139 Sunrise Dr · Syracuse, NY 13205

$164,900

3 bd · 1.5 ba · 1,652 sqft · SingleFamily public records · 7 Days on market

Built 1967 0.64 ac lot Est $205k · 20% 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 +27.9/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +9.9/10.0
• 1% rule +6.5/10.0
• 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

Welcome to this very well maintained family homestead! Three bedrooms (possible fourth in basement), one and a half bath rooms. Large eat in kitchen with sliders leading to beautiful 3 season room with cathedral ceiling, 2 sky lights, paneled in tongue and groove, window surround. Such a pleasant room to enjoy and relax in. Please note there is more sq. ft. in Three Season room not included above. This home also offers a living room and family room with gas fireplace. There are gorgeous hardwood floors under carpeting throughout home. Attached garage & 10x10 shed. All situated on a huge lot 55x511! Basic star savings not included in taxes $440.00 must apply. (Wagon wheel does not stay). This one owner home has been cared for and it shows!

Key facts

• Vaulted ceiling
• Huge rec room
• Big green space

Tags

• 3 SEASON FLORIDA ROOM
• VAULTED CEILING
• SKYLIGHTS
• HUGE REC ROOM
• WOOD STOVE STYLE GAS FIREPLACE
• BIG GREEN SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $509 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Cap rate 10.0% vs local median 8.2% in Syracuse — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 616 units permitted in Onondaga County in 2024 (256 in 5+ unit buildings).

Forward outlook

• In year one you build about $18k of equity ($1k loan paydown + $16k 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 $46k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 8y 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.
• Current owner paid $128k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $164,900

Questions for the listing agent

1. Built in 1967 — 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: 1.15% ✓
• Cap rate: 10.00%
• Cash-on-cash: 13.23%
• DSCR: 1.59
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $204,848
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
201 Weymouth Rd	0.15mi	3/1.0	1,586 (-4%)	4mo	$180,000	$113	81
100 Sunrise Dr	0.06mi	3/1.5	1,568 (-5%)	16mo	$187,000	$119	75
169 E Cheltenham Rd	0.22mi	3/1.5	1,569 (-5%)	8mo	$242,169	$154	74
136 Weymouth Rd	0.25mi	3/1.5	1,508 (-9%)	6mo	$230,000	$153	69
206 Brampton Rd	0.38mi	3/1.5	1,532 (-7%)	6mo	$177,160	$116	65
121 Roney Rd	0.42mi	4/2.0 (+1)	1,672 (+1%)	11mo	$160,000	$96	62
107 Snell	0.12mi	4/2.0 (+1)	1,479 (-10%)	13mo	$220,000	$149	59
3633 Midland Ave	0.67mi	3/1.5	1,536 (-7%)	2mo	$190,000	$124	55
3637 Midland Ave	0.67mi	3/1.5	1,597 (-3%)	16mo	$190,000	$119	50
209 Richfield Ave	0.61mi	4/2.0 (+1)	1,462 (-12%)	1mo	$250,000	$171	44
206 Searlwyn Rd	0.44mi	4/1.0 (+1)	1,422 (-14%)	12mo	$108,665	$76	40
301 Maplewood Ave	0.61mi	4/1.5 (+1)	1,462 (-12%)	20mo	$189,500	$130	31

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: 34.0%
• Equity multiple: 3.65×
• Total profit: $122,159
• Equity at exit: $148,555

10-year hold

• IRR: 29.3%
• Equity multiple: 8.24×
• Total profit: $334,114
• Equity at exit: $320,364

Cash invested: $46,172 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,891 high
• Mortgage (P&I): −$865
• Tax from tax record: −$51 /mo · $617/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$397
• Net cashflow: $509

Break-even live

Break-even rent $1,247

Max offer price $164,900

Occupancy floor 68%

Sensitivity live

Price	-10% $602	-5% $556	+0% $509	+5% $462	+10% $416
Rent	-10% $360	-5% $434	+0% $509	+5% $584	+10% $658
Rate	-1.0pp $592	-0.5pp $551	base $509	+0.5pp $466	+1.0pp $423

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
154 Seeley Ave Syracuse, NY	4.0	1.0	1312	$2,100	$1.60	14d	1	0.46mi
683 E Seneca Tpke Syracuse, NY	1.0–2.0	1.0–2.0	937	$1,550	$1.65	14d	4	0.59mi
102 Newbury Hollow Ln Syracuse, NY	3.0	2.0	2000	$2,300	$1.15	44d	1	1.06mi
102 Newbury Hollow Ln Syracuse, NY	2.0	1.5	1200	$1,550	$1.29	14d	1	1.06mi
147 E Matson Ave Syracuse, NY	3.0	2.5	1421	$2,000	$1.41	21d	1	1.08mi
300 Mains Ave Unit Bradford-7 Syracuse, NY	2.0	1.0	1200	$1,100	$0.92	14d	1	1.15mi
2331 Midland Ave Syracuse, NY	4.0	1.5	1664	$2,300	$1.38	21d	1	1.38mi

