849 Maryland Ave · Syracuse, NY 13210

$314,900

4 bd · 1.5 ba · 2,398 sqft · SingleFamily public records · 4 Days on market

Built 1900 9,000 sqft lot $131/sqft · 6% above area Est $298k · 6% 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 +15.3/30.0
• Rent growth +5.0/5.0
• ARV discount +4.9/15.0
• DSCR +4.7/10.0
• Livability +3.9/5.0
• 1% rule +3.3/10.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Beautiful five bedroom Colonial nestled in the Heart of the University boasts One-of-a-Kind exceptional charm, 2 1/2 baths, Cathedral ceilings, spacious livingroom and familyroom, hearthwarming woodstove 2010, abundant natural light, large formal diningroom, open kitchen and pantry with gas stove/oven and refrigerator (dishwasher is non-functional), morningroom/ den / study, hardwood floors throughout, second floor laundry, inviting front deck, asphalt architectural roof 2020, boiler 15 +/- years young, front sidewalk 4 +/- years young, partially finished basement includes theater room and game area. Just a short walk to the Syracuse University campus and easy commute to our wonderful hospi

Key facts

• 9,000 sq ft lot
• Built 1900
• Listed 4 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Electricity connected (circuit breakers); Public water connected; Sewer connected; Cable available
• Home design: 3 stories; Existing construction
• Construction: Wood siding with cedar and frame construction; Copper plumbing; Stone foundation; Architectural shingle roof
• Exterior features: Deck; Blacktop driveway; Near public transit; Rectangular residential lot; City street frontage

Interior

• Kitchen: Gas range; Gas oven; Free-standing range; Oven; Dishwasher (disposal listed separately); Refrigerator; Disposal; Pantry
• Bedrooms: Includes multiple bedrooms (total rooms listed separately)
• Flooring: Hardwood floors; Tile floors; Varied flooring types
• Bathrooms: 2 full bathrooms; 1 half bathroom; 1 main-level bathroom
• Heating & cooling: Gas heating; Hot water heating
• Interior features: Ceiling fans; Cathedral ceilings; Den; Formal dining room; Entrance foyer; Formal living room; Pantry; Natural woodwork; Leaded glass windows
• Laundry & utility: Washer; Dryer; Upper-level laundry

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 $116 ($1k/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 $261k (17.2% below list).
• Recommended offer: $261k (17.2% 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: Rents rising fast (+11.2%/yr); 58 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); 40% 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).
• At $2,608/mo this rent would consume 75% of the median local household income ($42k/yr) (locally 2307% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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 4 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $119k; list at $315k implies a 165% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $260,801 (17.2% below list)

Questions for the listing agent

1. Built in 1900 — 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: 0.83% ✗
• Cap rate: 6.73%
• Cash-on-cash: 1.57%
• DSCR: 1.07
• GRM: 10.1

CMA / ARV

• ARV (median comp): $297,701
• List price: $314,900
• Delta: 5.78%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
109 Avondale Pl	0.29mi	4/1.5	2,154 (-10%)	4mo	$282,500	$131	66
330 Berkeley Dr	0.45mi	3/2.5 (-1)	2,457 (+2%)	3mo	$450,000	$183	64
750 Euclid Ave	0.10mi	5/1.5 (+1)	2,736 (+14%)	9mo	$310,000	$113	60
538 Cumberland Ave	0.35mi	4/2.0	2,079 (-13%)	1mo	$195,000	$94	59
217 Scott Ave	0.67mi	3/2.5 (-1)	2,392 (-0%)	2mo	$385,000	$161	58
603 Allen St	0.45mi	4/2.5	2,184 (-9%)	4mo	$345,000	$158	57
306 Berkeley Dr	0.44mi	3/3.0 (-1)	2,478 (+3%)	9mo	$545,000	$220	55
248 Scottholm Ter	0.51mi	4/2.0	2,172 (-9%)	5mo	$323,000	$149	54
507 Scott Ave	0.69mi	5/2.5 (+1)	2,486 (+4%)	6mo	$310,000	$125	48
303 Crawford Ave	0.60mi	4/2.5	2,110 (-12%)	8mo	$216,300	$103	41
522 Allen St	0.53mi	5/2.5 (+1)	2,070 (-14%)	5mo	$230,000	$111	39
124 Cumberland Ave	0.69mi	4/1.5	2,041 (-15%)	5mo	$158,000	$77	39

