8032 Thompson Rd · North Syracuse, NY 13039

$119,900

2 bd · 1.0 ba · 1,500 sqft · SingleFamily public records · 5 Days on market

Built 1968 10,500 sqft lot $80/sqft · 64% below area

---

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 +27.3/30.0
• 1% rule +10.0/10.0
• DSCR +9.5/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

THIS HOME WILL BE SOLD IN AS IS CONDITION. .CONDITION IS ROUGH AND MAY HAVE MOLD ISSUES DUE TO LEAKING ROOF SOLAR PANELS DAMAGING CEILINGS. PLEASE BE CAREFUL AS YOU GO THROUGH THIS HOME. CASH BUYERS ONLY AS THIS MAY NOT BE ABLE TO GET LENDER FINANCING. THERE WAS A KITCHEN FIRE AND STOVE WAS TAKEN OUT…LOTS OF POSSIBILITIES TO BRING THIS HOME TO A WORTHY VALUE. FULLY FENCED YARD, SHED, UPDATED GARAGE DOOR. . ROOF SOLAR PANELS ARE NOT IN WORKING ORDER. ALL OFFERS DUE BY FRIDAY MAY 15TH AT 5PM.

Key facts

• Updated garage door
• Solar panels
• Fully fenced yard

Tags

• FULLY FENCED YARD
• UPDATED GARAGE DOOR
• SOLAR PANELS

Property features AI

Exterior

• Parking: Attached garage with garage door opener (1 car)
• Utilities: Electricity connected (circuit breakers); Public water connected; Sewer connected; Cable available
• Home design: Single-story home; Existing construction
• Construction: Vinyl siding; Copper plumbing; Asphalt roof; Block foundation; Built previously (existing)
• Exterior features: Blacktop driveway; Fully fenced yard; Shed/storage; Corner, irregular lot; Near public transit; Lot dimensions approximately 70 x 150

Interior

• Kitchen: Dishwasher; Refrigerator; Eat-in kitchen
• Bedrooms: 2 main-level bedrooms
• Flooring: Carpet; Hardwood; Laminate; Varies
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Den; Separate/formal dining room; Eat-in kitchen; Separate/formal living room; Bedroom on main level; Main-level primary; Full basement with sump pump
• Laundry & utility: Washer; Dryer; Laundry located in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $346 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Cap rate 9.8% vs local median 5.1% in North 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 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: 87 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 $829 of loan paydown is wiped out by about $4k 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 + 3.0% rent growth), your $34k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 4.8% of price.

Recommended offer $119,900

Questions for the listing agent

1. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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: 1.59% ✓
• Cap rate: 9.76%
• Cash-on-cash: 12.37%
• DSCR: 1.55
• GRM: 5.2

CMA / ARV

• ARV (median comp): $271,650
• List price: $119,900
• Delta: -55.86%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8044 Thompson Rd	0.04mi	3/1.0 (+1)	1,628 (+8%)	14mo	$221,190	$136	67
6282 Island Rd	0.57mi	3/1.0 (+1)	1,500 (0%)	4mo	$246,000	$164	65
6103 Griffin Dr	0.25mi	3/2.5 (+1)	1,512 (+1%)	16mo	$250,000	$165	63
6120 South Bay Rd	0.37mi	3/1.0 (+1)	1,319 (-12%)	8mo	$257,800	$195	51
6294 Island Rd	0.58mi	3/2.0 (+1)	1,500 (0%)	18mo	$284,200	$189	49
8222 Cicero Mills Rd	0.54mi	3/2.0 (+1)	1,632 (+9%)	5mo	$405,000	$248	47
6008 Misty Ridge Ln	0.53mi	3/1.5 (+1)	1,452 (-3%)	19mo	$290,000	$200	47
7921 Rose Court Dr	0.41mi	3/2.0 (+1)	1,580 (+5%)	21mo	$415,000	$263	45
6018 Misty Ridge Ln	0.59mi	3/1.5 (+1)	1,352 (-10%)	12mo	$280,000	$207	39
8115 Circuit Rider	0.54mi	3/1.5 (+1)	1,288 (-14%)	10mo	$308,000	$239	36
8112 Circuit Rider	0.53mi	3/1.5 (+1)	1,288 (-14%)	16mo	$288,000	$224	31
5990 Pony Ln	0.75mi	3/2.0 (+1)	1,700 (+13%)	7mo	$290,000	$171	28

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 2.2%
• Equity multiple: 1.08×
• Total profit: $2,844
• Equity at exit: $17,877

10-year hold

• IRR: 11.9%
• Equity multiple: 1.95×
• Total profit: $31,798
• Equity at exit: $10,367

Cash invested: $33,572 (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: 87
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,905 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$480 /mo · $5,760/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $346

Break-even live

Break-even rent $1,467

Max offer price $119,900

Occupancy floor 77%

Sensitivity live

Price	-10% $759	-5% $718	+0% $346	+5% $312	+10% $278
Rent	-10% $196	-5% $271	+0% $346	+5% $421	+10% $497
Rate	-1.0pp $406	-0.5pp $377	base $346	+0.5pp $315	+1.0pp $283

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-16
   status Pending 503-char remark
2. 2026-05-11
   listed $119,900 Active 503-char remark

ⓘ 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: $5,760 · $480/mo
• Projected year-2 tax: $5,760 · $480/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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,858
• − Mortgage interest: −$6,716
• − Property taxes: −$5,760
• − Insurance: −$600
• − Repairs & maintenance: −$1,829
• − Management: −$1,829
• − Depreciation: −$3,488
• Taxable income: $2,637
• Est. tax owed @ 24.0%: −$633
• After-tax cash flow: $3,520/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

2 events — show timeline

• 2026-05-16 Pending — CNYIS
• 2026-05-11 Listed $119,900 CNYIS

Property tax history

+5.1%/yr

Latest (2025): $5,760 · +20.5% YoY. Source: county tax records.