5165 Jamesville Rd · De Witt, NY 13078

$254,500

3 bd · 1.0 ba · 1,722 sqft · SingleFamily public records · 5 Days on market

Built 1955 0.35 ac lot $148/sqft · 25% below area Est $341k · 25% 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 +15.0/15.0
• Cash flow +7.9/30.0
• Schools +6.2/10.0
• 1% rule +3.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Wonderful ranch tucked away in the heart of Dewitt bring your vision because these homes do not come to market often. Easy access to all major highways, shopping and dining. 10 minutes to Syracuse University, Lemoyne College, OCC and hospitals.

Key facts

• 10 minutes to occ
• 0.35 acre lot
• Garage

Tags

• EASY ACCESS TO HIGHWAYS
• 10 MINUTES TO LEMOYNE COLLEGE
• 10 MINUTES TO OCC
• 10 MINUTES TO HOSPITALS

Property features AI

Exterior

• Parking: Attached garage with garage door opener (1-car)
• Utilities: Public water connected; Septic tank sewer; Circuit breaker electric; High-speed internet available
• Home design: Single-story home; Existing/resale property
• Construction: Brick and vinyl siding exterior; Copper plumbing; Asphalt architectural shingle roof; Block foundation; Built previously (existing structure)
• Exterior features: Blacktop driveway; Partial fencing; Patio; In-ground pool; Wooded lot; Rectangular lot approximately 80 x 200

Interior

• Kitchen: Built-in range; Built-in oven; Gas cooktop; Microwave; Refrigerator
• Bedrooms: Four main-level bedrooms
• Flooring: Carpet; Ceramic tile; Hardwood; Vinyl; Varied flooring
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Ceiling fan(s); Den; Separate/formal living room; Kitchen/family room combo; Natural woodwork; Window treatments; Drapes; Bedroom on main level
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $254k.

Deal economics

• At list price, monthly cash flow is $-268 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $207k (18.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $226k (11.1% below list).
• Recommended offer: $207k (18.6% below list) — sets the bar for cash-flow.
• Cap rate 5.0% vs local median 3.9% in De Witt — 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: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Jamesville-Dewitt Central School District (suburban): math 69% / reading 71% proficiency, ranked #124 of 590 in NY (top 21%) — strong family-tenant draw, lease renewals of 3-5y typical; only 13% free/reduced lunch — higher-income household profile.
• Zoned schools: Jamesville-Dewitt Middle School (math 58% / reading 69%, grade B+, #128 of 729 statewide, top 17%, 736 students, 30% FRL); Jamesville-Dewitt High School (math 98% / reading 77%, grade A, #304 of 1,100 statewide, top 28%, 870 students, 27% FRL) — zoned schools average 28% FRL vs 13% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 53 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $207,165 (18.6% 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. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.89% ✗
• Cap rate: 5.03%
• Cash-on-cash: -4.51%
• DSCR: 0.80
• GRM: 9.4

CMA / ARV

• ARV (median comp): $341,149
• List price: $254,500
• Delta: -25.40%
• 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
5180 Jamesville Rd	0.06mi	4/2.0 (+1)	1,862 (+8%)	11mo	$285,000	$153	66
105 Eden Roc Cir	0.24mi	3/3.0	1,632 (-5%)	12mo	$365,000	$224	62
101 Wiesner Ln	0.40mi	3/2.5	1,610 (-6%)	9mo	$365,000	$227	57
6323 Danbury Dr	0.58mi	4/2.5 (+1)	1,724 (+0%)	6mo	$377,400	$219	57
105 Saybrook Ln	0.66mi	3/2.5	1,761 (+2%)	8mo	$360,000	$204	53
112 Haverhill Dr	0.16mi	4/2.0 (+1)	1,474 (-14%)	8mo	$289,000	$196	53
206 Hamilton Pkwy	0.25mi	4/3.0 (+1)	1,872 (+9%)	12mo	$310,000	$166	51
5250 Longridge Rd	0.52mi	4/2.5 (+1)	1,880 (+9%)	1mo	$343,000	$182	49
6285 Danbury Dr	0.73mi	3/2.0	1,846 (+7%)	6mo	$290,000	$157	45
6328 Danbury Dr	0.55mi	3/3.5	1,868 (+8%)	12mo	$377,500	$202	40
107 Rosewell Mdw	0.56mi	3/3.0	1,514 (-12%)	8mo	$287,500	$190	40
6320 Danbury Dr	0.58mi	4/2.5 (+1)	1,944 (+13%)	14mo	$355,000	$183	29

