377 W Onondaga St #306 · Syracuse, NY 13202

$100,000

1 bd · 1.0 ba · 650 sqft · Condo · 139 Days on market

Built 1927 $485/mo HOA

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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 +16.2/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.1/10.0
• DSCR +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

Listing remarks MLS

Exquisitely renovated courtyard unit in The 377 Co-op building! Kitchen remodel including shaker cabinets, under cabinet lighting, granite counters, tile backsplash, gas cooktop and built-in oven. Original hardwood flooring in main living spaces was refinished, as were original solid wood doors. Unit was also painted throughout with modern color scheme, and installation of new crystal light fixtures/overhead fans. Over the top full bathroom with marble shower, tile flooring and vessel sink. The Co-op offers carefree living, HOA fee includes all utilities with the exception of individual electric bill. Please note that some sites will show a tax amount in their payment estimate which is incorrect, portion of taxes is included in monthly HOA fee! Other amenities include gated parking(lot expansion currently underway), storage space, laundry, workout area, and amazing views from the recently completed common rooftop patio. Enjoy the benefits of living adjacent to downtown/Armory Square, and minutes from hospitals and Syracuse University.

Key facts

• Basement gym
• Hardwood floors
• $485 HOA

Tags

• GRANITE KITCHEN COUNTER TOPS
• STAINLESS STEEL APPLIANCES
• ITALIAN MARBLE SHOWER
• HARDWOOD FLOORS
• BASEMENT GYM
• ROOFTOP FURNISHED WITH DECKS

🏢 Co-op / cooperative unit. The $100,000 price buys shares in the cooperative corporation, not the real estate itself — so it isn't comparable to a fee-simple sale price, and the cashflow / cap-rate / 1%-rule cards below (which assume you own the property and can rent it out) don't apply here. Expect board approval and a monthly maintenance fee on top of the price.

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $100k.

Deal economics

• At list price, monthly cash flow is $54 ($643/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.

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: 6 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 616 units permitted in Onondaga County in 2024 (256 in 5+ unit buildings).
• At $1,557/mo this rent would consume 69% of the median local household income ($27k/yr) (locally 821% 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 $3k of equity ($691 loan paydown + $2k appreciation (2.2% 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 (2.2% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 139 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: HOA is 31% of rent; built in 1927 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $88,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 139 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 1927 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.56% ✓
• Cap rate: 6.94%
• Cash-on-cash: 2.30%
• DSCR: 1.10
• GRM: 5.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.22% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.6%
• Equity multiple: 1.42×
• Total profit: $11,716
• Equity at exit: $40,638

10-year hold

• IRR: 10.9%
• Equity multiple: 2.52×
• Total profit: $42,604
• Equity at exit: $59,451

Cash invested: $28,000 (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 13202

• Home prices YoY: 1.2%
• Active inventory: 6
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,557 high
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,500/yr
• Insurance: −$42
• HOA: −$485
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $54

