133 Hobart Ave · Syracuse, NY 13205

$139,900

3 bd · 1.0 ba · 1,248 sqft · SingleFamily public records · 29 Days on market

Built 1930 4,000 sqft lot Est $144k · at est.

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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 +29.7/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +8.6/15.0
• 1% rule +7.5/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks

Lead remediated home. No worries here! Like New home with refinished hardwood floors, all new windows and doors, and kitchen cabinets. Roof only 2 years old and updated mechanicals. Step in here and do nothing accept bring your furniture. Wait to you see this kitchen!

Key facts

• New doors
• Updated mechanicals
• Kitchen cabinets

Tags

• REMEDIATED HOME
• REFINISHED HARDWOOD FLOORS
• NEW WINDOWS
• NEW DOORS
• KITCHEN CABINETS
• UPDATED MECHANICALS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $511 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $138k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.7% vs local median 8.2% in Syracuse — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 $15k of equity ($967 loan paydown + $14k 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 $39k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($138k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y 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 $13k; list at $140k implies a 968% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $137,801 (1.5% below list)

Questions for the listing agent

1. Built in 1930 — 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: 1.25% ✓
• Cap rate: 10.68%
• Cash-on-cash: 15.67%
• DSCR: 1.70
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $143,520
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
133 Hobart Ave	0.00mi	3/1.0	1,248 (0%)	1mo	$145,000	$116	99
184 W Matson Ave	0.27mi	3/1.5	1,142 (-8%)	5mo	$105,000	$92	67
147 E Matson Ave	0.05mi	4/2.5 (+1)	1,421 (+14%)	3mo	$80,000	$56	61
358 W Newell St	0.64mi	3/1.0	1,197 (-4%)	4mo	$19,900	$17	60
237 Evaleen Ave #39	0.63mi	3/1.0	1,298 (+4%)	5mo	$128,750	$99	60
435 Jamesville Ave	0.70mi	3/1.0	1,296 (+4%)	3mo	$179,000	$138	58
415 Thurber St	0.65mi	3/1.5	1,165 (-7%)	1mo	$165,000	$142	56
118 W Lafayette Ave	0.51mi	3/1.5	1,373 (+10%)	6mo	$153,700	$112	52
403 Pacific Ave	0.70mi	2/1.0 (-1)	1,331 (+7%)	3mo	$130,000	$98	48
604 W Ostrander Ave	0.70mi	2/2.5 (-1)	1,320 (+6%)	1mo	$201,000	$152	46
222 Vincent St	0.70mi	3/1.0	1,071 (-14%)	2mo	$190,000	$177	42
218 Girard Ave	0.69mi	2/1.0 (-1)	1,080 (-14%)	3mo	$123,750	$115	38

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: 35.9%
• Equity multiple: 3.78×
• Total profit: $108,727
• Equity at exit: $126,033

10-year hold

• IRR: 30.9%
• Equity multiple: 8.52×
• Total profit: $294,500
• Equity at exit: $271,795

Cash invested: $39,172 (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: 6.7×

Monthly cashflow live

• Estimated rent: $1,743 high
• Mortgage (P&I): −$734
• Tax from tax record: −$74 /mo · $885/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $511

Break-even live

Break-even rent $1,096

Max offer price $139,900

Occupancy floor 66%

Sensitivity live

Price	-10% $591	-5% $551	+0% $511	+5% $472	+10% $432
Rent	-10% $374	-5% $443	+0% $511	+5% $580	+10% $649
Rate	-1.0pp $582	-0.5pp $547	base $511	+0.5pp $475	+1.0pp $438

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
147 E Matson Ave Syracuse, NY	3.0	2.5	1421	$2,000	$1.41	22d	1	0.04mi
102 Newbury Hollow Ln Syracuse, NY	2.0	1.5	1200	$1,550	$1.29	15d	1	0.28mi
116 Newbury Hollow Ln Syracuse, NY	1.0–2.0	1.0	825	$1,295	$1.57	15d	7	0.40mi
2859 S Salina St Unit 2 Syracuse, NY	2.0	1.0	1000	$1,200	$1.20	45d	1	0.49mi
154 Seeley Ave Syracuse, NY	4.0	1.0	1312	$2,100	$1.60	15d	1	0.79mi
508-10 W Brighton Ave Syracuse, NY	2.0	1.0	735	$1,350	$1.84	15d	13	0.85mi
260 Robert Dr Syracuse, NY	3.0	1.5	1200	$2,097	$1.75	45d	1	0.97mi
259 Robert Dr Syracuse, NY	3.0	1.5	1350	$699	$0.52	45d	1	0.97mi
300 Mains Ave Unit Bradford-7 Syracuse, NY	2.0	1.0	1200	$1,100	$0.92	15d	1	1.02mi
683 E Seneca Tpke Syracuse, NY	1.0–2.0	1.0–2.0	937	$1,550	$1.65	15d	4	1.06mi
213 Fletcher Ave Unit 2 Syracuse, NY	3.0	1.0	1200	$1,700	$1.42	15d	1	1.35mi
158 Parkway Dr Syracuse, NY	4.0	3.0	1029	$2,250	$2.19	22d	1	1.37mi

Listing history 13 events

1. 2026-03-31
   status Pending
2. 2026-03-02
   listed $139,900 Active
3. 2023-08-06
   status Under Contract- Do Not Show
4. 2023-08-05
   historical
5. 2023-08-03
   price $54,900
6. 2023-07-08
   listed $59,900 Active
7. 2023-02-24
   status Under Contract- Do Not Show
8. 2023-02-24
   historical
9. 2022-10-19
   listed $59,900 Active
10. 2017-03-17
    soldstatus $13,100 Closed Sale or Rented
11. 2017-02-08
    historical Under Contract- Do Not Show
12. 2017-01-30
    listed $11,999 Active
13. 2002-04-30
    soldstatus $40,000

ⓘ 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: $885 · $74/mo
• Projected year-2 tax: $1,624 · $135/mo
• Expected delta: +$740/yr (+$62/mo · 83.6%)

ⓘ 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 ≥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: $20,917
• − Mortgage interest: −$7,837
• − Property taxes: −$885
• − Insurance: −$700
• − Repairs & maintenance: −$1,673
• − Management: −$1,673
• − Depreciation: −$4,070
• Taxable income: $4,080
• Est. tax owed @ 24.0%: −$979
• After-tax cash flow: $5,157/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

+249.8% since first listed

13 events — show timeline

• 2026-03-31 Pending — CNYIS
• 2026-03-02 Listed $139,900 CNYIS
• 2023-08-06 Pending — CNYIS
• 2023-08-05 Listing Removed — CNYIS
• 2023-08-03 Price Changed $54,900 CNYIS
• 2023-07-08 Listed $59,900 CNYIS
• 2023-02-24 Pending — CNYIS
• 2023-02-24 Listing Removed — CNYIS
• 2022-10-19 Listed $59,900 CNYIS
• 2017-03-17 Sold (MLS) $13,100 CNYIS
• 2017-02-08 Contingent — CNYIS
• 2017-01-30 Listed $11,999 CNYIS
• 2002-04-30 Sold (Public Records) $40,000 Public Records

Property tax history

-0.2%/yr

Latest (2025): $885 · +0.0% YoY. Source: county tax records.