541 Whittier Ave · Syracuse, NY 13204

$215,000

3 bd · 1.0 ba · 1,312 sqft · SingleFamily public records · 27 Days on market

Built 1920 4,125 sqft lot Est $201k · 7% over

---

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 +16.2/30.0
• Appreciation +10.0/10.0
• DSCR +5.0/10.0
• Rent growth +4.6/5.0
• ARV discount +4.3/15.0
• Livability +3.9/5.0
• 1% rule +3.5/10.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks MLS

Completely remodeled home in a great location. Walking distance to Burnet Park! The home has brand new carpet, a brand new kitchen with formica countertops, freshly painted throughout, remodeled bathroom, sealed dry basement. Wonderful enclosed porch and a two car detached garage!

Key facts

• Quartz counters
• Built in shelving
• Newer appliances

Tags

• HARDWOOD FLOORS
• BUILT IN SHELVING
• FIREPLACE
• QUARTZ COUNTERS
• BACKSPLASH
• NEWER APPLIANCES

Property features AI

Exterior

• Parking: Detached garage with electricity and garage door opener; Driveway
• Utilities: Public water (connected); Sewer connected; High-speed internet available; Cable available; Circuit breaker electric panel
• Home design: 2-story single-family home; Existing construction
• Construction: Vinyl siding; Shingle roof; Block foundation; Built (existing)
• Exterior features: Deck; Enclosed porch; Porch; Fully fenced yard; Blacktop driveway; Corner lot; Near public transit; Rectangular lot

Interior

• Kitchen: Dishwasher; Gas oven; Gas range; Microwave; Refrigerator; Kitchen island; Quartz countertops; Breakfast bar
• Flooring: Carpet; Hardwood; Tile; Varies
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Breakfast bar; Separate/formal dining room; Kitchen island; Open living/dining area; Quartz countertops; Sliding glass door(s); Storage; Natural woodwork
• Laundry & utility: Washer and dryer (located in basement); Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $114 ($1k/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 $184k (14.6% below list).
• Recommended offer: $184k (14.6% 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: Rents rising fast (+8.2%/yr); 119 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 616 units permitted in Onondaga County in 2024 (256 in 5+ unit buildings).
• At $1,837/mo this rent would consume 49% of the median local household income ($45k/yr) (locally 2073% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $23k of equity ($1k loan paydown + $22k 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 + 8.0% rent growth), your $60k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($212k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y 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 $104k; list at $215k implies a 107% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $183,685 (14.6% below list)

Questions for the listing agent

1. Built in 1920 — 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: 0.85% ✗
• Cap rate: 6.93%
• Cash-on-cash: 2.27%
• DSCR: 1.10
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $200,736
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
541 Whittier Ave	0.00mi	3/1.0	1,312 (0%)	0mo	$285,100	$217	100
415 Whittier Ave	0.16mi	3/1.5	1,364 (+4%)	7mo	$220,000	$161	78
557 Tennyson Ave	0.11mi	4/1.5 (+1)	1,427 (+9%)	3mo	$220,000	$154	70
112 Bryant Ave	0.52mi	3/1.0	1,292 (-2%)	4mo	$165,000	$128	70
513 Whittier Ave	0.04mi	4/2.0 (+1)	1,457 (+11%)	1mo	$202,000	$139	69
461 Whittier Ave	0.09mi	3/1.5	1,462 (+11%)	6mo	$175,000	$120	69
619 Ulster St	0.25mi	4/2.0 (+1)	1,224 (-7%)	2mo	$243,500	$199	66
1907 W Genesee St	0.56mi	4/1.0 (+1)	1,328 (+1%)	4mo	$118,000	$89	63
305 Myrtle St	0.42mi	3/1.5	1,176 (-10%)	1mo	$272,500	$232	60
201 Cadwell St	0.70mi	3/1.5	1,352 (+3%)	0mo	$75,000	$55	60
629 S Wilbur Ave	0.67mi	3/2.0	1,389 (+6%)	2mo	$124,000	$89	54
311 Erie St	0.65mi	3/2.0	1,157 (-12%)	3mo	$177,000	$153	43

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 27.6%
• Equity multiple: 3.23×
• Total profit: $134,002
• Equity at exit: $193,689

10-year hold

• IRR: 25.4%
• Equity multiple: 7.86×
• Total profit: $412,824
• Equity at exit: $417,698

Cash invested: $60,200 (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 13204

• Home prices YoY: 31.6%
• Rents YoY: 8.2%
• Active inventory: 119
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,837 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$120 /mo · $1,440/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $114

Break-even live

Break-even rent $1,692

Max offer price $215,000

Occupancy floor 89%

Sensitivity live

Price	-10% $236	-5% $175	+0% $114	+5% $53	+10% $-8
Rent	-10% $-31	-5% $41	+0% $114	+5% $187	+10% $259
Rate	-1.0pp $222	-0.5pp $169	base $114	+0.5pp $58	+1.0pp $2

