906 Park St · Syracuse, NY 13208

$89,900

3 bd · 1.0 ba · 1,244 sqft · SingleFamily public records · 88 Days on market

Built 1840 3,539 sqft lot $72/sqft · 12% above area Est $80k · 12% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +2.0/15.0
• Schools +1.8/10.0

Listing remarks MLS

Well-maintained two-bedroom ranch offering immediate occupancy and strong long-term value. This property features an open floor plan with a spacious updated kitchen complete with gas stove, dishwasher, microwave, and ample cabinetry. The layout provides comfortable single-level living with a seamless flow between kitchen and main living space. Full bathroom includes tiled shower. All utilities are in working order. Mechanical systems are functional and the home has been maintained for ease of ownership. Exterior highlights include a fully fenced yard, covered back porch, and large open front porch providing additional living space. Manageable footprint makes for low maintenance while still offering outdoor privacy. Located in a stable rental corridor with consistent demand and convenient access to retail services, medical centers, and major roadways. Suitable for owner-occupants seeking efficient one-level living or investors looking for a solid addition to a rental portfolio. Move-in ready condition.

Key facts

• Open floor plan
• Gas stove
• Updated kitchen

Tags

• OPEN FLOOR PLAN
• UPDATED KITCHEN
• GAS STOVE
• COVERED BACK PORCH
• FULLY FENCED YARD
• LARGE OPEN FRONT PORCH

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $690 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $85k (6.0% below list) — sets the bar for market timing.
• Cap rate 15.5% vs local median 8.2% in Syracuse — 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 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: 99 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 616 units permitted in Onondaga County in 2024 (256 in 5+ unit buildings).
• This rent runs 43% of the median local income ($45k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $10k of equity ($622 loan paydown + $9k 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 $25k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 88 days — a 6% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 8y 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 $31k; list at $90k implies a 192% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1840 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $84,506 (6.0% below list)

Questions for the listing agent

1. It's been on market 88 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1840 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.78% ✓
• Cap rate: 15.51%
• Cash-on-cash: 32.92%
• DSCR: 2.46
• GRM: 4.7

CMA / ARV

• ARV (median comp): $80,141
• List price: $89,900
• Delta: 12.18%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
928 Kirkpatrick St N	0.61mi	3/1.0	1,236 (-1%)	0mo	$145,000	$117	70
611 Highland St	0.35mi	3/1.0	1,302 (+5%)	7mo	$95,000	$73	70
231 Grumbach Ave	0.39mi	3/1.0	1,152 (-7%)	0mo	$75,000	$65	69
108 High St	0.43mi	3/1.0	1,276 (+3%)	8mo	$175,000	$137	68
116 Steuben St	0.30mi	3/1.0	1,104 (-11%)	8mo	$90,000	$82	60
2363 Grant Blvd	0.63mi	2/1.0 (-1)	1,215 (-2%)	5mo	$153,700	$127	58
310 Helen St	0.65mi	2/1.5 (-1)	1,274 (+2%)	4mo	$191,000	$150	55
117 Lawrence St	0.37mi	3/1.0	1,416 (+14%)	6mo	$90,000	$64	55
321 Dewitt St	0.67mi	3/1.5	1,310 (+5%)	6mo	$175,000	$134	53
200 Helen St	0.64mi	2/1.5 (-1)	1,329 (+7%)	5mo	$175,100	$132	48
621 Dewitt St	0.70mi	3/1.0	1,113 (-10%)	9mo	$190,000	$171	42
1212 Spring St	0.69mi	4/1.5 (+1)	1,115 (-10%)	4mo	$71,000	$64	40

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: 49.4%
• Equity multiple: 4.69×
• Total profit: $92,933
• Equity at exit: $80,989

10-year hold

• IRR: 43.1%
• Equity multiple: 10.50×
• Total profit: $239,079
• Equity at exit: $174,656

Cash invested: $25,172 (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 13208

• Home prices YoY: 8.4%
• Active inventory: 99
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,600 high
• Mortgage (P&I): −$471
• Tax from tax record: −$65 /mo · $778/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $690