Break-even live

Break-even rent $1,489

Max offer price $100,000

Occupancy floor 92%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
120 Walton St Syracuse, NY	1.0–2.0	1.0–2.0	825	$2,000	$2.42	43d	2	0.50mi
110 Walton St Unit 303 Syracuse, NY	1.0	1.0	725	$1,700	$2.34	43d	1	0.50mi
110 Walton St Unit 203 Syracuse, NY	1.0	1.0	701	$1,600	$2.28	20d	1	0.50mi
201 E Jefferson St Syracuse, NY	2.0	1.0	662	$1,540	$2.32	13d	9	0.51mi
317 S Clinton St Unit 3C/B3 Syracuse, NY	1.0	1.0	700	$1,675	$2.39	13d	1	0.51mi
101 S Salina St Syracuse, NY	2.0	1.0	651	$2,330	$3.58	13d	14	0.65mi
60 Presidential Plz Syracuse, NY	1.0–2.0	1.0–1.5	970	$905	$0.93	43d	1	0.74mi
200 S Geddes St Syracuse, NY	—	10.0	417	$1,055	$2.53	13d	3	0.85mi
712 E Fayette St Syracuse, NY	1.0	1.0	720	$1,698	$2.36	13d	10	0.90mi
900 E Fayette St Syracuse, NY	1.0–2.0	1.0	817	$1,600	$1.96	13d	9	1.06mi
409 Stolp Ave Syracuse, NY	1.0–3.0	1.0	849	$950	$1.12	13d	5	1.08mi
600 James St Syracuse, NY	1.0	1.0	492	$1,450	$2.94	13d	9	1.09mi
517 N Salina St Unit 4 Syracuse, NY	2.0	1.0	700	$1,050	$1.50	13d	1	1.19mi
1105 E Genesee St Unit 2 Syracuse, NY	1.0	1.0	729	$1,300	$1.78	43d	1	1.20mi
1107 E Genesee St Unit 1 Syracuse, NY	1.0	1.0	697	$1,100	$1.58	43d	1	1.20mi
1265 W Genesee St Unit 107 Syracuse, NY	1.0	1.0	700	$975	$1.39	43d	1	1.37mi
508-10 W Brighton Ave Syracuse, NY	2.0	1.0	735	$1,350	$1.84	13d	13	1.44mi

HOA detail condo

• Monthly dues: $485 · $5,820/yr
• Likely covers: gaselectricsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 12 events

1. 2026-04-23
   status Pending
2. 2025-12-05
   listed $100,000 Active
3. 2023-09-15
   soldstatus $101,500 Closed Sale or Rented 1050-char remark

   Show marketing remark (1050 chars)

   Exquisitely renovated courtyard unit in The 377 Co-op building! Kitchen remodel including shaker cabinets, under cabinet lighting, granite counters, tile backsplash, gas cooktop and built-in oven. Original hardwood flooring in main living spaces was refinished, as were original solid wood doors. Unit was also painted throughout with modern color scheme, and installation of new crystal light fixtures/overhead fans. Over the top full bathroom with marble shower, tile flooring and vessel sink. The Co-op offers carefree living, HOA fee includes all utilities with the exception of individual electric bill. Please note that some sites will show a tax amount in their payment estimate which is incorrect, portion of taxes is included in monthly HOA fee! Other amenities include gated parking(lot expansion currently underway), storage space, laundry, workout area, and amazing views from the recently completed common rooftop patio. Enjoy the benefits of living adjacent to downtown/Armory Square, and minutes from hospitals and Syracuse University.

4. 2023-08-02
   status Pending Sale 1050-char remark

   Show marketing remark (1050 chars)

   Exquisitely renovated courtyard unit in The 377 Co-op building! Kitchen remodel including shaker cabinets, under cabinet lighting, granite counters, tile backsplash, gas cooktop and built-in oven. Original hardwood flooring in main living spaces was refinished, as were original solid wood doors. Unit was also painted throughout with modern color scheme, and installation of new crystal light fixtures/overhead fans. Over the top full bathroom with marble shower, tile flooring and vessel sink. The Co-op offers carefree living, HOA fee includes all utilities with the exception of individual electric bill. Please note that some sites will show a tax amount in their payment estimate which is incorrect, portion of taxes is included in monthly HOA fee! Other amenities include gated parking(lot expansion currently underway), storage space, laundry, workout area, and amazing views from the recently completed common rooftop patio. Enjoy the benefits of living adjacent to downtown/Armory Square, and minutes from hospitals and Syracuse University.

5. 2023-07-27
   historical Continue to Show- Under Contract 1050-char remark

   Show marketing remark (1050 chars)

   Exquisitely renovated courtyard unit in The 377 Co-op building! Kitchen remodel including shaker cabinets, under cabinet lighting, granite counters, tile backsplash, gas cooktop and built-in oven. Original hardwood flooring in main living spaces was refinished, as were original solid wood doors. Unit was also painted throughout with modern color scheme, and installation of new crystal light fixtures/overhead fans. Over the top full bathroom with marble shower, tile flooring and vessel sink. The Co-op offers carefree living, HOA fee includes all utilities with the exception of individual electric bill. Please note that some sites will show a tax amount in their payment estimate which is incorrect, portion of taxes is included in monthly HOA fee! Other amenities include gated parking(lot expansion currently underway), storage space, laundry, workout area, and amazing views from the recently completed common rooftop patio. Enjoy the benefits of living adjacent to downtown/Armory Square, and minutes from hospitals and Syracuse University.