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
349 Bryant Ave Syracuse, NY	3.0	1.5	1500	$2,300	$1.53	14d	1	0.23mi
121 Whittier Ave Syracuse, NY	4.0	1.0	1400	$600	$0.43	44d	1	0.52mi
202 Cayuga St Unit 1 Syracuse, NY	3.0	1.0	1036	$1,750	$1.69	14d	1	0.55mi
1741 W Onondaga St Syracuse, NY	1.0–2.0	1.0–2.0	800	$1,250	$1.56	14d	3	0.70mi
315 Grant Ave #17 Syracuse, NY	3.0	2.0	1477	$1,275	$0.86	14d	1	0.99mi
1110 Bellevue Ave Syracuse, NY	3.0	1.0	1449	$1,500	$1.04	44d	1	1.01mi
410 Chemung St Unit 1 Syracuse, NY	3.0	1.0	1100	$1,500	$1.36	14d	1	1.09mi
122 Putnam St Syracuse, NY	3.0	1.0	1064	$2,050	$1.93	21d	1	1.13mi
318 Kellogg St Unit 2 Syracuse, NY	3.0	1.0	1523	$1,675	$1.10	44d	1	1.15mi
318 Kellogg St Unit 1 Syracuse, NY	3.0	1.0	1523	$1,650	$1.08	44d	1	1.15mi
121 W End Dr Syracuse, NY	3.0	1.5	1082	$1,500	$1.39	14d	1	1.18mi
409 Stolp Ave Syracuse, NY	1.0–3.0	1.0	849	$1,575	$1.86	14d	5	1.25mi
538 Erie Blvd W Syracuse, NY	2.0	2.0	1110	$2,100	$1.89	21d	1	1.37mi
306 Hall Ave Unit Left Side Solvay, NY	3.0	1.5	1120	$1,750	$1.56	44d	1	1.47mi
5111 Ball Rd Syracuse, NY	1.0–2.0	1.0–1.5	1138	$1,820	$1.60	14d	16	1.50mi

Listing history 6 events

1. 2026-05-05
   status Pending
2. 2026-04-13
   historical Active Under Contract
3. 2026-04-09
   listed $215,000 Active
4. 2014-04-30
   historical 282-char remark

   Show marketing remark (282 chars)

   Completely remodeled home in a great location. Walking distance to Burnet Park! The home has brand new carpet, a brand new kitchen with formica countertops, freshly painted throughout, remodeled bathroom, sealed dry basement. Wonderful enclosed porch and a two car detached garage!

5. 2014-04-28
   soldstatus $103,900 282-char remark

   Show marketing remark (282 chars)

   Completely remodeled home in a great location. Walking distance to Burnet Park! The home has brand new carpet, a brand new kitchen with formica countertops, freshly painted throughout, remodeled bathroom, sealed dry basement. Wonderful enclosed porch and a two car detached garage!

6. 2014-03-05
   listed $104,900 282-char remark

   Show marketing remark (282 chars)

   Completely remodeled home in a great location. Walking distance to Burnet Park! The home has brand new carpet, a brand new kitchen with formica countertops, freshly painted throughout, remodeled bathroom, sealed dry basement. Wonderful enclosed porch and a two car detached garage!

ⓘ 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: $1,440 · $120/mo
• Projected year-2 tax: $2,537 · $211/mo
• Expected delta: +$1,097/yr (+$91/mo · 76.2%)

ⓘ 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: $22,042
• − Mortgage interest: −$12,043
• − Property taxes: −$1,440
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,763
• − Management: −$1,763
• − Depreciation: −$6,255
• Taxable loss: −$2,297
• Est. tax savings @ 24.0%: +$551
• After-tax cash flow: $1,920/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): 19,440
• Household income: $45,351
• Rent vs Own: 70.8% rent · 29.2% own
• Severe rent burden: 2073.0

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 0.68)
• Race & ethnicity: White 47% Black 26% Hispanic / Latino 17% Two or more races 13% Native American 1%
• Hispanic origin (detail): Puerto Rican 12% Cuban 2% Dominican 1%
• Common ancestry: Romanian 5% Lithuanian 2% Subsaharan African 2%
• Foreign-born: 7% · Canada, Jamaica
• Languages at home: 83% English-only · Spanish 11% Russian/Polish/Slavic 3% 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: ▲ 100.14%
• Current HPI: 416.7272
• Rent YoY: ▲ 8.24%
• 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

+105.0% since first listed

6 events — show timeline

• 2026-05-05 Pending — CNYIS
• 2026-04-13 Contingent — CNYIS
• 2026-04-09 Listed $215,000 CNYIS
• 2014-04-30 Listing Removed — CNYIS
• 2014-04-28 Sold (MLS) $103,900 CNYIS
• 2014-03-05 Listed $104,900 CNYIS

Property tax history

+0.4%/yr

Latest (2025): $1,440 · +0.0% YoY. Source: county tax records.