358 Roxford Rd N · Lyncourt, NY 13208

$174,900

3 bd · 1.5 ba · 1,289 sqft · SingleFamily public records · 6 Days on market

Built 1940 4,280 sqft lot Est $218k · 20% 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).

• ARV discount +15.0/15.0
• Cash flow +12.9/30.0
• Appreciation +10.0/10.0
• 1% rule +4.8/10.0
• Livability +4.1/5.0
• DSCR +3.9/10.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This three bedroom home is in a convenient neighborhood. Lyncourt Schools. Home requires lots of TLC.

Key facts

• New farmhouse sink
• Remodeled kitchen
• Remodeled bathrooms

Tags

• FIRST FLOOR BONUS ROOM
• UPDATED ELECTRICAL BOX
• BASEMENT WATERPROOFING
• REMODELED KITCHEN
• NEW FARMHOUSE SINK
• REMODELED BATHROOMS

Property features AI

Exterior

• Parking: Detached garage with electricity; 1 garage space
• Utilities: Public water connected; Sewer connected; Electric with circuit breakers
• Home design: 2-story existing residence
• Construction: Aluminum siding; Block foundation
• Exterior features: Blacktop driveway; Rectangular residential lot (40 x 107); City street frontage

Interior

• Kitchen: Dishwasher; Gas oven; Gas range; Microwave; Refrigerator; Range hood; Exhaust fan
• Bedrooms: Total of 6 rooms (includes bedrooms and living spaces)
• Flooring: Hardwood; Tile; Vinyl; Varies
• Bathrooms: 1 full bathroom; 1 half bathroom; Main level has 1 bathroom
• Heating & cooling: Gas forced air heating
• Interior features: Attic; Ceiling fan(s); Separate/formal dining room; Sliding glass door(s); Sliding doors
• Laundry & utility: Laundry in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $-14 ($-164/yr) — negative.
• To cash-flow at today's rent, offer at most $172k (1.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $172k (1.7% below list).
• Recommended offer: $172k (1.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 82/100 on livability (#72 in NY, #1,075 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools C-, amenities C-.
• Lyncourt Union Free School District (suburban): math 33% / reading 30% proficiency, ranked #719 of 755 in NY (top 95%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 99 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 616 units permitted in Onondaga County in 2024 (256 in 5+ unit buildings).
• At $1,720/mo this rent would consume 46% of the median local household income ($45k/yr) (locally 1437% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $17k appreciation (10.0% local appreciation)).
• Onondaga County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $49k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 14y 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 $40k; list at $175k implies a 337% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $172,011 (1.7% 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 1940 — 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: 0.98% ✗
• Cap rate: 6.20%
• Cash-on-cash: -0.33%
• DSCR: 0.99
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $217,841
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
263 Wayland Rd	0.15mi	3/1.5	1,267 (-2%)	3mo	$200,000	$158	87
352 Roxford Rd N	0.03mi	3/1.5	1,164 (-10%)	0mo	$209,500	$180	82
116 Berwick Rd N	0.34mi	3/2.0	1,349 (+5%)	0mo	$232,500	$172	74
132 Lind Ave	0.47mi	3/1.0	1,284 (-0%)	2mo	$190,000	$148	74
2908 Court St	0.55mi	3/2.0	1,312 (+2%)	2mo	$170,000	$130	67
709 Darlington Rd	0.62mi	3/1.5	1,416 (+10%)	3mo	$207,000	$146	52
1108 Wadsworth St	0.63mi	3/1.0	1,168 (-9%)	2mo	$165,000	$141	52
203 Brookline Rd	0.51mi	3/1.0	1,126 (-13%)	2mo	$190,000	$169	51
232 Malverne Dr	0.68mi	3/1.5	1,142 (-11%)	1mo	$224,900	$197	49
606 Roxford Rd S	0.71mi	2/1.5 (-1)	1,162 (-10%)	1mo	$210,000	$181	45
105 Florida Rd S	0.65mi	3/2.0	1,118 (-13%)	3mo	$242,500	$217	43
1911 Brewerton Rd	0.70mi	4/2.0 (+1)	1,462 (+13%)	2mo	$222,200	$152	36

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.1%
• Equity multiple: 2.93×
• Total profit: $94,514
• Equity at exit: $157,564

