109 Enfield Pl · Syracuse, NY 13214

$314,900

4 bd · 1.5 ba · 2,054 sqft · SingleFamily public records · 7 Days on market

Built 1939 9,775 sqft lot Est $351k · 10% 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).

• Cash flow +22.6/30.0
• ARV discount +12.2/15.0
• DSCR +7.2/10.0
• 1% rule +5.0/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks

WELCOME TO YOUR "HOME SWEET HOME" THIS BEAUTIFUL 4 BEDROOM 2.5 BATH COLONIAL STYLE HOME HAS BEEN TRULY CARED FOR OVER THE YEARS. THE CHARM AND CHARACTER OF THIS HOME SHINES WITH ALL THE NATURAL LIGHT AND NEWLY REFINISHED HARDWOOD FLOORS GLEAMING THROUGHOUT. THERE IS ADDITIONAL SPACE IN THE BASEMENT WITH ENDLESS POSSIBILITIES. LARGE BEDROOMS, BEAUTIFUL WINDOWS, BUILT-INS, BOOKSHELVES, LOTS OF STORAGE SPACE, WINDOW TREATMENTS AND CURB APPEAL ARE JUST A FEW OF THE THINGS THAT MAKE THIS HOME A PERFECT CHOICE TO MOVE RIGHT IN. ENTERTAIN IN YOUR FORMAL DINING ROOM AND RELAX IN YOUR SPACIOUS LIVING ROOM BY THE FIREPLACE. ALSO, ENJOY OVERLOOKING THE PEACEFUL VIEWS OF THE YARD IN THE ENCLO

Key facts

• Colonial style home
• Formal dining room
• Enclosed patio area

Tags

• COLONIAL STYLE HOME
• FORMAL DINING ROOM
• SPACIOUS LIVING ROOM
• ENCLOSED PATIO AREA
• PEACEFUL VIEWS OF THE YARD

Property features AI

Exterior

• Parking: Attached garage with garage door opener; 2 garage spaces
• Security: Owned security system
• Utilities: Public water connected; Sewer connected; Cable available; High-speed internet available; Circuit breaker electrical service
• Home design: 2-story house; Resale property; Vinyl siding exterior
• Construction: Built previously (existing); Block foundation
• Exterior features: Blacktop driveway; Enclosed porch; Open porch; Irregular residential lot; City street frontage; Lot dimensions approximately 85 x 115

Interior

• Kitchen: Gas cooktop; Microwave; Disposal; Refrigerator; Solid surface counters; Eat-in kitchen
• Flooring: Hardwood; Tile; Vinyl; Varied flooring
• Bathrooms: Two full bathrooms; One half bathroom; One main-level bathroom
• Heating & cooling: Gas forced-air heating; Programmable thermostat
• Interior features: Den; Formal dining room; Entrance foyer; Eat-in kitchen; Formal living room; Library; Storage; Solid surface counters; Natural woodwork; Primary bedroom with private bath; Programmable thermostat
• Laundry & utility: Laundry in basement; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $315k.

Deal economics

• At list price, monthly cash flow is $535 ($6k/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 $314k (0.2% below list).
• Recommended offer: $314k (0.2% 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: schools D+, 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.
• Market conditions: 32 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $2k of loan paydown is wiped out by about $9k 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 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1939 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $314,249 (0.2% below list)

Questions for the listing agent

1. Built in 1939 — 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. 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: 1.00% ✗
• Cap rate: 8.33%
• Cash-on-cash: 7.29%
• DSCR: 1.32
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $351,234
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2304 Euclid Ave	0.17mi	3/3.0 (-1)	2,049 (-0%)	10mo	$425,000	$207	72
104 Hillsboro Pkwy	0.18mi	5/3.0 (+1)	2,000 (-3%)	8mo	$335,000	$168	70
319 De Forest Rd	0.11mi	3/2.5 (-1)	2,204 (+7%)	6mo	$332,000	$151	69
217 Hurlburt Rd	0.39mi	4/2.5	2,152 (+5%)	3mo	$440,000	$204	67
206 Edgemont Dr	0.20mi	3/1.5 (-1)	1,782 (-13%)	1mo	$342,000	$192	62
119 Edgemont Dr	0.09mi	4/2.0	2,314 (+13%)	15mo	$387,000	$167	60
720 Salt Springs Rd	0.71mi	4/1.5	2,028 (-1%)	6mo	$160,000	$79	60
404 Hillsboro Pkwy	0.24mi	4/2.5	1,804 (-12%)	7mo	$255,000	$141	58
100 Doll Pkwy	0.48mi	5/2.5 (+1)	1,858 (-10%)	12mo	$365,000	$196	42
1500 Kimber Rd	0.61mi	3/2.0 (-1)	1,848 (-10%)	10mo	$268,000	$145	40
121 Edgehill Rd	0.68mi	5/3.5 (+1)	1,896 (-8%)	6mo	$325,000	$171	38
202 Bradford Pkwy	0.70mi	3/2.0 (-1)	1,890 (-8%)	11mo	$380,000	$201	38