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -8.9%
• Equity multiple: 0.66×
• Total profit: $-29,985
• Equity at exit: $46,953

10-year hold

• IRR: 5.8%
• Equity multiple: 1.52×
• Total profit: $45,682
• 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 13210

• Home prices YoY: -9.0%
• Rents YoY: 11.2%
• Active inventory: 58
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,608 high
• Mortgage (P&I): −$1,651
• Tax from tax record: −$162 /mo · $1,946/yr
• Insurance: −$131
• HOA: −$0
• Vacancy / Maint / Mgmt: −$548
• Net cashflow: $116

Break-even live

Break-even rent $2,462

Max offer price $314,900

Occupancy floor 91%

Sensitivity live

Price	-10% $294	-5% $205	+0% $116	+5% $26	+10% $-63
Rent	-10% $-90	-5% $13	+0% $116	+5% $219	+10% $322
Rate	-1.0pp $274	-0.5pp $196	base $116	+0.5pp $34	+1.0pp $-49

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
922 Westcott St Syracuse, NY	4.0	2.0	1700	$2,000	$1.18	22d	1	0.05mi
750 Euclid Ave Syracuse, NY	5.0	2.0	2736	$4,100	$1.50	45d	1	0.11mi
942 Euclid Ave Syracuse, NY	3.0	1.0	2572	$1,800	$0.70	22d	1	0.17mi
501 Clarendon St Syracuse, NY	3.0	1.0	2516	$1,800	$0.72	22d	1	0.29mi
205 Fellows Ave Unit 1 Syracuse, NY	3.0	1.0	1638	$1,800	$1.10	22d	1	0.51mi
1108 Madison St Unit 2 Syracuse, NY	3.0	1.5	1580	$2,080	$1.32	45d	1	0.84mi
1205 Madison St Fl -1 Syracuse, NY	4.0	3.0	2988	$2,640	$0.88	45d	1	0.85mi
409 Westmoreland Ave Unit 9 Syracuse, NY	3.0	1.0	2480	$2,200	$0.89	45d	1	0.87mi
108 Harrington Rd Syracuse, NY	3.0	2.0	1800	$2,600	$1.44	14d	1	0.98mi
215 Locksley Rd Syracuse, NY	4.0	3.5	2352	$4,300	$1.83	14d	1	1.22mi

Listing history 3 events

1. 2026-05-09
   status Pending 1031-char remark
2. 2026-05-03
   listed $314,900 Active 1031-char remark
3. 2002-01-22
   soldstatus $119,000

ⓘ 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: $1,946 · $162/mo
• Projected year-2 tax: $3,634 · $303/mo
• Expected delta: +$1,688/yr (+$141/mo · 86.7%)

ⓘ 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 ≥94°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: $31,296
• − Mortgage interest: −$17,639
• − Property taxes: −$1,946
• − Insurance: −$1,574
• − Repairs & maintenance: −$2,504
• − Management: −$2,504
• − Depreciation: −$9,161
• Taxable loss: −$4,032
• Est. tax savings @ 24.0%: +$968
• After-tax cash flow: $2,355/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): 19,803
• Household income: $41,738
• Rent vs Own: 70.6% rent · 29.4% own
• Severe rent burden: 2307.0

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 0.61)
• Race & ethnicity: White 58% Black 18% Asian 9% Hispanic / Latino 9% Two or more races 8%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Romanian 3% Lithuanian 3% Italian 2%
• Foreign-born: 18% · China, Canada, South Korea
• Languages at home: 78% English-only · Chinese 5% Spanish 4% 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: ▼ -37.59%
• Current HPI: 378.0277
• Rent YoY: ▲ 11.18%
• 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

+164.6% since first listed

3 events — show timeline

• 2026-05-09 Pending — CNYIS
• 2026-05-03 Listed $314,900 CNYIS
• 2002-01-22 Sold (Public Records) $119,000 Public Records

Property tax history

+0.8%/yr

Latest (2025): $1,946 · -2.0% YoY. Source: county tax records.