113 Wiman Ave · Syracuse, NY 13205

$175,000

3 bd · 1.0 ba · 1,195 sqft · SingleFamily public records · 13 Days on market

Built 1925 5,296 sqft lot Est $137k · 27% over

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Why this score? — see what drove the C- 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 +20.0/30.0
• Appreciation +10.0/10.0
• DSCR +6.3/10.0
• 1% rule +4.2/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

HUD Home. Abstract and survey are the responsibility of the purchaser. Disclosures Attached. Located on the Southside of the city, this home is close to shops, dining and public transportation! There is plenty of space for storage in this home with a full unfinished attic, full basement, shed and detached garage! Downstairs you will find original woodwork and hardwood floors as well as a formal dining room and living room. There are three bedrooms and a full bath upstairs as well as stair access to the unfinished attic.

Key facts

• Front porch
• Updated kitchen
• Fully fenced yard

Tags

• HARDWOOD FLOORS
• UPDATED KITCHEN
• FIRST-FLOOR LAUNDRY
• NEW ROOF
• FRONT PORCH
• FULLY FENCED YARD

Property features AI

Exterior

• Parking: Detached garage
• Utilities: Electricity connected (circuit breakers); Public water connected; Sewer connected; High-speed internet available; Gas water heater
• Home design: 2 stories; Vinyl siding; Asphalt roof; Existing (established) property
• Construction: Block foundation; Built with vinyl siding
• Exterior features: Deck; Open porch; Blacktop driveway; Fully fenced yard; Near public transit; Rectangular residential lot; City street frontage

Interior

• Kitchen: Gas cooktop; Oven; Free-standing range
• Bedrooms: 7 total rooms (includes living and laundry areas)
• Flooring: Hardwood; Varies
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Separate/formal dining room; Eat-in kitchen; Separate/formal living room; Full basement
• Laundry & utility: Washer; Dryer; Main level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $215 ($3k/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 $161k (7.7% below list).
• Recommended offer: $161k (7.7% 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: 68 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 616 units permitted in Onondaga County in 2024 (256 in 5+ unit buildings).

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $18k 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 $49k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 6y 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 $30k; list at $175k implies a 483% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $161,453 (7.7% below list)

Questions for the listing agent

1. Built in 1925 — 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: 0.92% ✗
• Cap rate: 7.77%
• Cash-on-cash: 5.27%
• DSCR: 1.23
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $137,425
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
160 Berger Ave	0.12mi	3/1.0	1,162 (-3%)	1mo	$35,000	$30	89
160 Baldwin Ave	0.16mi	2/1.0 (-1)	1,104 (-8%)	4mo	$75,000	$68	71
609 W Colvin St	0.50mi	3/1.5	1,236 (+3%)	2mo	$100,000	$81	68
604 W Ostrander Ave	0.16mi	2/2.5 (-1)	1,320 (+10%)	1mo	$201,000	$152	63
133 Hobart Ave	0.71mi	3/1.0	1,248 (+4%)	1mo	$145,000	$116	59
122 Charmouth Dr	0.64mi	3/1.0	1,286 (+8%)	1mo	$187,500	$146	56
218 Girard Ave	0.47mi	2/1.0 (-1)	1,080 (-10%)	3mo	$123,750	$115	55
721 Ballantyne Rd	0.44mi	2/1.5 (-1)	1,047 (-12%)	1mo	$130,000	$124	51
172 Parkway Dr	0.74mi	3/1.5	1,296 (+8%)	2mo	$165,000	$127	48
403 Pacific Ave	0.56mi	2/1.0 (-1)	1,331 (+11%)	3mo	$130,000	$98	47
144 Oakdale Dr	0.67mi	3/1.5	1,344 (+12%)	1mo	$72,000	$54	45
1606 W Colvin St	0.69mi	3/1.0	1,344 (+12%)	3mo	$57,000	$42	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: 28.1%
• Equity multiple: 3.22×
• Total profit: $108,939
• Equity at exit: $157,654

10-year hold

• IRR: 24.5%
• Equity multiple: 7.32×
• Total profit: $309,902
• Equity at exit: $339,987

Cash invested: $49,000 (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 13205

• Home prices YoY: 3.0%
• Active inventory: 68
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,615 high
• Mortgage (P&I): −$918
• Tax from tax record: −$70 /mo · $838/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $215

Break-even live

Break-even rent $1,342

Max offer price $175,000

Occupancy floor 82%

Sensitivity live

Price	-10% $314	-5% $265	+0% $215	+5% $166	+10% $116
Rent	-10% $87	-5% $151	+0% $215	+5% $279	+10% $343
Rate	-1.0pp $303	-0.5pp $260	base $215	+0.5pp $170	+1.0pp $124