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: -5.2%
• Equity multiple: 0.81×
• Total profit: $-17,015
• Equity at exit: $46,953

10-year hold

• IRR: 4.5%
• Equity multiple: 1.33×
• Total profit: $28,721
• Equity at exit: $27,227

Cash invested: $88,172 (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 13214

• Home prices YoY: -10.3%
• Active inventory: 32
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $3,142 high
• Mortgage (P&I): −$1,651
• Tax from tax record: −$164 /mo · $1,974/yr
• Insurance: −$131
• HOA: −$0
• Vacancy / Maint / Mgmt: −$660
• Net cashflow: $535

Break-even live

Break-even rent $2,465

Max offer price $314,900

Occupancy floor 78%

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: $78,725
• Closing costs: $9,447
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
215 Locksley Rd Syracuse, NY	4.0	3.5	2352	$4,300	$1.83	14d	1	0.27mi
108 Harrington Rd Syracuse, NY	3.0	2.0	1800	$2,600	$1.44	14d	1	0.47mi
121 Doll Pkwy Unit A Syracuse, NY	4.0	2.0	1400	$2,800	$2.00	14d	1	0.48mi
205 Fellows Ave Unit 1 Syracuse, NY	3.0	1.0	1638	$1,800	$1.10	21d	1	1.13mi
409 Westmoreland Ave Unit 9 Syracuse, NY	3.0	1.0	2480	$2,200	$0.89	44d	1	1.18mi
129 Orvilton Dr Syracuse, NY	3.0	2.5	1693	$2,950	$1.74	44d	1	1.24mi
942 Euclid Ave Syracuse, NY	3.0	1.0	2572	$1,800	$0.70	21d	1	1.26mi
922 Westcott St Syracuse, NY	4.0	2.0	1700	$2,000	$1.18	21d	1	1.37mi
750 Euclid Ave Syracuse, NY	5.0	2.0	2736	$4,100	$1.50	44d	1	1.44mi
15 Wexford Rd Syracuse, NY	4.0	1.0	1416	$2,400	$1.69	14d	1	1.50mi

Listing history 6 events

1. 2026-06-05
   statusdays on market $314,900 Pending 7 DOM
2. 2026-06-02
   days on market $314,900 Active 5 DOM
3. 2026-06-01
   days on market $314,900 Active 4 DOM
4. 2026-05-31
   days on market $314,900 Active 3 DOM
5. 2026-05-30
   days on market $314,900 Active 2 DOM
6. 2026-05-28
   listed $314,900 Active

ⓘ 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: $1,974 · $164/mo
• Projected year-2 tax: $3,648 · $304/mo
• Expected delta: +$1,674/yr (+$139/mo · 84.8%)

ⓘ 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 ≥96°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: $37,710
• − Mortgage interest: −$17,639
• − Property taxes: −$1,974
• − Insurance: −$1,574
• − Repairs & maintenance: −$3,017
• − Management: −$3,017
• − Depreciation: −$9,161
• Taxable income: $1,328
• Est. tax owed @ 24.0%: −$319
• After-tax cash flow: $6,107/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
• City population: 152,627
• Population (ZIP): 8,713

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 (67%)
• Race & ethnicity: White 67% Black 14% Two or more races 9% Hispanic / Latino 7% Asian 5% Native American 1%
• Hispanic origin (detail): Dominican 3%
• Common ancestry: Romanian 6% Lithuanian 3% Italian 2%
• Foreign-born: 8% · Canada, China, Vietnam
• Languages at home: 84% English-only · Spanish 7% Chinese 2% Other Indo-European 2%

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: ▼ -38.16%
• Current HPI: 333.2268
• 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

1 event — show timeline

• 2026-05-28 Listed $314,900 CNYIS

Property tax history

+5.1%/yr

Latest (2025): $1,974 · +0.0% YoY. Source: county tax records.