125 W 1st St · East Syracuse, NY 13057

$174,000

4 bd · 1.0 ba · 1,064 sqft · Other public records · 157 Days on market

Built 1915 4,792 sqft lot

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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 +25.8/30.0
• 1% rule +9.2/10.0
• DSCR +8.6/10.0
• ARV discount +7.5/15.0
• Livability +4.5/5.0
• Schools +4.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

PRICE REDUCED $15,000. GREAT investment property located in the village of EAST SYRACUSE. Two individual single-family homes that earn about 27,000 a year in an annual income. Front building is approximately 1064 ft. ² and three bedrooms with a possibility of a fourth. Back building is approximately 1560 ft. ² with three bedrooms and a garage/workshop area. Front building has full basement. ADDITIONAL INCOME POTENTIAL. MOTIVATED SELLER MOVING ON TO LARGE PROJECT. Annual income is currently $27,000 a year. Back tenant is long-term and rent will increase to $1300 per month as of about 8/1. Annual income will increase $4200.

Key facts

• Full basement
• Garage workshop area
• 4,792 sq ft lot

Tags

• VILLAGE OF EAST SYRACUSE
• FULL BASEMENT
• GARAGE WORKSHOP AREA

Property features AI

Finance

• Other: Zoned Residential 2 Unit
• Financial info: Gross income reported at $27,000; Unit rents: one unit at $950, the other at $1,300 (one unit is month-to-month); Operating expenses include insurance, maintenance, supplies, and water/sewer; Tenants pay all utilities

Exterior

• Parking: Paved parking available; Detached garage with 1 car space; See remarks for additional parking details
• Utilities: Electricity connected; Public water connected; Sewer connected
• Home design: Two-unit residential property; Single-story (1 story); Resale property
• Construction: Built with block and frame construction; Concrete elements; Vinyl and wood siding; Block foundation
• Exterior features: Near public transit; Rectangular residential lot; City street frontage

Interior

• Kitchen: Oven/range and refrigerator in each unit; Eat-in kitchen in one unit; Formal dining room in one unit
• Bedrooms: One unit with 2 bedrooms; One unit with 3 bedrooms
• Flooring: Carpet; Ceramic tile; Hardwood; Vinyl
• Bathrooms: Two full bathrooms (one in each unit)
• Heating & cooling: Gas forced-air heating
• Interior features: Full basement; Varied flooring throughout (carpet, ceramic tile, hardwood, vinyl)
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath other listed at $174k.

Deal economics

• At list price, monthly cash flow is $421 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $174k).
• Recommended offer: $153k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.2% vs local median 6.9% in East 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 90/100 on livability (#4 in NY, #81 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: schools D+.
• East Syracuse Minoa Central School District (rural): math 46% / reading 53% proficiency, ranked #379 of 590 in NY (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 58 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 616 units permitted in Onondaga County in 2024 (256 in 5+ unit buildings).
• This rent runs 37% of the median local income ($81k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 157 days — a 12% lower offer ($153k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $20k; list at $174k implies a 770% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.8% of price; built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $153,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 157 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1915 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.42% ✓
• Cap rate: 9.19%
• Cash-on-cash: 10.36%
• DSCR: 1.46
• GRM: 5.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -0.6%
• Equity multiple: 0.98×
• Total profit: $-1,158
• Equity at exit: $25,944

10-year hold

• IRR: 9.2%
• Equity multiple: 1.71×
• Total profit: $34,482
• Equity at exit: $15,044

Cash invested: $48,720 (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 13057

• Home prices YoY: -11.1%
• Active inventory: 58
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $2,478 medium
• Mortgage (P&I): −$912
• Tax from tax record: −$552 /mo · $6,625/yr
• Insurance: −$72
• HOA: −$0
• Vacancy / Maint / Mgmt: −$520
• Net cashflow: $421

Break-even live

Break-even rent $1,946

Max offer price $174,000

Occupancy floor 78%

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: $43,500
• Closing costs: $5,220
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
99 Alpine Dr Unit 107-2 Syracuse, NY	3.0	1.0	1100	$1,700	$1.55	44d	1	0.70mi
121 Doll Pkwy Unit A Syracuse, NY	4.0	2.0	1400	$2,800	$2.00	14d	1	1.35mi

Listing history 20 events

1. 2026-06-18
   days on market $174,000 Active 157 DOM
2. 2026-06-17
   days on market $174,000 Active 156 DOM
3. 2026-06-16
   days on market $174,000 Active 155 DOM
4. 2026-06-15
   days on market $174,000 Active 154 DOM
5. 2026-06-14
   days on market $174,000 Active 152 DOM
6. 2026-06-13
   days on market $174,000 Active 151 DOM
7. 2026-06-10
   days on market $174,000 Active 149 DOM
8. 2026-06-09
   days on market $174,000 Active 148 DOM
9. 2026-06-08
   days on market $174,000 Active 147 DOM
10. 2026-06-07
    days on market $174,000 Active 146 DOM
11. 2026-06-03
    days on market $174,000 Active 142 DOM
12. 2026-06-02
    days on market $174,000 Active 141 DOM
13. 2026-06-01
    days on market $174,000 Active 140 DOM
14. 2026-05-31
    days on market $174,000 Active 139 DOM
15. 2026-05-30
    days on market $174,000 Active 138 DOM
16. 2026-03-05
    price $174,000
17. 2026-01-12
    listed $189,000 Active
18. 2025-02-20
    soldstatus $20,000
19. 2023-01-24
    soldstatus $340,000
20. 2021-10-06
    soldstatus $65,000

ⓘ 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: $6,625 · $552/mo
• Projected year-2 tax: $6,625 · $552/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: $29,738
• − Mortgage interest: −$9,747
• − Property taxes: −$6,625
• − Insurance: −$870
• − Repairs & maintenance: −$2,379
• − Management: −$2,379
• − Depreciation: −$5,062
• Taxable income: $2,677
• Est. tax owed @ 24.0%: −$642
• After-tax cash flow: $4,406/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: East Syracuse Minoa Central School District
• NCES district ID: 3609990
• Math proficiency: 46% ▼ -6.00%
• Reading proficiency: 53% ▲ 9.00%
• Median HH income: $55,801
• Composite: 42.9/100
• National rank: #3122
• State rank: #379 of 590 in NY

Livability — East Syracuse

• Score: 90/100
• State rank: #4
• US rank: #81

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: East Syracuse, NY
• County: Onondaga County · 247,257 people
• City population: 14,253
• Metro: Syracuse, NY
• Population (ZIP): 14,253
• Household income: $80,900
• Rent vs Own: 24.0% rent · 76.0% own
• Severe rent burden: 250.0

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 (88%)
• Race & ethnicity: White 88% Two or more races 5% Hispanic / Latino 3% Asian 2% Black 2%
• Common ancestry: Romanian 5% Lithuanian 4% American 3%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 92% English-only · Russian/Polish/Slavic 3% Spanish 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: ▼ -39.50%
• Current HPI: 316.8595
• Rent YoY: —
• Metro: Syracuse, NY
• 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

+167.7% since first listed

5 events — show timeline

• 2026-03-05 Price Changed $174,000 CNYIS
• 2026-01-12 Listed $189,000 CNYIS
• 2025-02-20 Sold (Public Records) $20,000 Public Records
• 2023-01-24 Sold (Public Records) $340,000 Public Records
• 2021-10-06 Sold (Public Records) $65,000 Public Records

Property tax history

+13.6%/yr

Latest (2025): $6,625 · +18.4% YoY. Source: county tax records.