2,500	$1.91	13d	1	0.92mi
213 Beattie St Syracuse, NY	2.0	1.0	975	$1,370	$1.41	13d	1	1.11mi
126 Woodruff Ave Syracuse, NY	3.0	1.0	1200	$1,675	$1.40	43d	1	1.26mi
118 Niven St Syracuse, NY	3.0	1.0	1150	$1,650	$1.43	21d	1	1.32mi

Listing history 21 events

1. 2026-06-18
   days on market $169,900 Active 30 DOM
2. 2026-06-17
   days on market $169,900 Active 29 DOM
3. 2026-06-16
   days on market $169,900 Active 28 DOM
4. 2026-06-15
   days on market $169,900 Active 27 DOM
5. 2026-06-14
   days on market $169,900 Active 25 DOM
6. 2026-06-13
   days on market $169,900 Active 24 DOM
7. 2026-06-10
   days on market $169,900 Active 22 DOM
8. 2026-06-09
   days on market $169,900 Active 21 DOM
9. 2026-06-08
   days on market $169,900 Active 20 DOM
10. 2026-06-07
    days on market $169,900 Active 19 DOM
11. 2026-06-05
    days on market $169,900 Active 16 DOM
12. 2026-06-02
    days on market $169,900 Active 14 DOM
13. 2026-06-01
    days on market $169,900 Active 13 DOM
14. 2026-05-31
    days on market $169,900 Active 12 DOM
15. 2026-05-30
    days on market $169,900 Active 11 DOM
16. 2026-05-19
    listed $169,900 Active
17. 2026-04-29
    soldstatus $504,425
18. 2022-03-01
    soldstatus $109,900
19. 2022-02-18
    soldstatus $109,900 Closed Sale or Rented 100-char remark

    Show marketing remark (100 chars)

    Excellent opportunity for a well maintained property close to all amenities. This one is a must see!

20. 2021-12-21
    status Under Contract- Do Not Show 100-char remark

    Show marketing remark (100 chars)

    Excellent opportunity for a well maintained property close to all amenities. This one is a must see!

21. 2021-12-16
    listed $109,900 Active 100-char remark

    Show marketing remark (100 chars)

    Excellent opportunity for a well maintained property close to all amenities. This one is a must see!

ⓘ 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: $1,312 · $109/mo
• Projected year-2 tax: $2,092 · $174/mo
• Expected delta: +$780/yr (+$65/mo · 59.4%)

ⓘ 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: $21,665
• − Mortgage interest: −$9,517
• − Property taxes: −$1,312
• − Insurance: −$850
• − Repairs & maintenance: −$1,733
• − Management: −$1,733
• − Depreciation: −$4,943
• Taxable income: $1,578
• Est. tax owed @ 24.0%: −$379
• After-tax cash flow: $3,884/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): 16,245
• Household income: $63,136
• Rent vs Own: 42.5% rent · 57.5% own
• Severe rent burden: 725.0

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 (67%)
• Race & ethnicity: White 67% Black 13% Two or more races 9% Hispanic / Latino 8% Asian 5%
• Hispanic origin (detail): Puerto Rican 4%
• Common ancestry: Romanian 6% Lithuanian 4% Slovak 2%
• Foreign-born: 8% · Canada, Jamaica, China
• Languages at home: 89% English-only · Spanish 3% Arabic 2% 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: ▼ -24.60%
• Current HPI: 322.231
• Rent YoY: ▲ 5.85%
• 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

+54.6% since first listed

6 events — show timeline

• 2026-05-19 Listed $169,900 CNYIS
• 2026-04-29 Sold (Public Records) $504,425 Public Records
• 2022-03-01 Sold (Public Records) $109,900 Public Records
• 2022-02-18 Sold (MLS) $109,900 CNYIS
• 2021-12-21 Pending — CNYIS
• 2021-12-16 Listed $109,900 CNYIS

Property tax history

-0.3%/yr

Latest (2025): $1,312 · +0.0% YoY. Source: county tax records.