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: -23.8%
• Equity multiple: 0.18×
• Total profit: $-58,090
• Equity at exit: $37,947

10-year hold

• IRR: -18.6%
• Equity multiple: -0.01×
• Total profit: $-71,681
• Equity at exit: $22,005

Cash invested: $71,260 (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 13078

• Home prices YoY: -4.4%
• Active inventory: 53
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,262 high
• Mortgage (P&I): −$1,335
• Tax from tax record: −$614 /mo · $7,368/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$475
• Net cashflow: $-268

Break-even live

Break-even rent $2,601

Max offer price $207,165

Occupancy floor —

Sensitivity live

Price	-10% $-124	-5% $-196	+0% $-268	+5% $-340	+10% $-412
Rent	-10% $-447	-5% $-357	+0% $-268	+5% $-179	+10% $-89
Rate	-1.0pp $-140	-0.5pp $-203	base $-268	+0.5pp $-334	+1.0pp $-401

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: $63,625
• Closing costs: $7,635
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
102 Elmsford Rd Syracuse, NY	3.0	2.0	1297	$2,295	$1.77	45d	1	0.64mi
6606 Woodchuck Hill Rd Jamesville, NY	3.0	1.0	1625	$1,800	$1.11	15d	1	0.72mi
4449 E Genesee St Syracuse, NY	3.0	1.0	1100	$2,100	$1.91	15d	1	1.06mi
15 Wexford Rd Syracuse, NY	4.0	1.0	1416	$2,400	$1.69	15d	1	1.14mi
129 Orvilton Dr Syracuse, NY	3.0	2.5	1693	$2,950	$1.74	45d	1	1.20mi

Listing history 2 events

1. 2026-05-06
   status Pending 244-char remark
2. 2026-05-01
   listed $254,500 Active 244-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: $7,368 · $614/mo
• Projected year-2 tax: $7,368 · $614/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 ≥93°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: $27,140
• − Mortgage interest: −$14,256
• − Property taxes: −$7,368
• − Insurance: −$1,272
• − Repairs & maintenance: −$2,171
• − Management: −$2,171
• − Depreciation: −$7,404
• Taxable loss: −$7,502
• Est. tax savings @ 24.0%: +$1,801
• After-tax cash flow: $-1,415/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: Jamesville-Dewitt Central School District
• NCES district ID: 3609090
• Math proficiency: 69% ▼ -8.00%
• Reading proficiency: 71% ▲ 3.00%
• Median HH income: $74,483
• Composite: 61.71/100
• National rank: #739
• State rank: #124 of 590 in NY

Livability — De Witt

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: De Witt, NY
• City population: 8,713
• Population (ZIP): 10,564

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 (76%)
• Race & ethnicity: White 76% Asian 11% Two or more races 7% Black 5% Hispanic / Latino 2%
• Common ancestry: Lithuanian 4% Romanian 3% Italian 2%
• Foreign-born: 10% · China, Canada, South Korea
• Languages at home: 84% English-only · Other Indo-European 7% Chinese 4% Spanish 2%

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: ▼ -14.31%
• Current HPI: 311.5908
• 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

2 events — show timeline

• 2026-05-06 Pending — CNYIS
• 2026-05-01 Listed $254,500 CNYIS

Property tax history

+8.7%/yr

Latest (2025): $7,368 · +3.5% YoY. Source: county tax records.