327 Robinson St · Syracuse, NY 13203

$149,900

4 bd · 2.0 ba · 1,935 sqft · MultiFamily public records · 25 Days on market

Built 1880 8,712 sqft lot Est $176k · 15% under

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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 +30.0/30.0
• ARV discount +14.2/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.6/5.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Unique two-family craftsmen home featuring two spacious two-bedroom flats. From the large open front porch enter the first-floor flat that showcases hardwood floors, vintage wood trim, and solid wood doors that are found throughout much of the home. This flat has an eat in kitchen, two living rooms and two bedrooms. New floor in the kitchen and bathroom. There is a room off the kitchen that is currently used as a pantry and there is more space in the versatile enclosed back porch. The walk-up basement is accessible from there as well as from the kitchen. From it's separate rear entrance climb the back stairs to a large second-floor flat with full bath, eat in kitchen, two unexpectedly large

Key facts

• Eat in kitchen
• French doors
• 8,712 sq ft lot

Tags

• TWO FAMILY CRAFTSMEN HOME
• LARGE OPEN FRONT PORCH
• EAT IN KITCHEN
• VERSATILE ENCLOSED BACK PORCH
• LARGE SECOND FLOOR FLAT
• FRENCH DOORS

Property features AI

Finance

• Financial info: Operating expenses include snow removal, trash, and water
• HOA & community: Owner pays snow removal, trash collection, and water; rent includes same

Exterior

• Parking: Two-car garage; Paved parking with two or more spaces
• Utilities: Public water connected; Sewer connected; Circuit breaker electric; Cable available; High-speed internet available
• Home design: Single-story building (1 story); Multi-family property with 2 total units (3 units in community)
• Construction: Wood siding; Spray foam insulation; Copper plumbing; Metal roof; Stone foundation; Year built: Existing (pre-owned/resale)
• Exterior features: Enclosed covered porch and additional porch; Private yard; Partial fencing; Fence; See remarks

Interior

• Kitchen: Eat-in kitchens in units; Oven/Range; Refrigerator
• Bedrooms: Two 2-bedroom units (each unit listed as 2 bedrooms)
• Flooring: Hardwood; Laminate; Vinyl; Varies
• Bathrooms: Two full bathrooms total; each unit includes one full bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Drapes and window treatments; Thermal windows
• Laundry & utility: Washer and dryer listed in one unit; Gas water heater

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $150k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive. Per door: $664/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $150k).
• Recommended offer: $148k (1.5% below list) — sets the bar for market timing.
• Cap rate 16.9% vs local median 8.2% in Syracuse — 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 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 (+8.4%/yr); 55 active listings in the ZIP; 15 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; 616 units permitted in Onondaga County in 2024 (256 in 5+ unit buildings).
• At $2,882/mo this rent would consume 74% of the median local household income ($47k/yr) (locally 1566% 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 $1k 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 + 8.0% rent growth), your $42k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y ago; this cycle's ask is 7% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $84k; list at $150k implies a 78% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1880 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $147,651 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1880 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.92% ✓
• Cap rate: 16.92%
• Cash-on-cash: 37.95%
• DSCR: 2.69
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $176,085
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
327 Robinson St	0.00mi	4/2.0	1,935 (0%)	0mo	$163,000	$84	100
149-51 Mooney Ave	0.34mi	4/2.0	1,944 (+0%)	9mo	$210,000	$108	76
124 Dorothy St	0.28mi	5/2.0 (+1)	1,884 (-3%)	12mo	$162,000	$86	68
807 Burnet Ave	0.51mi	4/2.0	2,016 (+4%)	4mo	$205,000	$102	66
339 N Beech St	0.34mi	5/2.0 (+1)	2,016 (+4%)	9mo	$190,000	$94	64
129-131 Mather St	0.44mi	4/2.0	1,862 (-4%)	11mo	$168,000	$90	64
512 Boyden St	0.32mi	4/2.0	2,128 (+10%)	6mo	$257,500	$121	63
110 Mooney Ave	0.32mi	4/2.0	1,804 (-7%)	13mo	$195,000	$108	63
357 Elm St	0.43mi	4/2.0	1,713 (-12%)	13mo	$105,000	$61	50
818 Oak St	0.73mi	4/2.0	1,788 (-8%)	19mo	$120,000	$67	37
126 Manilla St	0.54mi	3/2.0 (-1)	1,680 (-13%)	15mo	$100,000	$60	35
400 Stafford Ave	0.60mi	5/2.0 (+1)	1,666 (-14%)	14mo	$151,500	$91	32

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: 39.4%
• Equity multiple: 2.80×
• Total profit: $75,477
• Equity at exit: $22,351

10-year hold

• IRR: 48.1%
• Equity multiple: 6.81×
• Total profit: $243,872
• Equity at exit: $12,961

Cash invested: $41,972 (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 13203

• Home prices YoY: -11.9%
• Rents YoY: 8.4%
• Active inventory: 55
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $2,882 high
• Mortgage (P&I): −$786
• Tax from tax record: −$101 /mo · $1,209/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$605
• Net cashflow: $1,327