6. 2023-06-16
   listed $104,900 Active 1050-char remark

   Show marketing remark (1050 chars)

   Exquisitely renovated courtyard unit in The 377 Co-op building! Kitchen remodel including shaker cabinets, under cabinet lighting, granite counters, tile backsplash, gas cooktop and built-in oven. Original hardwood flooring in main living spaces was refinished, as were original solid wood doors. Unit was also painted throughout with modern color scheme, and installation of new crystal light fixtures/overhead fans. Over the top full bathroom with marble shower, tile flooring and vessel sink. The Co-op offers carefree living, HOA fee includes all utilities with the exception of individual electric bill. Please note that some sites will show a tax amount in their payment estimate which is incorrect, portion of taxes is included in monthly HOA fee! Other amenities include gated parking(lot expansion currently underway), storage space, laundry, workout area, and amazing views from the recently completed common rooftop patio. Enjoy the benefits of living adjacent to downtown/Armory Square, and minutes from hospitals and Syracuse University.

7. 2021-01-22
   soldstatus $42,000 Closed Sale or Rented 821-char remark

   Show marketing remark (821 chars)

   Third-level courtyard apartment offers original detail, opportunity to buy into The 377 Building and improve to own taste. Unit 306 is the larger of the courtyard layouts, only three of these in the building, measuring 650 square feet(additional space found in bedroom and bathroom). Vintage flare is a welcome occurrence in kitchen and bathroom, original wood doors with glass hardware, wood flooring in living spaces. The coop offers low maintenance living, monthly fee includes,  taxes, heat, water, common area charges, gated parking, trash, and more! Easy downtown commute by car or foot, enjoy the Armory Square area for shopping and dining, minutes from hospitals and Syracuse University. Expansive views can be enjoyed from newly added roof top patio! Come see all this great building has to offer!

8. 2020-12-22
   status Pending Sale 821-char remark

   Show marketing remark (821 chars)

   Third-level courtyard apartment offers original detail, opportunity to buy into The 377 Building and improve to own taste. Unit 306 is the larger of the courtyard layouts, only three of these in the building, measuring 650 square feet(additional space found in bedroom and bathroom). Vintage flare is a welcome occurrence in kitchen and bathroom, original wood doors with glass hardware, wood flooring in living spaces. The coop offers low maintenance living, monthly fee includes,  taxes, heat, water, common area charges, gated parking, trash, and more! Easy downtown commute by car or foot, enjoy the Armory Square area for shopping and dining, minutes from hospitals and Syracuse University. Expansive views can be enjoyed from newly added roof top patio! Come see all this great building has to offer!

9. 2020-12-11
   soldstatus $42,000 Closed Sale or Rented 821-char remark

   Show marketing remark (821 chars)

   Third-level courtyard apartment offers original detail, opportunity to buy into The 377 Building and improve to own taste. Unit 306 is the larger of the courtyard layouts, only three of these in the building, measuring 650 square feet(additional space found in bedroom and bathroom). Vintage flare is a welcome occurrence in kitchen and bathroom, original wood doors with glass hardware, wood flooring in living spaces. The coop offers low maintenance living, monthly fee includes,  taxes, heat, water, common area charges, gated parking, trash, and more! Easy downtown commute by car or foot, enjoy the Armory Square area for shopping and dining, minutes from hospitals and Syracuse University. Expansive views can be enjoyed from newly added roof top patio! Come see all this great building has to offer!

