200 Ambergate Rd · De Witt, NY 13214

$179,950

3 bd · 1.5 ba · 864 sqft · SingleFamily public records · 51 Days on market

Built 1952 7,841 sqft lot $208/sqft · 31% below area Est $262k · 31% under ↓ 5% since listing

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Why this score? — see what drove the C 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 +15.4/30.0
• ARV discount +15.0/15.0
• 1% rule +7.1/10.0
• Schools +6.2/10.0
• DSCR +4.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Home is being sold "AS IS"-occupied. Do not step on property; do not disturb occupants. Subject property is being sold occupied with any and all occupants in AS IS/WHERE IS condition. Neither the seller nor the listing broker can verify the existence of any lease agreement, either written or verbal, nor any rental amount being paid, due or owing. Please DO NOT disturb the occupants. Access for inspections or other purposes is NOT guaranteed. No viewings are allowed.

Key facts

• 7,841 sq ft lot
• Garage
• Built 1952

🏷️ Possibly a rental listed for sale. The $179,950 price doesn't fit this home's estimated sale value (~$261,558) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $69 ($827/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $175k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.8% 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 C — 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; 2 comparable units currently listed for rent nearby; 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

• It's been on market 51 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 4.2% of price; built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $174,551 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.21% ✓
• Cap rate: 6.75%
• Cash-on-cash: 1.64%
• DSCR: 1.07
• GRM: 6.9

CMA / ARV

• ARV (median comp): $261,558
• List price: $179,950
• Delta: -31.20%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
107 Stonecrest Dr	0.66mi	4/1.5 (+1)	980 (+13%)	11mo	$265,000	$270	33

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: -13.5%
• Equity multiple: 0.51×
• Total profit: $-24,487
• Equity at exit: $26,831

10-year hold

• IRR: -4.3%
• Equity multiple: 0.71×
• Total profit: $-14,516
• Equity at exit: $15,559

Cash invested: $50,386 (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: 6.9×

Monthly cashflow live

• Estimated rent: $2,181 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$635 /mo · $7,622/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$458
• Net cashflow: $69

Break-even live

Break-even rent $2,093

Max offer price $179,950

Occupancy floor 92%

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: $44,988
• Closing costs: $5,398
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4449 E Genesee St Syracuse, NY	3.0	1.0	1100	$2,100	$1.91	13d	1	0.19mi
27 Wexford Rd Syracuse, NY	4.0	1.0	1000	$2,300	$2.30	21d	1	0.30mi

Listing history 2 events

1. 2026-05-08
   price $179,950 480-char remark

   Show marketing remark (480 chars)

   Home is being sold "AS IS"-occupied. Do not step on property; do not disturb occupants. Subject property is being sold occupied with any and all occupants in AS IS/WHERE IS condition. Neither the seller nor the listing broker can verify the existence of any lease agreement, either written or verbal, nor any rental amount being paid, due or owing. Please DO NOT disturb the occupants. Access for inspections or other purposes is NOT guaranteed. No viewings are allowed.

2. 2026-04-07
   listed $189,950 Active 480-char remark

   Show marketing remark (480 chars)

   Home is being sold "AS IS"-occupied. Do not step on property; do not disturb occupants. Subject property is being sold occupied with any and all occupants in AS IS/WHERE IS condition. Neither the seller nor the listing broker can verify the existence of any lease agreement, either written or verbal, nor any rental amount being paid, due or owing. Please DO NOT disturb the occupants. Access for inspections or other purposes is NOT guaranteed. No viewings are allowed.

ⓘ 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: $7,622 · $635/mo
• Projected year-2 tax: $7,622 · $635/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 2/10 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: $26,167
• − Mortgage interest: −$10,080
• − Property taxes: −$7,622
• − Insurance: −$900
• − Repairs & maintenance: −$2,093
• − Management: −$2,093
• − Depreciation: −$5,235
• Taxable loss: −$1,856
• Est. tax savings @ 24.0%: +$445
• After-tax cash flow: $1,272/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

-5.3% since first listed

2 events — show timeline

• 2026-05-08 Price Changed $179,950 CNYIS
• 2026-04-07 Listed $189,950 CNYIS

Property tax history

+5.4%/yr

Latest (2025): $7,622 · +2.7% YoY. Source: county tax records.