Break-even live

Break-even rent $1,202

Max offer price $149,900

Occupancy floor 49%

Sensitivity live

Price	-10% $1,412	-5% $1,370	+0% $1,327	+5% $1,285	+10% $1,243
Rent	-10% $1,100	-5% $1,214	+0% $1,327	+5% $1,441	+10% $1,555
Rate	-1.0pp $1,403	-0.5pp $1,366	base $1,327	+0.5pp $1,289	+1.0pp $1,249

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,882
Total (2 units)			$2,882

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1607 Burnet Ave Unit 1 Syracuse, NY	3.0	1.0	2538	$1,650	$0.65	22d	1	0.49mi
365 Green St Syracuse, NY	5.0	3.5	2263	$3,300	$1.46	22d	1	0.51mi
1801 James St #2 Syracuse, NY	3.0	1.0	1244	$1,800	$1.45	14d	1	0.55mi
712 Oak St Syracuse, NY	3.0	1.0	2461	$1,700	$0.69	22d	1	0.69mi
202 Stafford Ave Syracuse, NY	3.0	1.0	1692	$1,800	$1.06	14d	1	0.79mi
409 Westmoreland Ave Unit 9 Syracuse, NY	3.0	1.0	2480	$2,200	$0.89	44d	1	0.90mi
423 Wendell Ter Syracuse, NY	4.0	1.0	1312	$2,500	$1.91	14d	1	0.90mi
1108 Madison St Unit 2 Syracuse, NY	3.0	1.5	1580	$2,080	$1.32	44d	1	0.93mi
205A Hawley Ave Unit 211C Syracuse, NY	3.0	2.5	1350	$1,675	$1.24	44d	1	1.01mi
205A Hawley Ave Unit 213C Syracuse, NY	3.0	2.5	1350	$1,650	$1.22	44d	1	1.01mi
746 E Laurel St Unit 1 Syracuse, NY	4.0	2.0	1400	$1,500	$1.07	44d	1	1.01mi
205 Fellows Ave Unit 1 Syracuse, NY	3.0	1.0	1638	$1,800	$1.10	22d	1	1.23mi
447 E Washington St Syracuse, NY	3.0	1.5	2095	$2,100	$1.00	14d	1	1.25mi
501 Clarendon St Syracuse, NY	3.0	1.0	2516	$1,800	$0.72	22d	1	1.34mi
620 Euclid Ave Apt 1 Syracuse, NY	3.0	1.0	1248	$1,700	$1.36	44d	1	1.49mi

Listing history 9 events

1. 2026-04-28
   status Pending
2. 2026-04-18
   price $149,900
3. 2026-04-18
   status Active
4. 2026-03-18
   status Pending
5. 2026-03-11
   historical Active Under Contract
6. 2026-03-04
   listed $139,900 Active
7. 2014-02-08
   listed $89,900
8. 2009-09-11
   soldstatus $84,000
9. 2004-03-01
   soldstatus $82,500

ⓘ 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: $1,209 · $101/mo
• Projected year-2 tax: $1,871 · $156/mo
• Expected delta: +$662/yr (+$55/mo · 54.7%)

ⓘ 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: $34,584
• − Mortgage interest: −$8,397
• − Property taxes: −$1,209
• − Insurance: −$750
• − Repairs & maintenance: −$2,767
• − Management: −$2,767
• − Depreciation: −$4,361
• Taxable income: $14,334
• Est. tax owed @ 24.0%: −$3,440
• After-tax cash flow: $12,489/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): 16,180
• Household income: $46,997
• Rent vs Own: 63.8% rent · 36.2% own
• Severe rent burden: 1566.0

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 0.67)
• Race & ethnicity: White 52% Black 22% Hispanic / Latino 11% Two or more races 9% Asian 7%
• Hispanic origin (detail): Puerto Rican 6% Cuban 2%
• Common ancestry: Romanian 3% Lithuanian 2% Iranian 2%
• Foreign-born: 13% · Canada, India, Philippines
• Languages at home: 81% English-only · Spanish 6% Other Indo-European 3% Other Asian/Pacific 3%

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: ▼ -35.69%
• Current HPI: 263.2588
• Rent YoY: ▲ 8.39%
• 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

+81.7% since first listed

9 events — show timeline

• 2026-04-28 Pending — CNYIS
• 2026-04-18 Price Changed $149,900 CNYIS
• 2026-04-18 Relisted — CNYIS
• 2026-03-18 Pending — CNYIS
• 2026-03-11 Contingent — CNYIS
• 2026-03-04 Listed $139,900 CNYIS
• 2014-02-08 Listed $89,900 CNYIS
• 2009-09-11 Sold (Public Records) $84,000 Public Records
• 2004-03-01 Sold (Public Records) $82,500 Public Records

Property tax history

-0.1%/yr

Latest (2025): $1,209 · +0.0% YoY. Source: county tax records.