4519 S Salina St · Syracuse, NY 13205

$115,000

3 bd · 1.5 ba · 1,968 sqft · SingleFamily public records · 48 Days on market

Built 1900 Fair condition 7,318 sqft lot Garage $58/sqft · 40% below area Est $192k · 40% under

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Why this score? — see what drove the A 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Livability +3.9/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

3-bedroom, 1.5 bath two story home in the valley. House has a spacious entrance foyer, one half bath, living room, formal dining room and dine-in kitchen. There are three large bedrooms upstairs, one full bath. Attic has a lot of potential can be finished with additional living space. House needs some TLC but motivated sellers would like to see an offer. There are 2-car garage in the back. It is sold "AS IS" & looking for an offer. Walking distance to the valley, playground and highway.

Key facts

• Dine-in kitchen
• Attic has potential
• 7,318 sq ft lot

Tags

• SPACIOUS ENTRANCE FOYER
• DINE-IN KITCHEN
• ATTIC HAS POTENTIAL
• WALKING DISTANCE TO PLAYGROUND

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $115k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $915 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $112k (3.0% below list) — sets the bar for market timing.

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-.
• Syracuse City School District (urban): math 18% / reading 26% proficiency, ranked #590 of 590 in NY (top 100%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Syracuse Latin School (math 31% / reading 62%, grade D-, #1,262 of 2,108 statewide, top 60%, 642 students, 42% FRL); Clary Middle School (math 2% / reading 14%, grade F, #724 of 729 statewide, top 99%, 275 students, 89% FRL); Corcoran High School (math 61% / reading 62%, grade B-, #842 of 1,100 statewide, top 77%, 1,252 students, 87% FRL) — zoned schools at 73% FRL track the district average.
• Zoned-school proficiency averages 39% at this address vs 22% district-wide (+17 pts) — the actual schools serving this property are materially stronger than the Syracuse City School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 140 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 44% 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).

Forward outlook

• In year one you build about $12k of equity ($795 loan paydown + $12k 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 $32k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 11y 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 $60k; list at $115k implies a 92% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $111,550 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.81% ✓
• Cap rate: 15.84%
• Cash-on-cash: 34.10%
• DSCR: 2.52
• GRM: 4.6

CMA / ARV

• ARV (median comp): $192,229
• List price: $115,000
• Delta: -40.18%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
318 Milburn Dr	0.41mi	4/1.5 (+1)	2,000 (+2%)	11mo	$42,500	$21	64
4953 S Salina St	0.48mi	4/2.5 (+1)	1,970 (+0%)	14mo	$222,000	$113	57
127 W Ostrander Ave	0.75mi	4/1.0 (+1)	2,002 (+2%)	3mo	$52,000	$26	53
121 Roney Rd	0.05mi	4/2.0 (+1)	1,672 (-15%)	16mo	$160,000	$96	52
126 W Florence Ave	0.29mi	4/2.0 (+1)	1,744 (-11%)	11mo	$180,000	$103	51
203 E Cheltenham Rd	0.55mi	3/1.0	1,742 (-12%)	3mo	$123,000	$71	51
1648 Valley Dr	0.58mi	3/1.5	2,113 (+7%)	14mo	$120,000	$57	49
5117 S Salina St	0.59mi	3/1.5	2,054 (+4%)	23mo	$224,900	$109	46
2725 Midland Ave	0.74mi	4/1.5 (+1)	1,794 (-9%)	6mo	$119,000	$66	40
3628 S Salina St	0.65mi	4/2.0 (+1)	1,813 (-8%)	13mo	$85,000	$47	39
524 W Seneca	0.69mi	4/2.0 (+1)	1,776 (-10%)	8mo	$137,113	$77	38

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: 50.4%
• Equity multiple: 4.75×
• Total profit: $120,901
• Equity at exit: $103,601

10-year hold

• IRR: 44.1%
• Equity multiple: 10.63×
• Total profit: $310,195
• Equity at exit: $223,420

Cash invested: $32,200 (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 →

Seller's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 2 active · 13 under contract
• Months of supply: 1.7 mo (58%/mo absorbed)
• Median asking: $234,450 ($151/sqft)
• Median days on market: 40 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -35.3% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 13205

• Home prices YoY: 3.0%
• Active inventory: 140
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $2,087 high
• Mortgage (P&I): −$603
• Tax from tax record: −$83 /mo · $992/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$438
• Net cashflow: $915

Break-even live

Break-even rent $929

Max offer price $115,000

Occupancy floor 51%

Sensitivity live

Price	-10% $980	-5% $948	+0% $915	+5% $882	+10% $850
Rent	-10% $750	-5% $833	+0% $915	+5% $997	+10% $1,080
Rate	-1.0pp $973	-0.5pp $944	base $915	+0.5pp $885	+1.0pp $855