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
508-10 W Brighton Ave Syracuse, NY	2.0	1.0	735	$1,350	$1.84	15d	13	0.29mi
2859 S Salina St Unit 2 Syracuse, NY	2.0	1.0	1000	$1,200	$1.20	45d	1	0.60mi
213 Fletcher Ave Unit 2 Syracuse, NY	3.0	1.0	1200	$1,700	$1.42	15d	1	0.68mi
147 E Matson Ave Syracuse, NY	3.0	2.5	1421	$2,000	$1.41	22d	1	0.69mi
300 Mains Ave Unit Bradford-7 Syracuse, NY	2.0	1.0	1200	$1,100	$0.92	15d	1	0.72mi
158 Parkway Dr Syracuse, NY	4.0	3.0	1029	$2,250	$2.19	22d	1	0.74mi
102 Newbury Hollow Ln Syracuse, NY	2.0	1.5	1200	$1,550	$1.29	15d	1	0.96mi
154 Seeley Ave Syracuse, NY	4.0	1.0	1312	$2,100	$1.60	15d	1	1.04mi
116 Newbury Hollow Ln Syracuse, NY	1.0–2.0	1.0	825	$1,295	$1.57	15d	7	1.07mi
260 Robert Dr Syracuse, NY	3.0	1.5	1200	$2,097	$1.75	45d	1	1.27mi
259 Robert Dr Syracuse, NY	3.0	1.5	1350	$699	$0.52	45d	1	1.29mi
409 Stolp Ave Syracuse, NY	1.0–3.0	1.0	849	$1,575	$1.86	15d	5	1.32mi

Listing history 13 events

1. 2026-06-09
   status $175,000 Pending 13 DOM
2. 2026-06-08
   days on market $175,000 Active 13 DOM
3. 2026-06-07
   days on market $175,000 Active 12 DOM
4. 2026-06-05
   days on market $175,000 Active 9 DOM
5. 2026-06-02
   days on market $175,000 Active 7 DOM
6. 2026-06-01
   days on market $175,000 Active 6 DOM
7. 2026-05-31
   days on market $175,000 Active 5 DOM
8. 2026-05-30
   days on market $175,000 Active 4 DOM
9. 2026-05-26
   listed $175,000 Active
10. 2020-10-23
    soldstatus $30,000 Closed Sale or Rented 525-char remark

    Show marketing remark (525 chars)

    HUD Home. Abstract and survey are the responsibility of the purchaser. Disclosures Attached. Located on the Southside of the city, this home is close to shops, dining and public transportation! There is plenty of space for storage in this home with a full unfinished attic, full basement, shed and detached garage! Downstairs you will find original woodwork and hardwood floors as well as a formal dining room and living room. There are three bedrooms and a full bath upstairs as well as stair access to the unfinished attic.

11. 2020-08-20
    status Pending Sale 525-char remark

    Show marketing remark (525 chars)

    HUD Home. Abstract and survey are the responsibility of the purchaser. Disclosures Attached. Located on the Southside of the city, this home is close to shops, dining and public transportation! There is plenty of space for storage in this home with a full unfinished attic, full basement, shed and detached garage! Downstairs you will find original woodwork and hardwood floors as well as a formal dining room and living room. There are three bedrooms and a full bath upstairs as well as stair access to the unfinished attic.

12. 2020-08-12
    listed $35,000 Active 525-char remark

    Show marketing remark (525 chars)

    HUD Home. Abstract and survey are the responsibility of the purchaser. Disclosures Attached. Located on the Southside of the city, this home is close to shops, dining and public transportation! There is plenty of space for storage in this home with a full unfinished attic, full basement, shed and detached garage! Downstairs you will find original woodwork and hardwood floors as well as a formal dining room and living room. There are three bedrooms and a full bath upstairs as well as stair access to the unfinished attic.

13. 1993-01-13
    soldstatus $44,500

ⓘ 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: $838 · $70/mo
• Projected year-2 tax: $1,898 · $158/mo
• Expected delta: +$1,060/yr (+$88/mo · 126.6%)

ⓘ 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
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,374
• − Mortgage interest: −$9,803
• − Property taxes: −$838
• − Insurance: −$875
• − Repairs & maintenance: −$1,550
• − Management: −$1,550
• − Depreciation: −$5,091
• Taxable loss: −$332
• Est. tax savings @ 24.0%: +$80
• After-tax cash flow: $2,660/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
• City population: 152,627
• Population (ZIP): 18,562

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: Black 44% White 37% Two or more races 10% Hispanic / Latino 6% Asian 3%
• Hispanic origin (detail): Puerto Rican 4%
• Common ancestry: Romanian 2% Italian 2% Swiss 1%
• Foreign-born: 9% · Canada, China, Vietnam
• Languages at home: 87% English-only · Spanish 5% Arabic 1% Other Indo-European 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: ▲ 10.12%
• Current HPI: 345.8854
• Rent YoY: —
• Metro: —
• 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

+293.3% since first listed

5 events — show timeline

• 2026-05-26 Listed $175,000 CNYIS
• 2020-10-23 Sold (MLS) $30,000 CNYIS
• 2020-08-20 Pending — CNYIS
• 2020-08-12 Listed $35,000 CNYIS
• 1993-01-13 Sold (Public Records) $44,500 Public Records

Property tax history

-0.2%/yr

Latest (2025): $838 · +0.0% YoY. Source: county tax records.