6094 Bethlehem Ln · North Syracuse, NY 13039

$195,000

2 bd · 1.5 ba · 1,080 sqft · Condo public records · 2 Days on market

Built 1990

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Why this score? — see what drove the D 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 +12.6/30.0
• ARV discount +7.5/15.0
• 1% rule +4.4/10.0
• Schools +4.2/10.0
• DSCR +3.7/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this well-maintained 2-bedroom, 1.5-bath townhouse located in a convenient Cicero neighborhood within the North Syracuse School District. This move-in ready home offers a bright and functional floor plan featuring a spacious living room, an efficient galley kitchen, and a dining area with sliding glass doors leading to the backyard. Upstairs you'll find two generously sized bedrooms and a full bath, while the first floor includes a convenient half bath for guests. Additional features include central air conditioning, an attached garage, a full basement offering plenty of storage or future finishing potential, and low-maintenance living. Ideally situated near shopping, restau

Key facts

• Dining area
• Move in ready
• Spacious living room

Tags

• NORTH SYRACUSE SCHOOL DISTRICT
• MOVE IN READY
• BRIGHT FUNCTIONAL FLOOR PLAN
• SPACIOUS LIVING ROOM
• EFFICIENT GALLEY KITCHEN
• DINING AREA

Property features AI

Finance

• Financial info: Pets allowed

Exterior

• Parking: Attached garage (1 car) — see remarks
• Utilities: Public water connected; Sewer connected; Circuit breaker electrical service
• Home design: Two-story existing home
• Construction: Wood siding; Copper plumbing
• Exterior features: Pie-shaped residential lot; City street frontage; Lot dimensions approximately 42 x 132

Interior

• Kitchen: Dishwasher; Gas oven; Gas range; Refrigerator; Galley-style kitchen
• Bedrooms: 6 total rooms (includes living and laundry areas)
• Flooring: Carpet; Luxury vinyl; Varies
• Bathrooms: 1 full bathroom; 1 half bathroom; 1 main-level bathroom
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Ceiling fan(s); Separate/formal living room; Galley kitchen; Sliding glass door(s); Sliding doors
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $195k.

Deal economics

• At list price, monthly cash flow is $-26 ($-312/yr) — negative.
• To cash-flow at today's rent, offer at most $190k (2.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $183k (6.1% below list).
• Recommended offer: $183k (6.1% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 5.1% in North Syracuse — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: 85 active listings in the ZIP; 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 $6k 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

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $88k; list at $195k implies a 122% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $183,042 (6.1% 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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.94% ✗
• Cap rate: 6.13%
• Cash-on-cash: -0.57%
• DSCR: 0.97
• GRM: 8.9

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: -17.2%
• Equity multiple: 0.39×
• Total profit: $-33,152
• Equity at exit: $29,075

10-year hold

• IRR: -9.0%
• Equity multiple: 0.44×
• Total profit: $-30,579
• Equity at exit: $16,860

Cash invested: $54,600 (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 13039

• Home prices YoY: -28.9%
• Active inventory: 85
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,830 medium
• Mortgage (P&I): −$1,023
• Tax from tax record: −$368 /mo · $4,418/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$384
• Net cashflow: $-26

Break-even live

Break-even rent $1,863

Max offer price $190,403

Occupancy floor 96%

Sensitivity live

Price	-10% $84	-5% $29	+0% $-26	+5% $-81	+10% $-136
Rent	-10% $-171	-5% $-98	+0% $-26	+5% $46	+10% $119
Rate	-1.0pp $72	-0.5pp $24	base $-26	+0.5pp $-77	+1.0pp $-128

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 4 events

1. 2026-06-18
   days on market $195,000 Active 2 DOM
2. 2026-06-17
   listing id $195,000 Active 1 DOM
3. 2026-06-16
   remarks 699-char remark
4. 2026-06-16
   listed $195,000 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: $4,418 · $368/mo
• Projected year-2 tax: $4,418 · $368/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 6/10 Major FEMA zone X (unshaded) · 71% 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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,965
• − Mortgage interest: −$10,923
• − Property taxes: −$4,418
• − Insurance: −$975
• − Repairs & maintenance: −$1,757
• − Management: −$1,757
• − Depreciation: −$5,673
• Taxable loss: −$3,539
• Est. tax savings @ 24.0%: +$849
• After-tax cash flow: $537/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): 17,184

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 (93%)
• Race & ethnicity: White 93% Asian 3% Two or more races 2% Black 2%
• Common ancestry: Romanian 10% Lithuanian 3% Slovak 2%
• Foreign-born: 4% · China, Canada, Mexico
• Languages at home: 95% English-only · Spanish 1% Other Indo-European 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: ▼ -127.98%
• Current HPI: 314.7902
• 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

+242.1% since first listed

3 events — show timeline

• 2026-06-16 Listed $195,000 CNYIS
• 2008-02-11 Sold (Public Records) $88,000 Public Records
• 1996-03-08 Sold (Public Records) $57,000 Public Records

Property tax history

+4.3%/yr

Latest (2025): $4,418 · +3.9% YoY. Source: county tax records.