117 Oak Dr · North Syracuse, NY 13212

$154,900

3 bd · 1.0 ba · 1,450 sqft · SingleFamily public records · 21 Days on market

Built 1978 0.29 ac lot Est $261k · 41% under

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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 +21.8/30.0
• ARV discount +15.0/15.0
• DSCR +7.0/10.0
• 1% rule +6.8/10.0
• Schools +4.2/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This house is SO MUCH LARGER than it appears from the front. Charming 3 bedroom 1 bath home located on a quiet dead end street. There also is a bonus room that could be used as another bedroom, office, family room or dining room. It even has it’s own entrance if you wanted it as an office. This property is situated close to shopping, restaurants, bus line and the highway making this home so convenient. The highlight of the home is a rear enclosed porch with serene views of the backyard - an ideal space to unwind. A well tended front garden provides curb appeal in season while mature trees offer shade and privacy.

Key facts

• Bonus room
• Rear enclosed porch
• Mature trees

Tags

• BONUS ROOM
• REAR ENCLOSED PORCH
• WELL TENDED FRONT GARDEN
• MATURE TREES

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water connected; Sewer connected
• Home design: Single-story home; Existing property
• Construction: Vinyl siding; Blown-in insulation; Asphalt roof; Slab foundation
• Exterior features: Enclosed porch; Open porch; Blacktop driveway; Located on a cul-de-sac; Rectangular lot (50 x 250)

Interior

• Kitchen: Electric oven and range; Dishwasher; Refrigerator
• Bedrooms: Three main-level bedrooms
• Flooring: Carpet; Vinyl; Varied flooring
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Gas forced-air heating
• Interior features: Eat-in kitchen; Bedroom on main level; Sunroom/Florida room; Bonus room
• Laundry & utility: Main-level washer and dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $241 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $153k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 5.1% in North Syracuse — 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 72/100 on livability (#379 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living A; Watch: schools C-, crime D, amenities F.
• North Syracuse Central School District (suburban): math 45% / reading 50% proficiency, ranked #402 of 590 in NY (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 65 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 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 $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 21 days — a 2% lower offer ($153k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $53k; list at $155k implies a 192% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price.

Recommended offer $152,576 (1.5% below list)

Questions for the listing agent

1. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Crime grade is D 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: 1.18% ✓
• Cap rate: 8.16%
• Cash-on-cash: 6.67%
• DSCR: 1.30
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $261,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
117 Oak Dr	0.00mi	3/1.0	1,450 (0%)	0mo	$175,000	$121	100
5627 Bear Rd	0.10mi	3/2.0	1,267 (-13%)	8mo	$227,900	$180	64
122 Elm St	0.36mi	3/1.5	1,612 (+11%)	2mo	$175,100	$109	61
5538 Piazza Ln	0.65mi	3/1.5	1,387 (-4%)	1mo	$313,000	$226	60
101 Van Mara Dr	0.65mi	3/1.5	1,442 (-1%)	11mo	$271,200	$188	58
5566 Veneto Dr	0.60mi	3/2.0	1,425 (-2%)	11mo	$275,750	$194	56
118 Elm St	0.36mi	3/2.0	1,290 (-11%)	7mo	$175,000	$136	55
5793 W Pine Grove Rd	0.71mi	3/1.0	1,332 (-8%)	3mo	$249,200	$187	51
121 Herbert St	0.72mi	4/1.5 (+1)	1,428 (-2%)	7mo	$228,500	$160	51
7921 Davis Rd N	0.63mi	3/2.5	1,596 (+10%)	9mo	$325,000	$204	41
212 Lynhurst Ave	0.58mi	4/1.0 (+1)	1,260 (-13%)	7mo	$220,000	$175	40
7988 Amor Dr	0.71mi	3/1.5	1,613 (+11%)	9mo	$275,000	$170	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -6.0%
• Equity multiple: 0.78×
• Total profit: $-9,631
• Equity at exit: $23,096

10-year hold

• IRR: 3.7%
• Equity multiple: 1.27×
• Total profit: $11,841
• Equity at exit: $13,393

Cash invested: $43,372 (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 13212

• Active inventory: 65
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,832 medium
• Mortgage (P&I): −$812
• Tax from tax record: −$329 /mo · $3,954/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $241

Break-even live

Break-even rent $1,527

Max offer price $154,900

Occupancy floor 82%

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: $38,725
• Closing costs: $4,647
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5548 Bear Rd Syracuse, NY	2.0	1.0–1.5	1100	$1,560	$1.42	13d	2	0.40mi
8091 Weblank Way Clay, NY	3.0	1.5	1150	$2,200	$1.91	21d	1	1.15mi
107 Stephen Pl Syracuse, NY	2.0	1.0	1199	$2,250	$1.88	44d	1	1.28mi

Listing history 4 events

1. 2026-05-01
   status Pending
2. 2026-04-14
   historical Active Under Contract
3. 2026-04-09
   listed $154,900 Active
4. 2009-07-13
   soldstatus $53,000

ⓘ 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: $3,954 · $329/mo
• Projected year-2 tax: $3,954 · $329/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 ≥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: $21,987
• − Mortgage interest: −$8,677
• − Property taxes: −$3,954
• − Insurance: −$774
• − Repairs & maintenance: −$1,759
• − Management: −$1,759
• − Depreciation: −$4,506
• Taxable income: $558
• Est. tax owed @ 24.0%: −$134
• After-tax cash flow: $2,760/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: North Syracuse Central School District
• NCES district ID: 3621210
• Math proficiency: 45% ▼ -9.00%
• Reading proficiency: 50% ▲ 1.00%
• Median HH income: $62,904
• Composite: 41.93/100
• National rank: #3356
• State rank: #402 of 590 in NY

Livability — North Syracuse

• Score: 72/100
• State rank: #379
• US rank: #6513

Category grades

Amenities F Commute F Cost of living A Crime D Employment C Housing A+ Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 20,185
• Population (ZIP): 20,185

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 (90%)
• Race & ethnicity: White 90% Two or more races 5% Hispanic / Latino 4% Black 1%
• Common ancestry: Romanian 10% Lithuanian 5% Slovak 2%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 3% Other Indo-European 2% German/W. Germanic 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: ▼ -210.93%
• Current HPI: 317.7322
• 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

+192.3% since first listed

4 events — show timeline

• 2026-05-01 Pending — CNYIS
• 2026-04-14 Contingent — CNYIS
• 2026-04-09 Listed $154,900 CNYIS
• 2009-07-13 Sold (Public Records) $53,000 Public Records

Property tax history

+2.0%/yr

Latest (2025): $3,954 · +2.7% YoY. Source: county tax records.