613 Avery Ave · Syracuse, NY 13204

$249,900

5 bd · 2.5 ba · 1,964 sqft · SingleFamily public records · 30 Days on market

Built 1920 3,484 sqft lot $127/sqft · 44% above area Est $174k · 44% over

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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 +16.8/30.0
• Appreciation +10.0/10.0
• DSCR +5.2/10.0
• Rent growth +4.6/5.0
• Livability +3.9/5.0
• 1% rule +3.4/10.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• ARV discount +0.0/15.0

Listing remarks

Charming Updated Colonial on a Beautiful Corner Lot – Tipperary Hill, Syracuse This well-cared-for, oversized colonial blends timeless character with modern updates. Step inside the beautiful entry showcasing the original staircase, stained glass, and exquisite woodwork throughout. Spacious rooms offer newer flooring on the first floor, a formal dining room, convenient first-floor laundry and windows. The flexible full bath on the 2nd level can also serve as a dressing room or walk-in closet. Recent updates include a newer furnace, central air, roof, garage door openers with remotes, and stainless steel kitchen appliances. Enjoy the charm of the Tipperary Hill neighborhood, close t

Key facts

• Exquisite woodwork
• Newer flooring
• First floor laundry

Tags

• CORNER LOT
• ORIGINAL STAIRCASE
• STAINED GLASS
• EXQUISITE WOODWORK
• NEWER FLOORING
• FIRST FLOOR LAUNDRY

Property features AI

Exterior

• Parking: Detached garage; Driveway; 2-car garage
• Utilities: Cable available; High-speed internet available; Electricity connected (circuit breakers); Public water connected; Sewer connected
• Home design: 3-story building; Existing (resale) property
• Construction: Vinyl siding; Copper plumbing; Asphalt architectural shingle roof; Block and stone foundation
• Exterior features: Blacktop driveway; Deck; Enclosed porch; Porch; Partial fencing; Near public transit; Rectangular residential lot; City street frontage; Lot dimensions approximately 35 x 100

Interior

• Kitchen: Dishwasher; Disposal; Gas oven; Gas range; Microwave; Refrigerator; Eat-in kitchen layout
• Flooring: Hardwood flooring; Laminate flooring; Varied flooring
• Bathrooms: 1 full bathroom; 1 half bathroom; One main-level bathroom
• Heating & cooling: Gas forced air heating; Ductless heating; Central air conditioning; Ductless cooling
• Interior features: Leaded glass windows; Ceiling fan(s); Separate/formal dining room; Entrance foyer; Eat-in kitchen; Separate/formal living room; Full basement
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $159 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $211k (15.7% below list).
• Recommended offer: $211k (15.7% below list) — sets the bar for 1% rule.

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); Expeditionary Learning Middle School (math 17% / reading 32%, grade F, #611 of 729 statewide, top 88%, 170 students, 76% FRL); Institute of Technology At Syracuse Central (math 87% / reading 92%, grade A+, #265 of 1,100 statewide, top 26%, 581 students, 68% FRL).
• Zoned-school proficiency averages 54% at this address vs 22% district-wide (+32 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: Rents rising fast (+8.2%/yr); 121 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 616 units permitted in Onondaga County in 2024 (256 in 5+ unit buildings).
• At $2,108/mo this rent would consume 56% of the median local household income ($45k/yr) (locally 2073% 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 $27k of equity ($2k loan paydown + $25k 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 + 8.0% rent growth), your $70k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($246k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $210,759 (15.7% below list)

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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 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: 0.84% ✗
• Cap rate: 7.06%
• Cash-on-cash: 2.73%
• DSCR: 1.12
• GRM: 9.9

CMA / ARV

• ARV (median comp): $173,519
• List price: $249,900
• Delta: 44.02%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
406 Milton Ave	0.31mi	4/2.0 (-1)	1,898 (-3%)	10mo	$165,000	$87	64
507 Herkimer St	0.08mi	4/2.0 (-1)	1,716 (-13%)	13mo	$262,000	$153	57
328 Whittier Ave	0.70mi	4/2.0 (-1)	2,000 (+2%)	2mo	$112,000	$56	56
1017 Willis Ave	0.41mi	4/2.0 (-1)	1,911 (-3%)	20mo	$62,900	$33	53
109 Ardmore Rd	0.75mi	6/2.0 (+1)	1,862 (-5%)	11mo	$260,000	$140	41
108 Huntshill Rd	0.49mi	4/2.0 (-1)	1,722 (-12%)	11mo	$310,000	$180	40
137 Caroline Ave	0.62mi	4/1.5 (-1)	1,782 (-9%)	8mo	$140,000	$79	40
306 Montrose Ave	0.39mi	4/1.5 (-1)	1,762 (-10%)	20mo	$228,490	$130	39
201 Pine Hill Rd	0.46mi	4/3.5 (-1)	1,796 (-9%)	20mo	$245,000	$136	39
235 Bryant Ave #37	0.72mi	5/1.5	2,162 (+10%)	8mo	$245,000	$113	39
216 Draper Ave	0.46mi	4/2.0 (-1)	1,740 (-11%)	17mo	$215,000	$124	38
543 Bryant Ave	0.60mi	4/1.5 (-1)	1,678 (-15%)	20mo	$155,200	$92	22

