225 E Colvin St · Syracuse, NY 13205

$159,900

3 bd · 1.5 ba · 1,266 sqft · SingleFamily public records · 79 Days on market

Built 1920 4,110 sqft lot Est $173k · 8% 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 +27.3/30.0
• ARV discount +11.0/15.0
• Appreciation +10.0/10.0
• DSCR +9.5/10.0
• 1% rule +6.4/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks

Welcome to this charming, updated 3-bedroom, 1-bath home offering the perfect blend of comfort, character, and opportunity. Thoughtful improvements throughout create a move-in-ready space while still leaving room to make it your own. Unique moldings add warmth and personality, giving the home a distinctive feel you won’t find in a cookie-cutter property. The backyard provides ample space for entertaining, gardening, pets, or simply relaxing outdoors, and the detached one-car garage adds valuable convenience and extra storage. Ideally located just a few blocks from Syracuse University and close to public transportation, this property offers exceptional flexibility. It’s a fantast

Key facts

• Unique moldings
• Updated home
• Backyard space

Tags

• UPDATED HOME
• UNIQUE MOLDINGS
• BACKYARD SPACE
• DETACHED GARAGE
• CLOSE TO PUBLIC TRANSPORTATION

Property features AI

Exterior

• Parking: Detached garage (1 car)
• Utilities: Public water connected; Sewer connected
• Home design: Single-story property; Resale condition; Shake siding
• Construction: Built previously (existing); Block foundation
• Exterior features: Blacktop driveway; Near public transit; Rectangular lot (40 x 102)

Interior

• Kitchen: Gas oven; Gas range; Refrigerator
• Flooring: Tile; Vinyl; Varied flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Separate/formal living room; Separate/formal dining room; Solid surface counters; Walk-in pantry; Full basement
• Laundry & utility: Laundry located in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $463 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $150k (6.0% 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: 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; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; 616 units permitted in Onondaga County in 2024 (256 in 5+ unit buildings).

Forward outlook

• In year one you build about $17k 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 $45k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($150k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,306 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.14% ✓
• Cap rate: 9.77%
• Cash-on-cash: 12.41%
• DSCR: 1.55
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $173,442
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
609 W Colvin St	0.56mi	3/1.5	1,236 (-2%)	2mo	$100,000	$81	69
435 Jamesville Ave	0.57mi	3/1.0	1,296 (+2%)	3mo	$179,000	$138	64
201 E Kennedy St	0.39mi	3/1.5	1,336 (+6%)	10mo	$162,500	$122	64
118 W Lafayette Ave	0.44mi	3/1.5	1,373 (+8%)	6mo	$153,700	$112	60
309 W Kennedy St	0.59mi	2/1.5 (-1)	1,196 (-6%)	2mo	$101,000	$84	57
315 Thurber St	0.71mi	3/1.0	1,248 (-1%)	8mo	$171,000	$137	56
212 Boise Dr	0.61mi	3/1.5	1,154 (-9%)	7mo	$180,250	$156	51
358 W Newell St	0.75mi	3/1.0	1,197 (-6%)	4mo	$19,900	$17	50
717 Cannon St	0.53mi	4/1.5 (+1)	1,392 (+10%)	7mo	$70,000	$50	48
140 Ruth Ave	0.60mi	3/1.5	1,088 (-14%)	2mo	$180,000	$165	46
140 Xavier Cir	0.73mi	2/2.0 (-1)	1,338 (+6%)	8mo	$338,000	$253	43
144 Ruth Ave	0.60mi	3/2.0	1,085 (-14%)	4mo	$168,000	$155	42

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: 33.4%
• Equity multiple: 3.60×
• Total profit: $116,529
• Equity at exit: $144,051

10-year hold

• IRR: 28.8%
• Equity multiple: 8.14×
• Total profit: $319,859
• Equity at exit: $310,651

Cash invested: $44,772 (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: $1,821 high
• Mortgage (P&I): −$839
• Tax from tax record: −$70 /mo · $842/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $463

