124 Mayar St · Syracuse, NY 13208

$169,900

3 bd · 1.5 ba · 1,134 sqft · SingleFamily public records · 6 Days on market

Built 1920 4,080 sqft lot Est $163k · at est.

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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 +22.9/30.0
• Appreciation +10.0/10.0
• DSCR +7.3/10.0
• ARV discount +5.7/15.0
• 1% rule +4.8/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks

Welcome to 124 Mayar Street, a thoughtfully updated Syracuse home offering comfort, functionality, and a spacious outdoor setting. This move in ready property features refreshed interiors with an updated kitchen and flooring, bright natural light, and a clean, neutral aesthetic throughout. The main level provides inviting living space with a flexible layout ideal for everyday living, entertaining, or work-from-home needs, while the second floor offers generously sized bedrooms and a full bathroom. Enjoy a large backyard with a deck, perfect for enjoying warmer days. Conveniently located near Downtown Syracuse, Syracuse University, Destiny USA, parks, restaurants, and major highways includin

Key facts

• Large backyard
• Near destiny usa
• Deck

Tags

• UPDATED KITCHEN
• LARGE BACKYARD
• DECK
• NEAR SYRACUSE UNIVERSITY
• NEAR DESTINY USA
• NEAR PARKS

Property features AI

Exterior

• Parking: No garage; No driveway
• Utilities: Public water (connected); Sewer connected
• Home design: Single-story property; Existing property condition
• Construction: Wood siding; Asphalt shingle roof; Block and poured foundation
• Exterior features: Near public transit; Rectangular, wooded residential lot; City street frontage

Interior

• Kitchen: Gas oven; Gas range; Refrigerator
• Bedrooms: Total of 7 rooms (includes living spaces)
• Flooring: Carpet; Luxury vinyl; Varied flooring
• Bathrooms: 2 full bathrooms; 1 main-level bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Separate/formal dining room; Separate/formal living room; Full basement
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $298 ($4k/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 $167k (1.7% below list).
• Recommended offer: $167k (1.7% 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: 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: 99 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 63% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 616 units permitted in Onondaga County in 2024 (256 in 5+ unit buildings).
• This rent runs 45% of the median local income ($45k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $18k of equity ($1k loan paydown + $17k 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 $48k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $90k; list at $170k implies a 89% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $166,968 (1.7% 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. 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: 0.98% ✗
• Cap rate: 8.40%
• Cash-on-cash: 7.51%
• DSCR: 1.33
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $163,296
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
164 Berkshire Ave	0.23mi	3/1.0	1,073 (-5%)	2mo	$116,900	$109	77
231 Grumbach Ave	0.54mi	3/1.0	1,152 (+2%)	0mo	$75,000	$65	70
232 Malverne Dr	0.65mi	3/1.5	1,142 (+1%)	1mo	$224,900	$197	68
497 Pleasantview Ave	0.49mi	3/1.5	1,056 (-7%)	1mo	$189,900	$180	65
308 Kenwick Dr	0.31mi	3/1.0	1,248 (+10%)	3mo	$180,000	$144	64
143 Huntley St	0.35mi	2/1.0 (-1)	1,218 (+7%)	2mo	$97,000	$80	62
1108 Wadsworth St	0.71mi	3/1.0	1,168 (+3%)	1mo	$165,000	$141	59
928 Kirkpatrick St N	0.66mi	3/1.0	1,236 (+9%)	0mo	$145,000	$117	52
2363 Grant Blvd	0.59mi	2/1.0 (-1)	1,215 (+7%)	5mo	$153,700	$127	50
310 Helen St	0.49mi	2/1.5 (-1)	1,274 (+12%)	4mo	$191,000	$150	48
307 Malverne Dr	0.69mi	2/1.0 (-1)	1,056 (-7%)	4mo	$170,000	$161	46
121 Englert Ave	0.68mi	3/1.0	1,300 (+15%)	4mo	$200,000	$154	39

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: 29.7%
• Equity multiple: 3.34×
• Total profit: $111,425
• Equity at exit: $153,059

10-year hold

• IRR: 25.8%
• Equity multiple: 7.58×
• Total profit: $313,081
• Equity at exit: $330,078

Cash invested: $47,572 (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 13208

• Home prices YoY: 8.4%
• Active inventory: 99
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,670 high
• Mortgage (P&I): −$891
• Tax from tax record: −$60 /mo · $715/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $298