10-year hold

• IRR: 21.4%
• Equity multiple: 6.70×
• Total profit: $279,262
• Equity at exit: $339,792

Cash invested: $48,972 (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 13208

• Home prices YoY: 8.4%
• Active inventory: 99
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,720 high
• Mortgage (P&I): −$917
• Tax from tax record: −$382 /mo · $4,589/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $-14

Break-even live

Break-even rent $1,737

Max offer price $172,493

Occupancy floor 96%

Sensitivity live

Price	-10% $85	-5% $36	+0% $-14	+5% $-63	+10% $-113
Rent	-10% $-150	-5% $-82	+0% $-14	+5% $54	+10% $122
Rate	-1.0pp $74	-0.5pp $31	base $-14	+0.5pp $-59	+1.0pp $-105

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
106 Harrington St Syracuse, NY	3.0	1.0	1168	$1,875	$1.61	44d	1	0.58mi
2802 Lemoyne Ave Unit 1 Syracuse, NY	3.0	1.0	988	$1,700	$1.72	14d	1	0.65mi
286 Ross Park Syracuse, NY	3.0	1.0	1100	$1,500	$1.36	45d	1	0.95mi
1132 Wolf St Unit 4 Syracuse, NY	3.0	1.0	1041	$1,350	$1.30	44d	1	1.10mi
423 Wendell Ter Syracuse, NY	4.0	1.0	1312	$2,500	$1.91	14d	1	1.34mi
126 Woodruff Ave Syracuse, NY	3.0	1.0	1200	$1,675	$1.40	44d	1	1.37mi
417 Hazelhurst Ave Syracuse, NY	2.0	1.0	1536	$1,250	$0.81	22d	1	1.46mi

Listing history 6 events

1. 2026-06-18
   days on market $174,900 Active 6 DOM
2. 2026-06-17
   days on market $174,900 Active 5 DOM
3. 2026-06-16
   days on market $174,900 Active 4 DOM
4. 2026-06-15
   days on market $174,900 Active 3 DOM
5. 2026-06-13
   remarks 693-char remark
6. 2026-06-13
   listed $174,900 Active 1 DOM

ⓘ 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: $4,589 · $382/mo
• Projected year-2 tax: $4,589 · $382/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 100% 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: $20,641
• − Mortgage interest: −$9,797
• − Property taxes: −$4,589
• − Insurance: −$874
• − Repairs & maintenance: −$1,651
• − Management: −$1,651
• − Depreciation: −$5,088
• Taxable loss: −$3,010
• Est. tax savings @ 24.0%: +$722
• After-tax cash flow: $559/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: Lyncourt Union Free School District
• NCES district ID: 3617940
• Math proficiency: 33% ▲ 3.00%
• Reading proficiency: 30% ▲ 5.00%
• Median HH income: $44,650
• Composite: 29.71/100
• National rank: #11736
• State rank: #719 of 755 in NY

Livability — Lyncourt

• Score: 82/100
• State rank: #72
• US rank: #1075

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lyncourt, NY
• County: Onondaga County · 247,257 people
• Metro: Syracuse, NY
• Population (ZIP): 22,993
• Household income: $44,712
• Rent vs Own: 50.8% rent · 49.2% own
• Severe rent burden: 1437.0

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: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: White 46% Black 24% Asian 14% Two or more races 10% Hispanic / Latino 6%
• Hispanic origin (detail): Puerto Rican 4% Dominican 1%
• Common ancestry: Romanian 3% Swedish 3% Italian 1%
• Foreign-born: 22% · Vietnam, Philippines, Canada
• Languages at home: 70% English-only · Spanish 6% Other Asian/Pacific 5% Vietnamese 4%

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: ▲ 30.91%
• Current HPI: 399.3284
• 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

+223.9% since first listed

5 events — show timeline

• 2026-06-12 Listed $174,900 CNYIS
• 2013-01-22 Sold (Public Records) $40,000 Public Records
• 2013-01-16 Sold (MLS) $39,900 CNYIS
• 2012-09-13 Listed $39,900 CNYIS
• 1993-08-02 Sold (Public Records) $54,000 Public Records

Property tax history

+0.0%/yr

Latest (2025): $4,589 · +1.1% YoY. Source: county tax records.