Listing history 8 events

1. 2026-04-30
   status Pending
2. 2026-04-27
   historical Active Under Contract
3. 2026-04-23
   listed $164,900 Active
4. 2018-10-04
   soldstatus $128,000 Closed Sale or Rented 756-char remark

   Show marketing remark (756 chars)

   Welcome to this very well maintained family homestead! Three bedrooms (possible fourth in basement), one and a half bath rooms. Large eat in kitchen with sliders leading to beautiful 3 season room with cathedral ceiling, 2 sky lights, paneled in tongue and groove, window surround. Such a pleasant room to enjoy and relax in. Please note there is more sq. ft. in Three Season room not included above. This home also offers a living room and family room with gas fireplace. There are gorgeous hardwood floors under carpeting throughout home. Attached garage & 10x10 shed. All situated on a huge lot 55x511! Basic star savings not included in taxes $440.00 must apply. (Wagon wheel does not stay). This one owner home has been cared for and it shows!

5. 2018-10-04
   soldstatus $128,000

   Show marketing remark (756 chars)

   Welcome to this very well maintained family homestead! Three bedrooms (possible fourth in basement), one and a half bath rooms. Large eat in kitchen with sliders leading to beautiful 3 season room with cathedral ceiling, 2 sky lights, paneled in tongue and groove, window surround. Such a pleasant room to enjoy and relax in. Please note there is more sq. ft. in Three Season room not included above. This home also offers a living room and family room with gas fireplace. There are gorgeous hardwood floors under carpeting throughout home. Attached garage & 10x10 shed. All situated on a huge lot 55x511! Basic star savings not included in taxes $440.00 must apply. (Wagon wheel does not stay). This one owner home has been cared for and it shows!

6. 2018-08-23
   status Pending Sale 756-char remark

   Show marketing remark (756 chars)

   Welcome to this very well maintained family homestead! Three bedrooms (possible fourth in basement), one and a half bath rooms. Large eat in kitchen with sliders leading to beautiful 3 season room with cathedral ceiling, 2 sky lights, paneled in tongue and groove, window surround. Such a pleasant room to enjoy and relax in. Please note there is more sq. ft. in Three Season room not included above. This home also offers a living room and family room with gas fireplace. There are gorgeous hardwood floors under carpeting throughout home. Attached garage & 10x10 shed. All situated on a huge lot 55x511! Basic star savings not included in taxes $440.00 must apply. (Wagon wheel does not stay). This one owner home has been cared for and it shows!

7. 2018-07-14
   price $129,900 756-char remark

   Show marketing remark (756 chars)

   Welcome to this very well maintained family homestead! Three bedrooms (possible fourth in basement), one and a half bath rooms. Large eat in kitchen with sliders leading to beautiful 3 season room with cathedral ceiling, 2 sky lights, paneled in tongue and groove, window surround. Such a pleasant room to enjoy and relax in. Please note there is more sq. ft. in Three Season room not included above. This home also offers a living room and family room with gas fireplace. There are gorgeous hardwood floors under carpeting throughout home. Attached garage & 10x10 shed. All situated on a huge lot 55x511! Basic star savings not included in taxes $440.00 must apply. (Wagon wheel does not stay). This one owner home has been cared for and it shows!

8. 2018-06-25
   listed $135,900 Active 756-char remark

   Show marketing remark (756 chars)

   Welcome to this very well maintained family homestead! Three bedrooms (possible fourth in basement), one and a half bath rooms. Large eat in kitchen with sliders leading to beautiful 3 season room with cathedral ceiling, 2 sky lights, paneled in tongue and groove, window surround. Such a pleasant room to enjoy and relax in. Please note there is more sq. ft. in Three Season room not included above. This home also offers a living room and family room with gas fireplace. There are gorgeous hardwood floors under carpeting throughout home. Attached garage & 10x10 shed. All situated on a huge lot 55x511! Basic star savings not included in taxes $440.00 must apply. (Wagon wheel does not stay). This one owner home has been cared for and it shows!

ⓘ 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: $617 · $51/mo
• Projected year-2 tax: $1,702 · $142/mo
• Expected delta: +$1,085/yr (+$90/mo · 175.8%)

ⓘ 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 ≥93°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: $22,692
• − Mortgage interest: −$9,237
• − Property taxes: −$617
• − Insurance: −$824
• − Repairs & maintenance: −$1,815
• − Management: −$1,815
• − Depreciation: −$4,797
• Taxable income: $3,585
• Est. tax owed @ 24.0%: −$860
• After-tax cash flow: $5,247/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

+21.3% since first listed

8 events — show timeline

• 2026-04-30 Pending — CNYIS
• 2026-04-27 Contingent — CNYIS
• 2026-04-23 Listed $164,900 CNYIS
• 2018-10-04 Sold (Public Records) $128,000 Public Records
• 2018-10-04 Sold (MLS) $128,000 CNYIS
• 2018-08-23 Pending — CNYIS
• 2018-07-14 Price Changed $129,900 CNYIS
• 2018-06-25 Listed $135,900 CNYIS

Property tax history

-6.4%/yr

Latest (2024): $617 · +0.0% YoY. Source: county tax records.