928 Kirkpatrick St N · Syracuse, NY 13208

$145,000

3 bd · 1.0 ba · 1,236 sqft · SingleFamily public records · 5 Days on market

Built 1890 3,615 sqft lot Est $173k · 16% under

---

Why this score? — see what drove the B+ 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 +25.5/30.0
• ARV discount +14.8/15.0
• Appreciation +10.0/10.0
• DSCR +8.5/10.0
• 1% rule +5.9/10.0
• 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

New home for the new year! This charming gem has been well maintained and is waiting for you. One floor living awaits in this 3 bedroom home with a dine in kitchen and formal dining room. Plenty of room for entertaining and family gatherings. Many updates have been done for you including new carpet, furnace as well as some of the roof.

Key facts

• 3,615 sq ft lot
• Garage
• Built 1890

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $341 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).

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; 26 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 73% 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 42% 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 $16k of equity ($1k loan paydown + $14k 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 $41k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 8y 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.
• Current owner paid $52k; list at $145k implies a 177% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $145,000

Questions for the listing agent

1. Built in 1890 — 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: 1.09% ✓
• Cap rate: 9.11%
• Cash-on-cash: 10.07%
• DSCR: 1.45
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $173,040
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
928 Kirkpatrick St N	0.00mi	3/1.0	1,236 (0%)	0mo	$145,000	$117	100
121 Englert Ave	0.45mi	3/1.0	1,300 (+5%)	4mo	$200,000	$154	68
143 Huntley St	0.59mi	2/1.0 (-1)	1,218 (-2%)	2mo	$97,000	$80	63
1108 Wadsworth St	0.66mi	3/1.0	1,168 (-6%)	1mo	$165,000	$141	59
232 Malverne Dr	0.60mi	3/1.5	1,142 (-8%)	1mo	$224,900	$197	57
1212 Spring St	0.38mi	4/1.5 (+1)	1,115 (-10%)	4mo	$71,000	$64	56
231 Grumbach Ave	0.73mi	3/1.0	1,152 (-7%)	0mo	$75,000	$65	54
158 Darlington Rd	0.72mi	3/1.0	1,329 (+8%)	2mo	$186,000	$140	52
164 Berkshire Ave	0.53mi	3/1.0	1,073 (-13%)	2mo	$116,900	$109	52
211 Merrill St	0.65mi	2/1.0 (-1)	1,125 (-9%)	3mo	$180,000	$160	47
307 Malverne Dr	0.59mi	2/1.0 (-1)	1,056 (-15%)	4mo	$170,000	$161	40
1615 Spring St	0.69mi	4/1.0 (+1)	1,392 (+13%)	4mo	$66,000	$47	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: 31.6%
• Equity multiple: 3.48×
• Total profit: $100,627
• Equity at exit: $130,627

10-year hold

• IRR: 27.3%
• Equity multiple: 7.88×
• Total profit: $279,203
• Equity at exit: $281,703

Cash invested: $40,600 (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: 7.7×

Monthly cashflow live

• Estimated rent: $1,578 high
• Mortgage (P&I): −$760
• Tax from tax record: −$85 /mo · $1,021/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $341

Break-even live

Break-even rent $1,147

Max offer price $145,000

Occupancy floor 73%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
286 Ross Park Syracuse, NY	3.0	1.0	1100	$1,500	$1.36	44d	1	0.34mi
912 Park St Unit 1 Syracuse, NY	3.0	1.0	1040	$1,200	$1.15	43d	1	0.59mi
1132 Wolf St Unit 4 Syracuse, NY	3.0	1.0	1041	$1,350	$1.30	43d	1	0.65mi
1140 Wolf St Apt 3 Syracuse, NY	2.0	1.0	800	$1,200	$1.50	43d	1	0.66mi
126 Woodruff Ave Syracuse, NY	3.0	1.0	1200	$1,675	$1.40	43d	1	0.69mi
1507 N Salina St Unit 3 Syracuse, NY	3.0	2.0	1030	$1,350	$1.31	43d	1	0.71mi
610 E Division St Unit F2 Syracuse, NY	2.0	1.0	900	$1,150	$1.28	43d	1	0.75mi
807-13 N Salina St Unit 809A Syracuse, NY	2.0	1.0	1020	$1,325	$1.30	43d	1	0.80mi
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
205 Beecher St Unit 3 Syracuse, NY	2.0	1.0	815	$1,100	$1.35	43d	1	0.96mi
721 N Clinton St Unit 105 Syracuse, NY	2.0	2.0	1000	$1,475	$1.48	43d	1	0.98mi
721 N Clinton St Unit 213 Syracuse, NY	2.0	2.0	1000	$1,550	$1.55	43d	1	0.98mi
210 W Division St Unit 24 Syracuse, NY	2.0	2.0	1200	$1,850	$1.54	21d	1	1.00mi
210 W Division St Unit 87 Syracuse, NY	2.0	2.0	1200	$1,750	$1.46	43d	1	1.02mi
423 Wendell Ter Syracuse, NY	4.0	1.0	1312	$2,500	$1.91	13d	1	1.02mi
517 N Salina St Unit 4 Syracuse, NY	2.0	1.0	700	$1,050	$1.50	13d	1	1.04mi
373 Spencer St Unit 303 Syracuse, NY	2.0	1.5	1085	$1,850	$1.71	43d	1	1.22mi
416 Pearl St Unit 2 Syracuse, NY	3.0	1.0	900	$2,400	$2.67	13d	1	1.27mi
212 Dorchester Ave Syracuse, NY	1.0–2.0	1.0	640	$1,420	$2.22	13d	15	1.30mi
106 Harrington St Syracuse, NY	3.0	1.0	1168	$1,875	$1.61	43d	1	1.38mi
100 Buckley Rd Liverpool, NY	1.0–2.0	1.0–2.0	985	$3,850	$3.91	13d	1	1.38mi
205A Hawley Ave Unit 213C Syracuse, NY	3.0	2.5	1350	$1,650	$1.22	43d	1	1.39mi
205A Hawley Ave Unit 211C Syracuse, NY	3.0	2.5	1350	$1,675	$1.24	43d	1	1.39mi
1618 James St #3 Syracuse, NY	2.0	1.0	1150	$2,200	$1.91	13d	1	1.42mi
200 Catherine St Apt 5 Syracuse, NY	2.0	1.0	850	$1,550	$1.82	43d	1	1.48mi