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: $28,750
• Closing costs: $3,450
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
154 Seeley Ave Syracuse, NY	4.0	1.0	1312	$2,100	$1.60	154d	1	0.11mi
147 E Matson Ave Syracuse, NY	3.0	2.5	1421	$2,000	$1.41	162d	1	0.75mi
101 Lafayette Rd Syracuse, NY	1.0–3.0	1.0–2.0	1014	$1,880	$1.85	0d	39	0.75mi
155 W Ostrander Ave Unit 2 Syracuse, NY	3.0	1.0	1333	$1,625	$1.22	0d	1	0.76mi
102 Newbury Hollow Ln Syracuse, NY	3.0	2.0	2000	$2,300	$1.15	184d	1	0.82mi
2331 Midland Ave Syracuse, NY	4.0	1.5	1664	$2,100	$1.26	10d	1	0.98mi
2331 Midland Ave Syracuse, NY	4.0	1.5	1664	$2,300	$1.38	162d	1	0.98mi
184 Remington Ave Syracuse, NY	3.0	1.0	875	$1,850	$2.11	0d	1	1.08mi
322 Hatch St Syracuse, NY	4.0	2.0	1656	$2,400	$1.45	10d	1	1.28mi

Property features AI

Exterior

• Parking: Detached garageTwo garage spaces
• Utilities: Public water connectedSewer connectedCable availableCircuit breaker electrical
• Home design: Two-story existing homePoured foundationAsphalt shingle roofShake and wood siding
• Construction: Copper plumbing
• Exterior features: Gravel drivewayIrregular residential lotCity street frontageLot dimensions approximately 44 x 165

Interior

• Kitchen: Electric cooktopElectric ovenElectric rangeRange hoodExhaust fanRefrigeratorPantry (kitchen storage)
• Bedrooms: Total rooms: 8
• Flooring: CarpetHardwoodVaried flooring
• Bathrooms: 1 full bathroom1 half bathroomOne main-level bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Breakfast areaEntrance foyerSeparate/formal living roomCombined living/dining roomPantryFull basementOne fireplace
• Laundry & utility: Electric water heater

Listing history 50 events

1. 2026-11-08
   days on market $115,000 Active 48 DOM
2. 2026-11-07
   days on market $115,000 Active 47 DOM
3. 2026-11-06
   days on market $115,000 Active 46 DOM
4. 2026-11-05
   days on market $115,000 Active 45 DOM
5. 2026-11-04
   days on market $115,000 Active 44 DOM
6. 2026-11-02
   days on market $115,000 Active 42 DOM
7. 2026-11-01
   days on market $115,000 Active 41 DOM
8. 2026-10-31
   days on market $115,000 Active 40 DOM
9. 2026-10-30
   days on market $115,000 Active 39 DOM
10. 2026-10-29
    days on market $115,000 Active 38 DOM
11. 2026-10-28
    days on market $115,000 Active 37 DOM
12. 2026-10-27
    days on market $115,000 Active 36 DOM
13. 2026-10-26
    days on market $115,000 Active 35 DOM
14. 2026-10-25
    days on market $115,000 Active 34 DOM
15. 2026-10-24
    days on market $115,000 Active 33 DOM
16. 2026-10-23
    days on market $115,000 Active 32 DOM
17. 2026-10-22
    days on market $115,000 Active 31 DOM
18. 2026-10-21
    days on market $115,000 Active 30 DOM
19. 2026-10-20
    days on market $115,000 Active 29 DOM
20. 2026-10-19
    days on market $115,000 Active 28 DOM
21. 2026-10-18
    days on market $115,000 Active 27 DOM
22. 2026-10-17
    days on market $115,000 Active 26 DOM
23. 2026-10-16
    days on market $115,000 Active 25 DOM
24. 2026-10-15
    days on market $115,000 Active 24 DOM
25. 2026-10-14
    days on market $115,000 Active 23 DOM
26. 2026-10-13
    days on market $115,000 Active 22 DOM
27. 2026-10-12
    days on market $115,000 Active 21 DOM
28. 2026-10-11
    days on market $115,000 Active 20 DOM
29. 2026-10-10
    days on market $115,000 Active 19 DOM
30. 2026-10-09
    days on market $115,000 Active 18 DOM
31. 2026-10-08
    days on market $115,000 Active 17 DOM
32. 2026-10-07
    days on market $115,000 Active 16 DOM
33. 2026-10-06
    days on market $115,000 Active 15 DOM
34. 2026-10-05
    days on market $115,000 Active 14 DOM
35. 2026-10-04
    days on market $115,000 Active 13 DOM
36. 2026-10-04
    days on market $115,000 Active 12 DOM
37. 2026-10-02
    days on market $115,000 Active 11 DOM
38. 2026-10-01
    days on market $115,000 Active 10 DOM
39. 2026-09-30
    days on market $115,000 Active 9 DOM
40. 2026-09-29
    days on market $115,000 Active 8 DOM
41. 2026-09-28
    days on market $115,000 Active 7 DOM
42. 2026-09-27
    days on market $115,000 Active 6 DOM
43. 2026-09-26
    days on market $115,000 Active 5 DOM
44. 2026-09-25
    days on market $115,000 Active 4 DOM
45. 2026-09-24
    days on market $115,000 Active 3 DOM
46. 2026-09-24
    days on market $115,000 Active 2 DOM
47. 2026-09-21
    remarks 493-char remark
48. 2026-09-21
    pricestatusdays on marketlisting id $115,000 Active 1 DOM
49. 2026-05-18
    status Pending
50. 2026-05-11
    price $109,900

ⓘ 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: $992 · $83/mo
• Projected year-2 tax: $1,468 · $122/mo
• Expected delta: +$476/yr (+$40/mo · 48.0%)

ⓘ 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: $25,042
• − Mortgage interest: −$6,442
• − Property taxes: −$992
• − Insurance: −$575
• − Repairs & maintenance: −$2,003
• − Management: −$2,003
• − Depreciation: −$3,345
• Taxable income: $9,681
• Est. tax owed @ 24.0%: −$2,324
• After-tax cash flow: $8,656/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.