Break-even live

Break-even rent $726

Max offer price $89,900

Occupancy floor 52%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
912 Park St Unit 1 Syracuse, NY	3.0	1.0	1040	$1,200	$1.15	44d	1	0.04mi
610 E Division St Unit F2 Syracuse, NY	2.0	1.0	900	$1,150	$1.28	44d	1	0.15mi
746 E Laurel St Unit 2F Syracuse, NY	2.0	1.0	800	$1,100	$1.38	44d	1	0.30mi
746 E Laurel St Unit 1 Syracuse, NY	4.0	2.0	1400	$1,500	$1.07	44d	1	0.30mi
807-13 N Salina St Unit 809A Syracuse, NY	2.0	1.0	1020	$1,325	$1.30	44d	1	0.36mi
205 Beecher St Unit 3 Syracuse, NY	2.0	1.0	815	$1,100	$1.35	44d	1	0.42mi
517 N Salina St Unit 4 Syracuse, NY	2.0	1.0	700	$1,050	$1.50	14d	1	0.46mi
210 W Division St Unit 24 Syracuse, NY	2.0	2.0	1200	$1,850	$1.54	21d	1	0.58mi
721 N Clinton St Unit 105 Syracuse, NY	2.0	2.0	1000	$1,475	$1.48	44d	1	0.58mi
721 N Clinton St Unit 213 Syracuse, NY	2.0	2.0	1000	$1,550	$1.55	44d	1	0.58mi
210 W Division St Unit 87 Syracuse, NY	2.0	2.0	1200	$1,750	$1.46	44d	1	0.59mi
126 Woodruff Ave Syracuse, NY	3.0	1.0	1200	$1,675	$1.40	44d	1	0.64mi
416 Pearl St Unit 2 Syracuse, NY	3.0	1.0	900	$2,400	$2.67	14d	1	0.67mi
205A Hawley Ave Unit 213C Syracuse, NY	3.0	2.5	1350	$1,650	$1.22	44d	1	0.77mi
205A Hawley Ave Unit 211C Syracuse, NY	3.0	2.5	1350	$1,675	$1.24	44d	1	0.77mi
1507 N Salina St Unit 3 Syracuse, NY	3.0	2.0	1030	$1,350	$1.31	44d	1	0.80mi
373 Spencer St Unit 303 Syracuse, NY	2.0	1.5	1085	$1,850	$1.71	44d	1	0.84mi
200 Catherine St Apt 5 Syracuse, NY	2.0	1.0	850	$1,550	$1.82	44d	1	0.86mi
286 Ross Park Syracuse, NY	3.0	1.0	1100	$1,500	$1.36	44d	1	0.92mi
525 Burnet Ave Unit First Floor Syracuse, NY	3.0	1.0	900	$1,650	$1.83	44d	1	0.95mi
208 W Water St Syracuse, NY	2.0	2.0	962	$1,800	$1.87	44d	1	0.97mi
101 S Salina St Syracuse, NY	2.0	1.0	651	$2,871	$4.41	14d	14	0.99mi
423 Wendell Ter Syracuse, NY	4.0	1.0	1312	$2,500	$1.91	14d	1	1.00mi
324 W Water St Unit 106 Syracuse, NY	2.0	1.0	1436	$2,095	$1.46	21d	1	1.04mi
324 W Water St Syracuse, NY	2.0	1.0	1007	$1,975	$1.96	14d	6	1.04mi
129 W Fayette St Unit 217 Syracuse, NY	2.0	2.0	1100	$1,550	$1.41	14d	1	1.10mi
321 S Salina St Unit 201 Syracuse, NY	2.0	1.0	1446	$2,450	$1.69	44d	1	1.12mi
321 S Salina St Unit 501 Syracuse, NY	2.0	1.0	1446	$3,000	$2.07	44d	1	1.12mi
317 S Clinton St Unit 4A Syracuse, NY	2.0	1.5	1500	$2,100	$1.40	14d	1	1.12mi
317 S Clinton St Unit 3A Syracuse, NY	2.0	2.0	1500	$2,100	$1.40	44d	1	1.12mi
110 Walton St Unit 301 Syracuse, NY	2.0	2.0	1051	$2,000	$1.90	21d	1	1.14mi
110 Walton St Unit 201 Syracuse, NY	2.0	2.0	1051	$2,200	$2.09	44d	1	1.14mi
120 Walton St Syracuse, NY	1.0–2.0	1.0–2.0	825	$3,200	$3.88	44d	2	1.14mi
1618 James St #3 Syracuse, NY	2.0	1.0	1150	$2,200	$1.91	14d	1	1.16mi
201 E Jefferson St Syracuse, NY	2.0	1.0	662	$1,626	$2.45	14d	9	1.17mi
205 E Jefferson St Unit 2B Syracuse, NY	2.0	2.5	1100	$2,200	$2.00	21d	1	1.17mi
900 E Fayette St Syracuse, NY	1.0–2.0	1.0	817	$1,995	$2.44	14d	9	1.21mi
538 Erie Blvd W Syracuse, NY	2.0	2.0	1110	$2,100	$1.89	21d	1	1.22mi
60 Presidential Plz Syracuse, NY	1.0–2.0	1.0–1.5	970	$1,315	$1.36	44d	1	1.26mi
1132 Wolf St Unit 4 Syracuse, NY	3.0	1.0	1041	$1,350	$1.30	44d	1	1.27mi

