222 Turner Ave · Fairmount, NY 13219

$120,000

2 bd · 2.0 ba · 1,616 sqft · SingleFamily public records · 25 Days on market

Built 1940 0.29 ac lot $74/sqft · 51% below area

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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 +28.9/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.1/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The interior of the property is not accessible. This Cape Cod style home has a lot of potential and conveniently located in Fairmount. There are 2 bedrooms on the 2nd floor with an optional 3rd on the first floor. Do not wait to schedule an appointment.

Key facts

• Cape cod style
• 0.29 acre lot
• Parking

Tags

• CAPE COD STYLE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $405 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $118k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.3% vs local median 4.1% in Fairmount — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 72/100 on livability (#366 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, employment A-; Watch: schools C-, crime D, amenities F.
• West Genesee Central School District (suburban): math 56% / reading 61% proficiency, ranked #241 of 590 in NY (top 41%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 15% free/reduced lunch — higher-income household profile.
• Market conditions: 52 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 616 units permitted in Onondaga County in 2024 (256 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $830 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.8% of price; built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $118,200 (1.5% below list)

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Crime grade is D 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: 1.55% ✓
• Cap rate: 10.34%
• Cash-on-cash: 14.47%
• DSCR: 1.64
• GRM: 5.4

CMA / ARV

• ARV (median comp): $246,990
• List price: $120,000
• Delta: -51.42%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
310 Gordon Pkwy	0.12mi	3/1.5 (+1)	1,616 (0%)	2mo	$250,000	$155	86
416 Mackay Ave	0.28mi	2/1.5	1,536 (-5%)	2mo	$226,000	$147	75
5 Camelot Cir	0.33mi	3/2.5 (+1)	1,682 (+4%)	1mo	$337,000	$200	70
210 Turner Ave	0.06mi	3/1.0 (+1)	1,456 (-10%)	5mo	$240,000	$165	68
3759 Warners Rd	0.59mi	3/1.0 (+1)	1,578 (-2%)	2mo	$247,000	$157	58
100 Cutler Dr	0.66mi	3/1.5 (+1)	1,680 (+4%)	0mo	$302,000	$180	55
5002 W Genesee St	0.60mi	3/2.0 (+1)	1,458 (-10%)	3mo	$220,000	$151	48
3780 Neptune Ln	0.62mi	2/2.0	1,436 (-11%)	7mo	$350,000	$244	47
38 Sherry Dr	0.66mi	3/2.0 (+1)	1,769 (+10%)	6mo	$238,000	$135	44
209 Hillbrook Rd	0.55mi	3/1.5 (+1)	1,432 (-11%)	7mo	$212,500	$148	43
112 Stockton Pl	0.69mi	3/1.5 (+1)	1,467 (-9%)	7mo	$229,787	$157	40
107 Weathervane Way	0.71mi	3/2.5 (+1)	1,765 (+9%)	6mo	$310,000	$176	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.0%
• Equity multiple: 1.19×
• Total profit: $6,529
• Equity at exit: $17,892

10-year hold

• IRR: 14.6%
• Equity multiple: 2.18×
• Total profit: $39,606
• Equity at exit: $10,375

Cash invested: $33,600 (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 13219

• Home prices YoY: -20.6%
• Active inventory: 52
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,857 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$383 /mo · $4,591/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $405

Break-even live

Break-even rent $1,344

Max offer price $120,000

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8 Kings Ct Camillus, NY	1.0–2.0	1.0–2.0	994	$1,855	$1.87	13d	5	0.65mi
189 Lookout Cir Syracuse, NY	2.0	1.5	1304	$2,200	$1.69	44d	1	0.90mi
130 Saddlestone Pl Camillus, NY	1.0–2.0	1.0–2.0	989	$2,065	$2.09	13d	7	1.35mi

Listing history 3 events

1. 2026-05-17
   status Pending 253-char remark

   Show marketing remark (253 chars)

   The interior of the property is not accessible. This Cape Cod style home has a lot of potential and conveniently located in Fairmount. There are 2 bedrooms on the 2nd floor with an optional 3rd on the first floor. Do not wait to schedule an appointment.

2. 2026-05-09
   historical Active Under Contract 253-char remark

   Show marketing remark (253 chars)

   The interior of the property is not accessible. This Cape Cod style home has a lot of potential and conveniently located in Fairmount. There are 2 bedrooms on the 2nd floor with an optional 3rd on the first floor. Do not wait to schedule an appointment.

3. 2026-04-22
   listed $120,000 Active 253-char remark

   Show marketing remark (253 chars)

   The interior of the property is not accessible. This Cape Cod style home has a lot of potential and conveniently located in Fairmount. There are 2 bedrooms on the 2nd floor with an optional 3rd on the first floor. Do not wait to schedule an appointment.

ⓘ 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: $4,591 · $383/mo
• Projected year-2 tax: $4,591 · $383/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥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: $22,283
• − Mortgage interest: −$6,722
• − Property taxes: −$4,591
• − Insurance: −$600
• − Repairs & maintenance: −$1,783
• − Management: −$1,783
• − Depreciation: −$3,491
• Taxable income: $3,315
• Est. tax owed @ 24.0%: −$795
• After-tax cash flow: $4,066/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: West Genesee Central School District
• NCES district ID: 3630630
• Math proficiency: 56% ▼ -13.00%
• Reading proficiency: 61% ▲ 3.00%
• Median HH income: $65,588
• Composite: 51.31/100
• National rank: #1745
• State rank: #241 of 590 in NY

Livability — Fairmount

• Score: 72/100
• State rank: #366
• US rank: #6334

Category grades

Amenities F Commute F Cost of living B+ Crime D Employment A- Housing A+ Health & safety A+ User ratings B-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fairmount, NY
• County: Onondaga County · 247,257 people
• Metro: Syracuse, NY
• Population (ZIP): 14,744
• Household income: $85,149
• Rent vs Own: 14.1% rent · 85.9% own
• Severe rent burden: 222.0

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: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 5% Hispanic / Latino 5% Black 4% Asian 1%
• Common ancestry: Romanian 8% Lithuanian 4% Subsaharan African 3%
• Foreign-born: 7% · Canada
• Languages at home: 91% English-only · Russian/Polish/Slavic 3% Spanish 2% Arabic 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: ▼ -77.80%
• Current HPI: 300.7211
• 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

3 events — show timeline

• 2026-05-17 Pending — CNYIS
• 2026-05-09 Contingent — CNYIS
• 2026-04-22 Listed $120,000 CNYIS

Property tax history

+10.6%/yr

Latest (2025): $4,591 · +2.3% YoY. Source: county tax records.