119 Shaver Ave · North Syracuse, NY 13212

$224,900

3 bd · 1.5 ba · 1,392 sqft · SingleFamily public records · 34 Days on market

Built 1925 8,125 sqft lot $162/sqft · 13% below area Est $258k · 13% under

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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).

• ARV discount +13.3/15.0
• Cash flow +7.1/30.0
• Schools +4.2/10.0
• Livability +3.6/5.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this well cared for 4 bedroom 2 full bath home. This home offers 1st floor master with large closet and full bath. Gleaming hardwood floors thru-out! Many update include a new oversized 672sq ft garage in 2018 Also new windows and siding and more. A gorgeous updated kitchen with solid countertops and stainless steal appliances. updated electric, furnace with C/A and the list goes on don't miss out!!! Due to a multiple offer situation. We are requesting highest and best offer Sunday by 5 PM.

Key facts

• 8,125 sq ft lot
• 2 garage spots
• Built 1925

Property features AI

Exterior

• Parking: Detached garage; Driveway; Garage door opener; Approximately 2.5 garage spaces
• Utilities: Public water (connected); Sewer connected; Cable available; Circuit breaker electric
• Home design: Two-story house; Resale property; City street frontage; Rectangular residential lot (approx. 65 x 125)
• Construction: Vinyl siding; Copper plumbing; Asphalt roof; Block foundation; Existing (previously built)
• Exterior features: Blacktop driveway; Enclosed porch; Porch; Patio; Shed(s) / storage; Partial fencing; Fence

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Microwave; Refrigerator
• Bedrooms: One main-level bedroom
• Flooring: Hardwood; Varies
• Bathrooms: Two full bathrooms; One main-level bathroom
• Heating & cooling: Gas forced air heating; Central air conditioning
• Interior features: Accessible bedroom; Granite counters; Solid surface counters; Main-level primary suite; Bedroom on main level; Primary suite; Family room; Full basement
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $-319 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $169k (25.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $171k (23.8% below list).
• Recommended offer: $169k (25.0% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 72/100 on livability (#379 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living A; Watch: schools C-, crime D, amenities F.
• North Syracuse Central School District (suburban): math 45% / reading 50% proficiency, ranked #402 of 590 in NY (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 65 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $2k of loan paydown is wiped out by about $7k 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.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($218k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $168,590 (25.0% 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. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Built in 1925 — 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. 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?
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: 0.76% ✗
• Cap rate: 4.59%
• Cash-on-cash: -6.07%
• DSCR: 0.73
• GRM: 10.9

CMA / ARV

• ARV (median comp): $257,867
• List price: $224,900
• Delta: -12.78%
• 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
118 Elm St	0.12mi	3/2.0	1,290 (-7%)	7mo	$175,000	$136	74
207 Church St	0.43mi	3/1.0	1,344 (-3%)	1mo	$235,000	$175	72
117 Oak Dr	0.48mi	3/1.0	1,450 (+4%)	0mo	$175,000	$121	68
121 Herbert St	0.41mi	4/1.5 (+1)	1,428 (+3%)	7mo	$228,500	$160	66
100 Keith Dr	0.61mi	3/1.0	1,340 (-4%)	0mo	$250,000	$187	63
212 Lynhurst Ave	0.21mi	4/1.0 (+1)	1,260 (-10%)	7mo	$220,000	$175	62
235 Chestnut St	0.39mi	3/1.0	1,240 (-11%)	1mo	$210,000	$169	61
326 Shaver Ave	0.42mi	3/1.0	1,212 (-13%)	5mo	$220,200	$182	52
132 Van Mara Dr	0.53mi	3/2.0	1,584 (+14%)	6mo	$139,000	$88	46
110 Oakley Dr	0.69mi	3/1.5	1,222 (-12%)	3mo	$250,000	$205	45
105 Herman Dr	0.75mi	3/1.5	1,218 (-12%)	5mo	$250,000	$205	40
129 Slindes Woods Cir	0.64mi	2/2.0 (-1)	1,578 (+13%)	7mo	$280,000	$177	35

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: -26.7%
• Equity multiple: 0.10×
• Total profit: $-56,647
• Equity at exit: $33,533

10-year hold

• IRR: -23.9%
• Equity multiple: -0.19×
• Total profit: $-75,070
• Equity at exit: $19,445

Cash invested: $62,972 (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 13212

• Active inventory: 65
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,713 medium
• Mortgage (P&I): −$1,179
• Tax from tax record: −$399 /mo · $4,788/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $-319

Break-even live

Break-even rent $2,117

Max offer price $168,590

Occupancy floor —

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: $56,225
• Closing costs: $6,747
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5548 Bear Rd Syracuse, NY	2.0	1.0–1.5	1100	$1,560	$1.42	13d	2	0.29mi
107 Stephen Pl Syracuse, NY	2.0	1.0	1199	$2,250	$1.88	43d	1	1.10mi

Listing history 11 events

1. 2026-06-10
   status $224,900 Pending 34 DOM
2. 2026-06-09
   days on market $224,900 Active Under Contract 34 DOM
3. 2026-06-08
   days on market $224,900 Active Under Contract 33 DOM
4. 2026-06-07
   days on market $224,900 Active Under Contract 32 DOM
5. 2026-06-03
   days on market $224,900 Active Under Contract 28 DOM
6. 2026-06-02
   days on market $224,900 Active Under Contract 27 DOM
7. 2026-06-01
   days on market $224,900 Active Under Contract 26 DOM
8. 2026-05-31
   days on market $224,900 Active Under Contract 25 DOM
9. 2026-05-30
   days on market $224,900 Active Under Contract 24 DOM
10. 2026-05-11
    historical Active Under Contract 507-char remark
11. 2026-05-06
    listed $224,900 Active 507-char remark

ⓘ 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: $4,788 · $399/mo
• Projected year-2 tax: $4,788 · $399/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 ≥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: $20,557
• − Mortgage interest: −$12,598
• − Property taxes: −$4,788
• − Insurance: −$1,124
• − Repairs & maintenance: −$1,645
• − Management: −$1,645
• − Depreciation: −$6,543
• Taxable loss: −$7,785
• Est. tax savings @ 24.0%: +$1,868
• After-tax cash flow: $-1,957/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: North Syracuse Central School District
• NCES district ID: 3621210
• Math proficiency: 45% ▼ -9.00%
• Reading proficiency: 50% ▲ 1.00%
• Median HH income: $62,904
• Composite: 41.93/100
• National rank: #3356
• State rank: #402 of 590 in NY

Livability — North Syracuse

• Score: 72/100
• State rank: #379
• US rank: #6513

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Syracuse, NY
• City population: 20,185
• Population (ZIP): 20,185

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 (90%)
• Race & ethnicity: White 90% Two or more races 5% Hispanic / Latino 4% Black 1%
• Common ancestry: Romanian 10% Lithuanian 5% Slovak 2%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 3% Other Indo-European 2% German/W. Germanic 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: ▼ -210.93%
• Current HPI: 317.7322
• 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

3 events — show timeline

• 2026-06-09 Pending — CNYIS
• 2026-05-11 Contingent — CNYIS
• 2026-05-06 Listed $224,900 CNYIS

Property tax history

+6.5%/yr

Latest (2025): $4,788 · +5.1% YoY. Source: county tax records.