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 27.9%
• Equity multiple: 3.25×
• Total profit: $157,263
• Equity at exit: $225,130

10-year hold

• IRR: 25.6%
• Equity multiple: 7.90×
• Total profit: $482,536
• Equity at exit: $485,501

Cash invested: $69,972 (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 13204

• Home prices YoY: 31.6%
• Rents YoY: 8.2%
• Active inventory: 121
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,108 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$91 /mo · $1,096/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$443
• Net cashflow: $159

Break-even live

Break-even rent $1,906

Max offer price $249,900

Occupancy floor 87%

Sensitivity live

Price	-10% $300	-5% $230	+0% $159	+5% $88	+10% $18
Rent	-10% $-7	-5% $76	+0% $159	+5% $242	+10% $325
Rate	-1.0pp $285	-0.5pp $223	base $159	+0.5pp $94	+1.0pp $28

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
104 Kincaid Ave Syracuse, NY	4.0	1.0	1910	$1,600	$0.84	15d	1	0.54mi
121 Whittier Ave Syracuse, NY	4.0	1.0	1400	$600	$0.43	45d	1	0.84mi
312 Hall Ave Solvay, NY	5.0	2.5	1800	$3,600	$2.00	23d	1	0.85mi
214 Rowland St Syracuse, NY	4.0	1.0	2092	$1,800	$0.86	15d	1	1.48mi

Listing history 11 events

1. 2026-06-13
   statusdays on market $249,900 Pending 30 DOM
2. 2026-06-10
   days on market $249,900 Active Under Contract 28 DOM
3. 2026-06-09
   days on market $249,900 Active Under Contract 27 DOM
4. 2026-06-08
   days on market $249,900 Active Under Contract 26 DOM
5. 2026-06-07
   days on market $249,900 Active Under Contract 25 DOM
6. 2026-06-05
   days on market $249,900 Active Under Contract 22 DOM
7. 2026-06-02
   days on market $249,900 Active Under Contract 20 DOM
8. 2026-06-01
   days on market $249,900 Active Under Contract 19 DOM
9. 2026-05-31
   days on market $249,900 Active Under Contract 18 DOM
10. 2026-05-30
    days on market $249,900 Active Under Contract 17 DOM
11. 2026-05-13
    listed $249,900 Active 881-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: $1,096 · $91/mo
• Projected year-2 tax: $2,660 · $222/mo
• Expected delta: +$1,563/yr (+$130/mo · 142.6%)

ⓘ 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 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: $25,291
• − Mortgage interest: −$13,998
• − Property taxes: −$1,096
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,023
• − Management: −$2,023
• − Depreciation: −$7,270
• Taxable loss: −$2,370
• Est. tax savings @ 24.0%: +$569
• After-tax cash flow: $2,477/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: 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

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 County · 247,257 people
• City population: 152,627
• Metro: Syracuse, NY
• Population (ZIP): 19,440
• Household income: $45,351
• Rent vs Own: 70.8% rent · 29.2% own
• Severe rent burden: 2073.0

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: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: White 47% Black 26% Hispanic / Latino 17% Two or more races 13% Native American 1%
• Hispanic origin (detail): Puerto Rican 12% Cuban 2% Dominican 1%
• Common ancestry: Romanian 5% Lithuanian 2% Subsaharan African 2%
• Foreign-born: 7% · Canada, Jamaica
• Languages at home: 83% English-only · Spanish 11% Russian/Polish/Slavic 3% Arabic 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: ▲ 100.14%
• Current HPI: 416.7272
• Rent YoY: ▲ 8.24%
• 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

3 events — show timeline

• 2026-06-12 Pending — CNYIS
• 2026-05-21 Contingent — CNYIS
• 2026-05-13 Listed $249,900 CNYIS

Property tax history

+0.2%/yr

Latest (2025): $1,096 · -12.9% YoY. Source: county tax records.