4880 Onondaga Rd · Syracuse, NY 13215

$90,000

3 bd · 2.0 ba · 1,242 sqft · SingleFamily · 130 Days on market

Built 1880 0.50 ac lot ↓ 40% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.3/10.0
• Rent growth +4.1/5.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• 0.5 acre lot
• Built 1880
• Listed 130 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water (connected/available); Sewer (connected/available)
• Home design: 2-story house; Existing construction
• Construction: Cedar, shake siding and vinyl siding exterior; Block foundation
• Exterior features: Gravel driveway; Corner lot; Irregular lot; Near public transit; Main thoroughfare frontage

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: One bedroom on the main level
• Flooring: Carpet; Laminate; Varies
• Bathrooms: Two full bathrooms; One main-level bathroom
• Heating & cooling: Gas heating; Hot water heat; Heating present (see remarks)
• Interior features: Den; Separate/formal dining room; Eat-in kitchen; Separate/formal living room; Home office; Has basement (partial)
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $765 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.5% vs local median 8.2% in 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 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: crime F, employment D-.
• Westhill Central School District (suburban): math 57% / reading 64% proficiency, ranked #212 of 590 in NY (top 36%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 11% free/reduced lunch — higher-income household profile.
• Zoned schools: Cherry Road Elementary School (math 65% / reading 72%, grade B+, #517 of 2,108 statewide, top 25%, 365 students, 32% FRL); Onondaga Hill Middle School (math 39% / reading 60%, grade C, #280 of 729 statewide, top 40%, 554 students, 32% FRL); Westhill High School (math 98% / reading 70%, grade A, #409 of 1,100 statewide, top 39%, 550 students, 25% FRL) — zoned schools average 29% FRL vs 11% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+6.4%/yr); 64 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 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 $622 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 6.4% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 130 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1880 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $79,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 130 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 1880 — 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: 1.95% ✓
• Cap rate: 16.49%
• Cash-on-cash: 36.43%
• DSCR: 2.62
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $242,190
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4904 Velasko Rd	0.08mi	3/2.0	1,363 (+10%)	20mo	$245,000	$180	63
4895 South Ave Ave	0.52mi	3/2.0	1,296 (+4%)	8mo	$275,000	$212	62
4891 Onondaga Rd	0.12mi	4/2.0 (+1)	1,368 (+10%)	13mo	$267,000	$195	62
4790 W Seneca Tpke	0.24mi	3/1.0	1,380 (+11%)	8mo	$205,000	$149	60
4814 Mcdonald Rd	0.62mi	3/1.0	1,204 (-3%)	6mo	$280,000	$233	57
4796 Makyes Rd	0.30mi	3/1.5	1,344 (+8%)	19mo	$209,000	$156	54
4753 W Seneca	0.29mi	3/1.5	1,413 (+14%)	11mo	$170,000	$120	52
4874 Glenfield Dr	0.71mi	4/2.0 (+1)	1,398 (+13%)	10mo	$325,000	$232	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 · 6.42% rent growth · sell at horizon

5-year hold

• IRR: 36.1%
• Equity multiple: 2.60×
• Total profit: $40,414
• Equity at exit: $13,419

10-year hold

• IRR: 44.5%
• Equity multiple: 5.98×
• Total profit: $125,549
• Equity at exit: $7,782

Cash invested: $25,200 (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 13215

• Home prices YoY: -8.0%
• Rents YoY: 6.4%
• Active inventory: 64
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,756 medium
• Mortgage (P&I): −$472
• Tax est. 1.5%: −$112 /mo · $1,350/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $765

Break-even live

Break-even rent $787

Max offer price $90,000

Occupancy floor 51%

Sensitivity live

Price	-10% $827	-5% $796	+0% $765	+5% $734	+10% $703
Rent	-10% $626	-5% $696	+0% $765	+5% $834	+10% $904
Rate	-1.0pp $810	-0.5pp $788	base $765	+0.5pp $742	+1.0pp $718

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
140 Westbrook Hills Dr Syracuse, NY	1.0–2.0	1.0	942	$1,665	$1.77	15d	21	0.61mi
213 Fletcher Ave Unit 2 Syracuse, NY	3.0	1.0	1200	$1,700	$1.42	15d	1	1.03mi
5111 Ball Rd Syracuse, NY	1.0–2.0	1.0–1.5	1138	$1,820	$1.60	15d	16	1.06mi
300 Mains Ave Unit Bradford-7 Syracuse, NY	2.0	1.0	1200	$1,100	$0.92	15d	1	1.34mi

Listing history 3 events

1. 2026-04-26
   status Pending
2. 2026-04-09
   price $90,000
3. 2025-12-17
   listed $149,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥92°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: $21,068
• − Mortgage interest: −$5,041
• − Property taxes: −$1,350
• − Insurance: −$450
• − Repairs & maintenance: −$1,685
• − Management: −$1,685
• − Depreciation: −$2,618
• Taxable income: $8,237
• Est. tax owed @ 24.0%: −$1,977
• After-tax cash flow: $7,203/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: Westhill Central School District
• NCES district ID: 3607320
• Math proficiency: 57% ▼ -10.00%
• Reading proficiency: 64% ▲ 9.00%
• Median HH income: $66,976
• Composite: 53.09/100
• National rank: #1516
• State rank: #212 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

• County: Onondaga County · 247,257 people
• City population: 152,627
• Metro: Syracuse, NY
• Population (ZIP): 14,751
• Household income: $113,864
• Rent vs Own: 17.6% rent · 82.4% own
• Severe rent burden: 254.0

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 (84%)
• Race & ethnicity: White 84% Black 7% Two or more races 5% Hispanic / Latino 4% Asian 1%
• Common ancestry: Romanian 8% Lithuanian 4% Subsaharan African 3%
• Foreign-born: 4% · Canada, China, South Korea
• Languages at home: 94% English-only · Spanish 2% Russian/Polish/Slavic 1% Chinese 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: ▼ -25.54%
• Current HPI: 294.8783
• Rent YoY: ▲ 6.42%
• 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

-40.0% since first listed

3 events — show timeline

• 2026-04-26 Pending — CNYIS
• 2026-04-09 Price Changed $90,000 CNYIS
• 2025-12-17 Listed $149,900 CNYIS