Listing history 12 events

1. 2026-02-25
   listed $89,900 Active 1016-char remark

   Show marketing remark (1016 chars)

   Well-maintained two-bedroom ranch offering immediate occupancy and strong long-term value. This property features an open floor plan with a spacious updated kitchen complete with gas stove, dishwasher, microwave, and ample cabinetry. The layout provides comfortable single-level living with a seamless flow between kitchen and main living space. Full bathroom includes tiled shower. All utilities are in working order. Mechanical systems are functional and the home has been maintained for ease of ownership. Exterior highlights include a fully fenced yard, covered back porch, and large open front porch providing additional living space. Manageable footprint makes for low maintenance while still offering outdoor privacy. Located in a stable rental corridor with consistent demand and convenient access to retail services, medical centers, and major roadways. Suitable for owner-occupants seeking efficient one-level living or investors looking for a solid addition to a rental portfolio. Move-in ready condition.

2. 2026-02-23
   historical
3. 2025-09-23
   listed $89,900 Active
4. 2020-08-20
   soldstatus $30,750 Closed Sale or Rented
5. 2020-05-20
   status Pending Sale
6. 2020-05-13
   listed $34,900 Active
7. 2018-09-21
   soldstatus $39,000 Closed Sale or Rented
8. 2018-08-21
   status Pending Sale
9. 2018-08-15
   historical Continue to Show- Under Contract
10. 2018-08-14
    status Active
11. 2018-07-31
    historical Continue to Show- Under Contract
12. 2018-07-27
    listed $42,500 Active

ⓘ 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: $778 · $65/mo
• Projected year-2 tax: $1,149 · $96/mo
• Expected delta: +$371/yr (+$31/mo · 47.7%)

ⓘ 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: $19,203
• − Mortgage interest: −$5,036
• − Property taxes: −$778
• − Insurance: −$450
• − Repairs & maintenance: −$1,536
• − Management: −$1,536
• − Depreciation: −$2,615
• Taxable income: $7,252
• Est. tax owed @ 24.0%: −$1,740
• After-tax cash flow: $6,545/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): 22,993
• Household income: $44,712
• Rent vs Own: 50.8% rent · 49.2% own
• Severe rent burden: 1437.0

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: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: White 46% Black 24% Asian 14% Two or more races 10% Hispanic / Latino 6%
• Hispanic origin (detail): Puerto Rican 4% Dominican 1%
• Common ancestry: Romanian 3% Swedish 3% Italian 1%
• Foreign-born: 22% · Vietnam, Philippines, Canada
• Languages at home: 70% English-only · Spanish 6% Other Asian/Pacific 5% Vietnamese 4%

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: ▲ 30.91%
• Current HPI: 399.3284
• Rent YoY: —
• 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

+111.5% since first listed

12 events — show timeline

• 2026-02-25 Listed $89,900 CNYIS
• 2026-02-23 Listing Removed — CNYIS
• 2025-09-23 Listed $89,900 CNYIS
• 2020-08-20 Sold (MLS) $30,750 CNYIS
• 2020-05-20 Pending — CNYIS
• 2020-05-13 Listed $34,900 CNYIS
• 2018-09-21 Sold (MLS) $39,000 CNYIS
• 2018-08-21 Pending — CNYIS
• 2018-08-15 Contingent — CNYIS
• 2018-08-14 Relisted — CNYIS
• 2018-07-31 Contingent — CNYIS
• 2018-07-27 Listed $42,500 CNYIS

Property tax history

+2.4%/yr

Latest (2025): $778 · +0.0% YoY. Source: county tax records.