Break-even live

Break-even rent $1,293

Max offer price $169,900

Occupancy floor 77%

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
126 Woodruff Ave Syracuse, NY	3.0	1.0	1200	$1,675	$1.40	43d	1	0.26mi
423 Wendell Ter Syracuse, NY	4.0	1.0	1312	$2,500	$1.91	13d	1	0.39mi
286 Ross Park Syracuse, NY	3.0	1.0	1100	$1,500	$1.36	44d	1	0.59mi
212 Dorchester Ave Syracuse, NY	1.0–2.0	1.0	640	$1,420	$2.22	13d	15	0.66mi
912 Park St Unit 1 Syracuse, NY	3.0	1.0	1040	$1,200	$1.15	43d	1	0.80mi
205 Beecher St Unit 3 Syracuse, NY	2.0	1.0	815	$1,100	$1.35	43d	1	0.87mi
746 E Laurel St Unit 2F Syracuse, NY	2.0	1.0	800	$1,100	$1.38	43d	1	0.89mi
746 E Laurel St Unit 1 Syracuse, NY	4.0	2.0	1400	$1,500	$1.07	43d	1	0.89mi
1618 James St #3 Syracuse, NY	2.0	1.0	1150	$2,200	$1.91	13d	1	0.89mi
1801 James St #2 Syracuse, NY	3.0	1.0	1244	$1,800	$1.45	13d	1	0.91mi
610 E Division St Unit F2 Syracuse, NY	2.0	1.0	900	$1,150	$1.28	43d	1	0.98mi
117 Edtim Rd Syracuse, NY	1.0–2.0	1.0	545	$1,295	$2.37	13d	1	1.12mi
1140 Wolf St Apt 3 Syracuse, NY	2.0	1.0	800	$1,200	$1.50	43d	1	1.12mi
1132 Wolf St Unit 4 Syracuse, NY	3.0	1.0	1041	$1,350	$1.30	43d	1	1.13mi
807-13 N Salina St Unit 809A Syracuse, NY	2.0	1.0	1020	$1,325	$1.30	43d	1	1.17mi
204 Mariposa St Unit pvt house Syracuse, NY	3.0	1.0	1128	$2,137	$1.89	13d	1	1.18mi
225 Marlborough Rd Syracuse, NY	2.0	1.0	1040	$1,800	$1.73	13d	1	1.26mi
517 N Salina St Unit 4 Syracuse, NY	2.0	1.0	700	$1,050	$1.50	13d	1	1.29mi
1507 N Salina St Unit 3 Syracuse, NY	3.0	2.0	1030	$1,350	$1.31	43d	1	1.33mi
297 Norwood Ave Syracuse, NY	3.0	1.0	1188	$2,050	$1.73	20d	1	1.36mi
205A Hawley Ave Unit 213C Syracuse, NY	3.0	2.5	1350	$1,650	$1.22	43d	1	1.38mi
205A Hawley Ave Unit 211C Syracuse, NY	3.0	2.5	1350	$1,675	$1.24	43d	1	1.38mi
721 N Clinton St Unit 105 Syracuse, NY	2.0	2.0	1000	$1,475	$1.48	43d	1	1.39mi
721 N Clinton St Unit 213 Syracuse, NY	2.0	2.0	1000	$1,550	$1.55	43d	1	1.39mi
210 W Division St Unit 24 Syracuse, NY	2.0	2.0	1200	$1,850	$1.54	20d	1	1.40mi
210 W Division St Unit 87 Syracuse, NY	2.0	2.0	1200	$1,750	$1.46	43d	1	1.41mi
525 Burnet Ave Unit First Floor Syracuse, NY	3.0	1.0	900	$1,650	$1.83	43d	1	1.42mi
200 Catherine St Apt 5 Syracuse, NY	2.0	1.0	850	$1,550	$1.82	43d	1	1.45mi
416 Pearl St Unit 2 Syracuse, NY	3.0	1.0	900	$2,400	$2.67	13d	1	1.45mi
106 Harrington St Syracuse, NY	3.0	1.0	1168	$1,875	$1.61	43d	1	1.47mi

Listing history 4 events

1. 2026-05-14
   status Pending
2. 2026-05-13
   historical Active Under Contract
3. 2026-05-08
   listed $169,900 Active
4. 2026-02-20
   soldstatus $90,000

ⓘ 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: $715 · $60/mo
• Projected year-2 tax: $1,793 · $149/mo
• Expected delta: +$1,078/yr (+$90/mo · 150.9%)

ⓘ 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: $20,036
• − Mortgage interest: −$9,517
• − Property taxes: −$715
• − Insurance: −$850
• − Repairs & maintenance: −$1,603
• − Management: −$1,603
• − Depreciation: −$4,943
• Taxable income: $807
• Est. tax owed @ 24.0%: −$194
• After-tax cash flow: $3,379/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): 22,993
• Household income: $44,712
• Rent vs Own: 50.8% rent · 49.2% own
• Severe rent burden: 1437.0

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: White 46% Black 24% Asian 14% Two or more races 10% Hispanic / Latino 6%
• Hispanic origin (detail): Puerto Rican 4% Dominican 1%
• Common ancestry: Romanian 3% Swedish 3% Italian 1%
• Foreign-born: 22% · Vietnam, Philippines, Canada
• Languages at home: 70% English-only · Spanish 6% Other Asian/Pacific 5% Vietnamese 4%

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: ▲ 30.91%
• Current HPI: 399.3284
• 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

+88.8% since first listed

4 events — show timeline

• 2026-05-14 Pending — CNYIS
• 2026-05-13 Contingent — CNYIS
• 2026-05-08 Listed $169,900 CNYIS
• 2026-02-20 Sold (Public Records) $90,000 Public Records

Property tax history

-2.5%/yr

Latest (2025): $715 · +0.0% YoY. Source: county tax records.