Break-even live

Break-even rent $1,235

Max offer price $159,900

Occupancy floor 70%

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2859 S Salina St Unit 2 Syracuse, NY	2.0	1.0	1000	$1,200	$1.20	43d	1	0.43mi
269 W Borden Ave Syracuse, NY	4.0	1.5	1800	$650	$0.36	20d	1	0.45mi
1330 Midland Ave Syracuse, NY	4.0	1.0	1870	$2,000	$1.07	20d	1	0.49mi
260 Robert Dr Syracuse, NY	3.0	1.5	1200	$2,097	$1.75	43d	1	0.53mi
259 Robert Dr Syracuse, NY	3.0	1.5	1350	$699	$0.52	43d	1	0.56mi
2331 Midland Ave Syracuse, NY	4.0	1.5	1664	$2,300	$1.38	20d	1	0.71mi
147 E Matson Ave Syracuse, NY	3.0	2.5	1421	$2,000	$1.41	20d	1	0.86mi
102 Newbury Hollow Ln Syracuse, NY	2.0	1.5	1200	$1,550	$1.29	13d	1	0.97mi
116 Newbury Hollow Ln Syracuse, NY	1.0–2.0	1.0	825	$1,295	$1.57	13d	7	0.99mi
158 Parkway Dr Syracuse, NY	4.0	3.0	1029	$2,250	$2.19	20d	1	1.01mi
620 Euclid Ave Apt 1 Syracuse, NY	3.0	1.0	1248	$1,700	$1.36	43d	1	1.18mi
922 Westcott St Syracuse, NY	4.0	2.0	1700	$2,000	$1.18	20d	1	1.31mi
953-55 Westcott St Unit 955 Syracuse, NY	3.0	1.0	1286	$1,500	$1.17	43d	1	1.32mi
822 Westcott St Unit 1 Syracuse, NY	4.0	2.0	941	$575	$0.61	43d	1	1.35mi
502 University Ave Syracuse, NY	1.0–2.0	1.0	950	$1,450	$1.53	13d	2	1.36mi
60 Presidential Plz Syracuse, NY	1.0–2.0	1.0–1.5	970	$1,315	$1.36	43d	1	1.39mi
111 E Onondaga St Syracuse, NY	1.0–2.0	1.0–2.0	1150	$3,000	$2.61	20d	5	1.41mi
917 Madison St #5 Syracuse, NY	2.0	1.0	1000	$1,600	$1.60	43d	1	1.43mi
213 Fletcher Ave Unit 2 Syracuse, NY	3.0	1.0	1200	$1,700	$1.42	13d	1	1.43mi
472 S Salina St Syracuse, NY	1.0–2.0	1.0	1022	$2,095	$2.05	13d	3	1.43mi
1108 Madison St Unit 2 Syracuse, NY	3.0	1.5	1580	$2,080	$1.32	43d	1	1.46mi
318 Kellogg St Unit 2 Syracuse, NY	3.0	1.0	1523	$1,675	$1.10	43d	1	1.47mi
318 Kellogg St Unit 1 Syracuse, NY	3.0	1.0	1523	$1,650	$1.08	43d	1	1.47mi
122 Putnam St Syracuse, NY	3.0	1.0	1064	$2,050	$1.93	20d	1	1.48mi
409 Stolp Ave Syracuse, NY	1.0–3.0	1.0	849	$1,575	$1.86	13d	5	1.49mi

Listing history 3 events

1. 2026-05-22
   status Pending
2. 2026-04-12
   historical Active Under Contract
3. 2026-03-04
   listed $159,900 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: $842 · $70/mo
• Projected year-2 tax: $1,772 · $148/mo
• Expected delta: +$930/yr (+$78/mo · 110.5%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 67% 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 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: $21,849
• − Mortgage interest: −$8,957
• − Property taxes: −$842
• − Insurance: −$800
• − Repairs & maintenance: −$1,748
• − Management: −$1,748
• − Depreciation: −$4,652
• Taxable income: $3,104
• Est. tax owed @ 24.0%: −$745
• After-tax cash flow: $4,812/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

3 events — show timeline

• 2026-05-22 Pending — CNYIS
• 2026-04-12 Contingent — CNYIS
• 2026-03-04 Listed $159,900 CNYIS

Property tax history

-0.2%/yr

Latest (2025): $842 · +0.0% YoY. Source: county tax records.