117 Hood Ave · Syracuse, NY 13208

$159,900

2 bd · 1.0 ba · 742 sqft · SingleFamily public records · 10 Days on market

Built 1890 2,880 sqft lot

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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 +10.0/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• DSCR +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• Schools +1.8/10.0

Listing remarks MLS

Adorable 2 bedroom Bungalow has been totally remodeled within the last 6 yrs. Cute front sitting porch provides relaxation for 3 seasons. Formal dining room and Breakfast/Dining makes great space to entertain friends and family. Everything nicely packaged in a tidy little bundle.

Key facts

• Totally remodeled
• Newly added patio
• Upgraded

Tags

• TOTALLY REMODELED
• UPGRADED
• NEWLY ADDED PATIO
• PARTIALLY FINISHED BASEMENT
• CLOSED TO DOWNTOWN SYRACUSE
• OUTDOOR ACTIVITIES

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water connected; Sewer connected
• Home design: Single-story home; Resale property; Stone and vinyl siding exterior
• Construction: Block foundation; Stone and vinyl siding construction; Existing (previously built)
• Exterior features: Blacktop driveway; Irregular lot; Lot dimensions approximately 32 x 90

Interior

• Kitchen: Gas oven; Gas range; Refrigerator
• Bedrooms: 2 main-level bedrooms
• Flooring: Hardwood; Laminate; Tile; Varies
• Heating & cooling: Gas forced-air heating
• Interior features: Eat-in kitchen; Bedroom on main level; Partially finished basement; 5 total rooms; Basement present (partially finished)
• Laundry & utility: Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $-96 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $143k (10.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $114k (29.0% below list).
• Recommended offer: $114k (29.0% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 8.2% in Syracuse — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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; 10 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 30% 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 $17k of equity ($1k loan paydown + $16k 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.
• By year 3, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 13y 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 $58k; list at $160k implies a 178% 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 $113,544 (29.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
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: 0.71% ✗
• Cap rate: 5.57%
• Cash-on-cash: -2.58%
• DSCR: 0.89
• GRM: 11.7

CMA / ARV

• ARV (on-the-fly): $100,912
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
148 Culbert St	0.32mi	2/1.0	770 (+4%)	2mo	$103,000	$134	78
2619 Grant Blvd	0.49mi	2/1.0	720 (-3%)	6mo	$140,000	$194	68
173 Ross Park	0.17mi	3/1.5 (+1)	816 (+10%)	2mo	$111,000	$136	67
144 Delmar Pl	0.68mi	2/1.0	799 (+8%)	12mo	$181,000	$227	46
926 Highland St	0.54mi	3/1.0 (+1)	784 (+6%)	20mo	$92,000	$117	44

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: 22.4%
• Equity multiple: 2.81×
• Total profit: $80,912
• Equity at exit: $144,051

10-year hold

• IRR: 20.1%
• Equity multiple: 6.43×
• Total profit: $242,985
• Equity at exit: $310,651

Cash invested: $44,772 (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: 11.7×

Monthly cashflow live

• Estimated rent: $1,135 high
• Mortgage (P&I): −$839
• Tax from tax record: −$88 /mo · $1,055/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $-96

Break-even live

Break-even rent $1,257

Max offer price $142,921

Occupancy floor —

Sensitivity live

Price	-10% $-6	-5% $-51	+0% $-96	+5% $-141	+10% $-187
Rent	-10% $-186	-5% $-141	+0% $-96	+5% $-51	+10% $-6
Rate	-1.0pp $-16	-0.5pp $-55	base $-96	+0.5pp $-138	+1.0pp $-180

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
910 Park St Unit 2 Syracuse, NY	1.0	1.0	650	$950	$1.46	44d	1	0.63mi
912 Park St Unit 2 Syracuse, NY	1.0	1.0	620	$900	$1.45	44d	1	0.63mi
1206 Spring St Apt 16 Syracuse, NY	1.0	1.0	600	$1,050	$1.75	21d	1	0.71mi
416 Danforth St Unit 1F Syracuse, NY	1.0	1.0	550	$1,100	$2.00	44d	1	0.85mi
1132 Wolf St Apt 1 Syracuse, NY	1.0	1.0	630	$1,000	$1.59	44d	1	0.88mi
212 Dorchester Ave Syracuse, NY	1.0–2.0	1.0	640	$1,420	$2.22	14d	15	0.95mi
1509 N Salina St Unit 1 Syracuse, NY	1.0	1.0	600	$1,050	$1.75	44d	1	1.04mi
517 N Salina St Unit 4 Syracuse, NY	2.0	1.0	700	$1,050	$1.50	14d	1	1.13mi
600 James St Syracuse, NY	1.0	1.0	492	$1,450	$2.94	14d	9	1.30mi
117 Edtim Rd Syracuse, NY	1.0–2.0	1.0	545	$1,295	$2.37	14d	1	1.42mi

Listing history 9 events

1. 2026-06-18
   days on market $159,900 Active 10 DOM
2. 2026-06-17
   days on market $159,900 Active 9 DOM
3. 2026-06-16
   days on market $159,900 Active 8 DOM
4. 2026-06-15
   days on market $159,900 Active 7 DOM
5. 2026-06-14
   days on market $159,900 Active 5 DOM
6. 2026-06-13
   days on market $159,900 Active 4 DOM
7. 2026-06-10
   days on market $159,900 Active 2 DOM
8. 2026-06-09
   remarks 494-char remark
9. 2026-06-09
   listed $159,900 Active 1 DOM

ⓘ 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: $1,055 · $88/mo
• Projected year-2 tax: $1,879 · $157/mo
• Expected delta: +$823/yr (+$69/mo · 78.0%)

ⓘ 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: $13,625
• − Mortgage interest: −$8,957
• − Property taxes: −$1,055
• − Insurance: −$800
• − Repairs & maintenance: −$1,090
• − Management: −$1,090
• − Depreciation: −$4,652
• Taxable loss: −$4,018
• Est. tax savings @ 24.0%: +$964
• After-tax cash flow: $-189/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

+154.2% since first listed

5 events — show timeline

• 2026-06-08 Listed $159,900 CNYIS
• 2013-05-08 Sold (Public Records) $57,500 Public Records
• 2013-05-08 Listing Removed — CNYIS
• 2013-05-07 Sold (MLS) $57,500 CNYIS
• 2013-01-28 Listed $62,900 CNYIS

Property tax history

+0.3%/yr

Latest (2025): $1,055 · +0.0% YoY. Source: county tax records.