322 Hatch St · Syracuse, NY 13205

$99,000

4 bd · 1.0 ba · 1,656 sqft · SingleFamily public records · 142 Days on market

Built 1900 2,702 sqft lot Est $109k · 9% 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 +11.7/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks MLS

Fantastic Home for Investors, and/or First Time Home buyers. This home features hardwood floors, 5 bedrooms plus, 2 full baths one in the first floor, one on the second floor. new kitchen countertop and double sink. circuit brakers, back yard deck and partially fenced yard with much more potential, a must see.

Key facts

• 2,702 sq ft lot
• Built 1900
• Listed 142 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $918 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Recommended offer: $87k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.4% vs local median 8.2% in 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 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: 67 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; 616 units permitted in Onondaga County in 2024 (256 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($684 loan paydown + $10k 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 $28k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 142 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 9y ago; this cycle's ask has dropped $11k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $85k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $87,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 142 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.98% ✓
• Cap rate: 17.42%
• Cash-on-cash: 39.74%
• DSCR: 2.77
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $109,296
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2331 Midland Ave	0.34mi	4/1.5	1,664 (+0%)	3mo	$90,000	$54	78
875 W Lafayette Ave	0.28mi	4/1.0	1,568 (-5%)	4mo	$160,000	$102	75
504 W Newell St	0.23mi	3/1.0 (-1)	1,545 (-7%)	0mo	$110,000	$71	73
185 Clyde Ave	0.44mi	5/2.0 (+1)	1,608 (-3%)	6mo	$127,500	$79	61
303 Marguerite Ave	0.28mi	3/1.0 (-1)	1,486 (-10%)	4mo	$45,000	$30	61
129 W Pleasant Ave	0.49mi	4/1.5	1,532 (-8%)	4mo	$160,000	$104	59
1110 Midland Ave	0.54mi	4/1.5	1,751 (+6%)	6mo	$70,000	$40	58
269 Mclennan Ave	0.50mi	4/2.5	1,740 (+5%)	4mo	$141,000	$81	58
2725 Midland Ave	0.54mi	4/1.5	1,794 (+8%)	2mo	$119,000	$66	58
183 W Ostrander Ave	0.59mi	4/1.0	1,519 (-8%)	4mo	$63,000	$41	55
126 Wood Ave	0.45mi	5/1.5 (+1)	1,468 (-11%)	2mo	$62,000	$42	52
3315 S Salina St	0.66mi	3/1.0 (-1)	1,886 (+14%)	3mo	$45,500	$24	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: 55.0%
• Equity multiple: 5.05×
• Total profit: $112,378
• Equity at exit: $89,187

10-year hold

• IRR: 48.5%
• Equity multiple: 11.28×
• Total profit: $284,949
• Equity at exit: $192,335

Cash invested: $27,720 (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 13205

• Home prices YoY: 3.0%
• Active inventory: 67
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,958 high
• Mortgage (P&I): −$519
• Tax from tax record: −$68 /mo · $820/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$411
• Net cashflow: $918

Break-even live

Break-even rent $796

Max offer price $99,000

Occupancy floor 48%

Sensitivity live

Price	-10% $974	-5% $946	+0% $918	+5% $890	+10% $862
Rent	-10% $763	-5% $841	+0% $918	+5% $995	+10% $1,073
Rate	-1.0pp $968	-0.5pp $943	base $918	+0.5pp $892	+1.0pp $866

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2331 Midland Ave Syracuse, NY	4.0	1.5	1664	$2,300	$1.38	22d	1	0.34mi
1330 Midland Ave Syracuse, NY	4.0	1.0	1870	$2,000	$1.07	22d	1	0.39mi
269 W Borden Ave Syracuse, NY	4.0	1.5	1800	$650	$0.36	22d	1	0.46mi
213 Fletcher Ave Unit 2 Syracuse, NY	3.0	1.0	1200	$1,700	$1.42	14d	1	0.74mi
147 E Matson Ave Syracuse, NY	3.0	2.5	1421	$2,000	$1.41	22d	1	0.80mi
102 Newbury Hollow Ln Syracuse, NY	3.0	2.0	2000	$2,300	$1.15	44d	1	1.05mi
409 Stolp Ave Syracuse, NY	1.0–3.0	1.0	849	$1,575	$1.86	14d	5	1.14mi
260 Robert Dr Syracuse, NY	3.0	1.5	1200	$2,097	$1.75	44d	1	1.15mi
259 Robert Dr Syracuse, NY	3.0	1.5	1350	$699	$0.52	44d	1	1.17mi
154 Seeley Ave Syracuse, NY	4.0	1.0	1312	$2,100	$1.60	14d	1	1.29mi
122 Putnam St Syracuse, NY	3.0	1.0	1064	$2,050	$1.93	22d	1	1.31mi
326 Holland St Unit 1 Syracuse, NY	3.0	1.0	2100	$1,825	$0.87	44d	1	1.32mi
1110 Bellevue Ave Syracuse, NY	3.0	1.0	1449	$1,500	$1.04	44d	1	1.37mi
318 Kellogg St Unit 2 Syracuse, NY	3.0	1.0	1523	$1,675	$1.10	44d	1	1.37mi
318 Kellogg St Unit 1 Syracuse, NY	3.0	1.0	1523	$1,650	$1.08	44d	1	1.37mi
315 Grant Ave #17 Syracuse, NY	3.0	2.0	1477	$1,275	$0.86	14d	1	1.42mi