Condition & rehab AI · 2 photos

Fair 45/100 Moderate rehab Est. rehab $49,200–$88,560 screening

This home requires significant exterior repairs and maintenance, including roof, siding, and landscaping. Immediate updates can significantly enhance its curb appeal and value.

Repairs flagged

• Major roof — Signs of significant wear
• Major exterior siding — Weathered and peeling
• Major landscaping — Overgrown and unkempt

Value-add opportunities

• Both paint exterior — Enhances curb appeal and value ↑
• Both landscaping — Improves curb appeal and value ↑
• Both roof repair — Essential for structural integrity and value ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 26/100

Zoned Schools

Elementary Van Duyn Elementary School F NY #2,087/2,108 Nat'l #40,092/41,679 Middle Clary Middle School F NY #724/729 Nat'l #13,578/14,009 High Corcoran High School B- NY #842/1,100 Nat'l #3,404/17,239

Schools (NCES district)

• District: Syracuse City School District
• NCES district ID: 3628590
• Math proficiency: 18% ▼ -5.00%
• Reading proficiency: 26% ▬ 0.00%
• Median HH income: $32,097
• Composite: 17.83/100
• National rank: #9007
• State rank: #590 of 590 in NY

B Composite livability gradescore 77/100

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

• Census place: Syracuse, NY
• County: Onondaga · 467,894 people
• City population: 152,627
• Metro: Syracuse, NY
• Population (ZIP): 18,562
• Household income: $39,171
• Rent vs Own: 53.4% rent · 46.6% own
• Severe rent burden: 11% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: Black 44% White 37% Two or more races 10% Hispanic / Latino 6% Asian 3%
• Hispanic origin (detail): Puerto Rican 4%
• Languages at home: 87% English-only · Spanish 5% Arabic 1% Other Indo-European 1%

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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: ▲ 10.12%
• Current HPI: 345.8854
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 2.60%
• F500 in state: 92

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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

Property features AI

Exterior

• Parking: Detached garageTwo garage spaces
• Utilities: Public water connectedSewer connectedCable availableCircuit breaker electrical
• Home design: Two-story existing homePoured foundationAsphalt shingle roofShake and wood siding
• Construction: Copper plumbing
• Exterior features: Gravel drivewayIrregular residential lotCity street frontageLot dimensions approximately 44 x 165

Interior

• Kitchen: Electric cooktopElectric ovenElectric rangeRange hoodExhaust fanRefrigeratorPantry (kitchen storage)
• Bedrooms: Total rooms: 8
• Flooring: CarpetHardwoodVaried flooring
• Bathrooms: 1 full bathroom1 half bathroomOne main-level bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Breakfast areaEntrance foyerSeparate/formal living roomCombined living/dining roomPantryFull basementOne fireplace
• Laundry & utility: Electric water heater

Price history

+77.2% since first listed

24 events — show timeline

• 2026-09-21 Listed $115,000 CNYIS
• 2026-05-11 Price Changed $109,900 CNYIS
• 2026-04-29 Price Changed $118,900 CNYIS
• 2026-04-22 Listed $99,900 CNYIS
• 2025-11-08 Price Changed $112,900 CNYIS
• 2025-09-18 Listed $119,900 CNYIS
• 2025-03-31 Listing Removed — CNYIS
• 2024-12-18 Price Changed $130,000 CNYIS
• 2024-07-31 Listed $145,000 CNYIS
• 2022-06-29 Sold (Public Records) $60,000 Public Records
• 2022-06-24 Sold (MLS) $60,000 CNYIS
• 2022-05-27 Pending — CNYIS
• 2022-05-23 Contingent — CNYIS
• 2022-05-16 Listed $65,000 CNYIS
• 2020-02-17 Listing Removed — CNYIS
• 2019-07-01 Contingent — CNYIS
• 2019-06-21 Listed $39,900 CNYIS
• 2018-01-01 Listing Removed — CNYIS
• 2017-12-01 Listed $39,900 CNYIS
• 2017-11-22 Listing Removed — CNYIS
• 2017-09-27 Contingent — CNYIS
• 2017-09-19 Price Changed $39,900 CNYIS
• 2017-08-29 Listed $54,900 CNYIS
• 2015-02-20 Listed $64,900 CNYIS

Property tax history

-1.7%/yr

Latest (2026): $992 · +0.0% YoY. Source: county tax records.