Listing history 9 events

1. 2026-04-28
   status Pending
2. 2026-04-23
   listed $145,000 Active
3. 2019-03-04
   soldstatus $52,400
4. 2019-03-01
   soldstatus $52,400 Closed Sale or Rented 338-char remark

   Show marketing remark (338 chars)

   New home for the new year! This charming gem has been well maintained and is waiting for you. One floor living awaits in this 3 bedroom home with a dine in kitchen and formal dining room. Plenty of room for entertaining and family gatherings. Many updates have been done for you including new carpet, furnace as well as some of the roof.

5. 2018-12-04
   status Pending Sale 338-char remark

   Show marketing remark (338 chars)

   New home for the new year! This charming gem has been well maintained and is waiting for you. One floor living awaits in this 3 bedroom home with a dine in kitchen and formal dining room. Plenty of room for entertaining and family gatherings. Many updates have been done for you including new carpet, furnace as well as some of the roof.

6. 2018-11-28
   historical Continue to Show- Under Contract 338-char remark

   Show marketing remark (338 chars)

   New home for the new year! This charming gem has been well maintained and is waiting for you. One floor living awaits in this 3 bedroom home with a dine in kitchen and formal dining room. Plenty of room for entertaining and family gatherings. Many updates have been done for you including new carpet, furnace as well as some of the roof.

7. 2018-11-26
   status Active 338-char remark

   Show marketing remark (338 chars)

   New home for the new year! This charming gem has been well maintained and is waiting for you. One floor living awaits in this 3 bedroom home with a dine in kitchen and formal dining room. Plenty of room for entertaining and family gatherings. Many updates have been done for you including new carpet, furnace as well as some of the roof.

8. 2018-11-21
   historical Continue to Show- Under Contract 338-char remark

   Show marketing remark (338 chars)

   New home for the new year! This charming gem has been well maintained and is waiting for you. One floor living awaits in this 3 bedroom home with a dine in kitchen and formal dining room. Plenty of room for entertaining and family gatherings. Many updates have been done for you including new carpet, furnace as well as some of the roof.

9. 2018-11-15
   listed $54,900 Active 338-char remark

   Show marketing remark (338 chars)

   New home for the new year! This charming gem has been well maintained and is waiting for you. One floor living awaits in this 3 bedroom home with a dine in kitchen and formal dining room. Plenty of room for entertaining and family gatherings. Many updates have been done for you including new carpet, furnace as well as some of the roof.

ⓘ 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: $1,021 · $85/mo
• Projected year-2 tax: $1,736 · $145/mo
• Expected delta: +$715/yr (+$60/mo · 70.0%)

ⓘ 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 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: $18,934
• − Mortgage interest: −$8,122
• − Property taxes: −$1,021
• − Insurance: −$725
• − Repairs & maintenance: −$1,515
• − Management: −$1,515
• − Depreciation: −$4,218
• Taxable income: $1,818
• Est. tax owed @ 24.0%: −$436
• After-tax cash flow: $3,651/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

+164.1% since first listed

9 events — show timeline

• 2026-04-28 Pending — CNYIS
• 2026-04-23 Listed $145,000 CNYIS
• 2019-03-04 Sold (Public Records) $52,400 Public Records
• 2019-03-01 Sold (MLS) $52,400 CNYIS
• 2018-12-04 Pending — CNYIS
• 2018-11-28 Contingent — CNYIS
• 2018-11-26 Relisted — CNYIS
• 2018-11-21 Contingent — CNYIS
• 2018-11-15 Listed $54,900 CNYIS

Property tax history

+3.0%/yr

Latest (2025): $1,021 · +0.0% YoY. Source: county tax records.