226 Ridgecrest Rd · De Witt, NY 13214

$309,900

3 bd · 2.0 ba · 1,852 sqft · SingleFamily public records · 17 Days on market

Built 1959 0.32 ac lot Est $343k · 10% under

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Why this score? — see what drove the D+ 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 +11.8/30.0
• ARV discount +11.8/15.0
• Schools +6.2/10.0
• 1% rule +4.3/10.0
• DSCR +3.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully set in the highly sought-after Jamesville-Dewitt School District, this spacious 4-bedroom, 3-full-bath home offers comfort, flexibility, and timeless charm. Upon entering, the main level features a versatile bedroom with an attached full bath, perfect for guests or multi-generational living. Enjoy two inviting living spaces — a cozy den with a fireplace on the main level and a bright, large living room showcasing a second fireplace and picture windows that fill the space with natural light on the second level. A formal dining room provides the ideal setting for gatherings and special occasions. Upstairs, you'll find another full bathroom and three generous bedrooms, includ

Key facts

• Versatile bedroom
• Picture windows
• Formal dining room

Tags

• VERSATILE BEDROOM
• TWO INVITING LIVING SPACES
• COZY DEN WITH FIREPLACE
• LARGE LIVING ROOM
• PICTURE WINDOWS
• FORMAL DINING ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $310k.

Deal economics

• At list price, monthly cash flow is $-88 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $294k (5.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $289k (6.7% below list).
• Recommended offer: $289k (6.7% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 3.8% in De Witt — 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: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Jamesville-Dewitt Central School District (suburban): math 69% / reading 71% proficiency, ranked #124 of 590 in NY (top 21%) — strong family-tenant draw, lease renewals of 3-5y typical; only 13% free/reduced lunch — higher-income household profile.
• Market conditions: 32 active listings in the ZIP; 6 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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

• It's been on market 17 days — a 2% lower offer ($305k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y 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 $175k; list at $310k implies a 77% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $289,013 (6.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.93% ✗
• Cap rate: 5.95%
• Cash-on-cash: -1.21%
• DSCR: 0.95
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $342,620
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
226 Ridgecrest Rd	0.00mi	4/3.0 (+1)	1,852 (0%)	0mo	$291,400	$157	91
228 Ridgecrest Rd	0.02mi	4/2.5 (+1)	1,692 (-9%)	0mo	$410,000	$242	78
316 Barrington Rd	0.28mi	3/1.5	1,714 (-8%)	1mo	$305,000	$178	71
219 Barrington Rd	0.27mi	3/2.0	1,676 (-10%)	2mo	$309,900	$185	70
123 Revere Rd	0.07mi	3/2.0	1,587 (-14%)	4mo	$300,000	$189	70
108 Terraceview Rd	0.35mi	4/2.0 (+1)	1,768 (-4%)	2mo	$276,500	$156	70
111 Fiordon Rd	0.49mi	3/2.0	1,740 (-6%)	0mo	$375,000	$216	67
206 Edgemont Dr	0.60mi	3/1.5	1,782 (-4%)	1mo	$342,000	$192	63
112 Terrace Cir	0.35mi	4/2.5 (+1)	1,984 (+7%)	5mo	$321,000	$162	61
111 Haddonfield Dr	0.43mi	3/2.0	1,592 (-14%)	6mo	$200,000	$126	52
207 Lansdowne Rd	0.68mi	3/1.5	2,036 (+10%)	5mo	$399,900	$196	46
207 Haddonfield Dr	0.57mi	4/2.0 (+1)	2,100 (+13%)	3mo	$335,000	$160	44

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: -18.2%
• Equity multiple: 0.36×
• Total profit: $-55,613
• Equity at exit: $46,207

10-year hold

• IRR: -10.4%
• Equity multiple: 0.37×
• Total profit: $-54,863
• Equity at exit: $26,794

Cash invested: $86,772 (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 13214

• Home prices YoY: -10.3%
• Active inventory: 32
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,890 high
• Mortgage (P&I): −$1,625
• Tax from tax record: −$617 /mo · $7,399/yr
• Insurance: −$129
• HOA: −$0
• Vacancy / Maint / Mgmt: −$607
• Net cashflow: $-88

Break-even live

Break-even rent $3,001

Max offer price $294,422

Occupancy floor 98%

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: $77,475
• Closing costs: $9,297
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
121 Doll Pkwy Unit A Syracuse, NY	4.0	2.0	1400	$2,800	$2.00	13d	1	0.44mi
129 Orvilton Dr Syracuse, NY	3.0	2.5	1693	$2,950	$1.74	44d	1	0.67mi
15 Wexford Rd Syracuse, NY	4.0	1.0	1416	$2,400	$1.69	13d	1	0.94mi
215 Locksley Rd Syracuse, NY	4.0	3.5	2352	$4,300	$1.83	13d	1	0.99mi
102 Elmsford Rd Syracuse, NY	3.0	2.0	1297	$2,295	$1.77	44d	1	1.02mi
108 Harrington Rd Syracuse, NY	3.0	2.0	1800	$2,600	$1.44	13d	1	1.20mi

Listing history 8 events

1. 2026-04-13
   status Pending
2. 2026-03-27
   listed $309,900 Active
3. 2019-12-20
   soldstatus $174,900
4. 2019-12-13
   soldstatus $174,900 Closed Sale or Rented
5. 2019-11-08
   status Pending Sale
6. 2019-10-17
   status Under Contract- Do Not Show
7. 2019-09-14
   price $174,000
8. 2019-09-04
   listed $189,500 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: $7,399 · $617/mo
• Projected year-2 tax: $7,399 · $617/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 ≥96°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: $34,682
• − Mortgage interest: −$17,359
• − Property taxes: −$7,399
• − Insurance: −$1,550
• − Repairs & maintenance: −$2,775
• − Management: −$2,775
• − Depreciation: −$9,015
• Taxable loss: −$6,190
• Est. tax savings @ 24.0%: +$1,486
• After-tax cash flow: $434/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: Jamesville-Dewitt Central School District
• NCES district ID: 3609090
• Math proficiency: 69% ▼ -8.00%
• Reading proficiency: 71% ▲ 3.00%
• Median HH income: $74,483
• Composite: 61.71/100
• National rank: #739
• State rank: #124 of 590 in NY

Livability — De Witt

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: De Witt, NY
• City population: 8,713
• Population (ZIP): 8,713

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 14% Two or more races 9% Hispanic / Latino 7% Asian 5% Native American 1%
• Hispanic origin (detail): Dominican 3%
• Common ancestry: Romanian 6% Lithuanian 3% Italian 2%
• Foreign-born: 8% · Canada, China, Vietnam
• Languages at home: 84% English-only · Spanish 7% Chinese 2% Other Indo-European 2%

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: ▼ -38.16%
• Current HPI: 333.2268
• 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

+63.5% since first listed

8 events — show timeline

• 2026-04-13 Pending — CNYIS
• 2026-03-27 Listed $309,900 CNYIS
• 2019-12-20 Sold (Public Records) $174,900 Public Records
• 2019-12-13 Sold (MLS) $174,900 CNYIS
• 2019-11-08 Pending — CNYIS
• 2019-10-17 Pending — CNYIS
• 2019-09-14 Price Changed $174,000 CNYIS
• 2019-09-04 Listed $189,500 CNYIS

Property tax history

+2.0%/yr

Latest (2025): $7,399 · +3.8% YoY. Source: county tax records.