10. 2020-12-01
    status Pending Sale 821-char remark

    Show marketing remark (821 chars)

    Third-level courtyard apartment offers original detail, opportunity to buy into The 377 Building and improve to own taste. Unit 306 is the larger of the courtyard layouts, only three of these in the building, measuring 650 square feet(additional space found in bedroom and bathroom). Vintage flare is a welcome occurrence in kitchen and bathroom, original wood doors with glass hardware, wood flooring in living spaces. The coop offers low maintenance living, monthly fee includes,  taxes, heat, water, common area charges, gated parking, trash, and more! Easy downtown commute by car or foot, enjoy the Armory Square area for shopping and dining, minutes from hospitals and Syracuse University. Expansive views can be enjoyed from newly added roof top patio! Come see all this great building has to offer!

11. 2020-11-24
    historical Continue to Show- Under Contract 821-char remark

    Show marketing remark (821 chars)

    Third-level courtyard apartment offers original detail, opportunity to buy into The 377 Building and improve to own taste. Unit 306 is the larger of the courtyard layouts, only three of these in the building, measuring 650 square feet(additional space found in bedroom and bathroom). Vintage flare is a welcome occurrence in kitchen and bathroom, original wood doors with glass hardware, wood flooring in living spaces. The coop offers low maintenance living, monthly fee includes,  taxes, heat, water, common area charges, gated parking, trash, and more! Easy downtown commute by car or foot, enjoy the Armory Square area for shopping and dining, minutes from hospitals and Syracuse University. Expansive views can be enjoyed from newly added roof top patio! Come see all this great building has to offer!

12. 2020-10-13
    listed $46,900 Active 821-char remark

    Show marketing remark (821 chars)

    Third-level courtyard apartment offers original detail, opportunity to buy into The 377 Building and improve to own taste. Unit 306 is the larger of the courtyard layouts, only three of these in the building, measuring 650 square feet(additional space found in bedroom and bathroom). Vintage flare is a welcome occurrence in kitchen and bathroom, original wood doors with glass hardware, wood flooring in living spaces. The coop offers low maintenance living, monthly fee includes,  taxes, heat, water, common area charges, gated parking, trash, and more! Easy downtown commute by car or foot, enjoy the Armory Square area for shopping and dining, minutes from hospitals and Syracuse University. Expansive views can be enjoyed from newly added roof top patio! Come see all this great building has to offer!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 10% 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
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,679
• − Mortgage interest: −$5,602
• − Property taxes: −$1,500
• − Insurance: −$500
• − Repairs & maintenance: −$1,494
• − Management: −$1,494
• − HOA: −$5,820
• − Depreciation: −$2,909
• Taxable loss: −$640
• Est. tax savings @ 24.0%: +$154
• After-tax cash flow: $797/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): 7,098
• Household income: $27,000
• Rent vs Own: 91.0% rent · 9.0% own
• Severe rent burden: 821.0

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: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: Black 41% White 32% Hispanic / Latino 17% Two or more races 11% Asian 6% Native American 2%
• Hispanic origin (detail): Puerto Rican 12% Dominican 3%
• Common ancestry: Romanian 3% Iranian 1% Lithuanian 1%
• Foreign-born: 10% · Canada, South Korea, China
• Languages at home: 78% English-only · Spanish 13% Other Indo-European 2% Other Asian/Pacific 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: ▲ 2.22%
• Current HPI: 189.3977
• Rent YoY: —
• 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

+113.2% since first listed

12 events — show timeline

• 2026-04-23 Pending — CNYIS
• 2025-12-05 Listed $100,000 CNYIS
• 2023-09-15 Sold (MLS) $101,500 CNYIS
• 2023-08-02 Pending — CNYIS
• 2023-07-27 Contingent — CNYIS
• 2023-06-16 Listed $104,900 CNYIS
• 2021-01-22 Sold (MLS) $42,000 CNYIS
• 2020-12-22 Pending — CNYIS
• 2020-12-11 Sold (MLS) $42,000 CNYIS
• 2020-12-01 Pending — CNYIS
• 2020-11-24 Contingent — CNYIS
• 2020-10-13 Listed $46,900 CNYIS