Listing history 24 events

1. 2026-05-12
   soldstatus $85,000 Closed
2. 2026-03-25
   status Pending
3. 2026-02-27
   price $99,000
4. 2025-11-03
   listed $110,000 Active
5. 2023-10-14
   historical
6. 2023-05-02
   price $110,000
7. 2023-04-14
   listed $120,000 Active
8. 2021-02-25
   soldstatus $57,000
9. 2021-02-10
   soldstatus $57,000 Closed Sale or Rented 311-char remark

   Show marketing remark (311 chars)

   Fantastic Home for Investors, and/or First Time Home buyers. This home features hardwood floors, 5 bedrooms plus, 2 full baths one in the first floor, one on the second floor. new kitchen countertop and double sink. circuit brakers, back yard deck and partially fenced yard with much more potential, a must see.

10. 2020-09-18
    historical Continue to Show- Under Contract 311-char remark

    Show marketing remark (311 chars)

    Fantastic Home for Investors, and/or First Time Home buyers. This home features hardwood floors, 5 bedrooms plus, 2 full baths one in the first floor, one on the second floor. new kitchen countertop and double sink. circuit brakers, back yard deck and partially fenced yard with much more potential, a must see.

11. 2020-09-04
    listed $59,900 Active 311-char remark

    Show marketing remark (311 chars)

    Fantastic Home for Investors, and/or First Time Home buyers. This home features hardwood floors, 5 bedrooms plus, 2 full baths one in the first floor, one on the second floor. new kitchen countertop and double sink. circuit brakers, back yard deck and partially fenced yard with much more potential, a must see.

12. 2019-09-30
    soldstatus $38,000
13. 2019-09-27
    soldstatus $39,000 Closed Sale or Rented
14. 2019-08-31
    status Pending Sale
15. 2019-05-21
    status Under Contract- Do Not Show
16. 2019-02-04
    listed $39,000 Active
17. 2019-01-31
    historical
18. 2018-07-03
    listed $39,000 Active
19. 2018-06-30
    historical
20. 2018-01-15
    listed $40,000 Active
21. 2017-04-20
    historical
22. 2017-02-18
    listed $32,500 Active
23. 2007-08-17
    soldstatus $13,500
24. 2003-08-04
    soldstatus $50,789

ⓘ 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: $820 · $68/mo
• Projected year-2 tax: $1,247 · $104/mo
• Expected delta: +$426/yr (+$36/mo · 52.0%)

ⓘ 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: $23,495
• − Mortgage interest: −$5,546
• − Property taxes: −$820
• − Insurance: −$495
• − Repairs & maintenance: −$1,880
• − Management: −$1,880
• − Depreciation: −$2,880
• Taxable income: $9,995
• Est. tax owed @ 24.0%: −$2,399
• After-tax cash flow: $8,617/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): 18,562

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 0.67)
• Race & ethnicity: Black 44% White 37% Two or more races 10% Hispanic / Latino 6% Asian 3%
• Hispanic origin (detail): Puerto Rican 4%
• Common ancestry: Romanian 2% Italian 2% Swiss 1%
• Foreign-born: 9% · Canada, China, Vietnam
• Languages at home: 87% English-only · Spanish 5% Arabic 1% Other Indo-European 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: ▲ 10.12%
• Current HPI: 345.8854
• 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

+67.4% since first listed

24 events — show timeline

• 2026-05-12 Sold (MLS) $85,000 CNYIS
• 2026-03-25 Pending — CNYIS
• 2026-02-27 Price Changed $99,000 CNYIS
• 2025-11-03 Listed $110,000 CNYIS
• 2023-10-14 Listing Removed — CNYIS
• 2023-05-02 Price Changed $110,000 CNYIS
• 2023-04-14 Listed $120,000 CNYIS
• 2021-02-25 Sold (Public Records) $57,000 Public Records
• 2021-02-10 Sold (MLS) $57,000 CNYIS
• 2020-09-18 Contingent — CNYIS
• 2020-09-04 Listed $59,900 CNYIS
• 2019-09-30 Sold (Public Records) $38,000 Public Records
• 2019-09-27 Sold (MLS) $39,000 CNYIS
• 2019-08-31 Pending — CNYIS
• 2019-05-21 Pending — CNYIS
• 2019-02-04 Listed $39,000 CNYIS
• 2019-01-31 Listing Removed — CNYIS
• 2018-07-03 Listed $39,000 CNYIS
• 2018-06-30 Listing Removed — CNYIS
• 2018-01-15 Listed $40,000 CNYIS
• 2017-04-20 Listing Removed — CNYIS
• 2017-02-18 Listed $32,500 CNYIS
• 2007-08-17 Sold (Public Records) $13,500 Public Records
• 2003-08-04 Sold (Public Records) $50,789 Public Records

Property tax history

-0.1%/yr

Latest (2025): $820 · +0.0% YoY. Source: county tax records.