920 Oak St · Syracuse, NY 13203

$174,900

5 bd · 1.5 ba · 1,664 sqft · SingleFamily public records · 36 Days on market

Built 1880 4,600 sqft lot $105/sqft · 11% below area Est $195k · 11% under

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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 +29.3/30.0
• ARV discount +12.2/15.0
• DSCR +10.0/10.0
• 1% rule +7.3/10.0
• Rent growth +4.6/5.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

WELL MAINTAINED 4 BEDROOM COLONIAL WITH VINYL SIDING AND A LARGE 3 CAR DETACHED GARAGE. GREAT FOR STOREAGE OR FOR THE SELF EMPLOYED INDIVIDUAL. THIS WONDERFUL HOME WAS ONCE A TWO FAMILY AND CAN EASILY BE TURNED BACK INTO ONE.

Key facts

• 4,600 sq ft lot
• 3 garage spots
• Built 1880

Tags

• POTENTIAL FOR A 5TH BEDROOM
• IMPRESSIVE 3.5-CAR GARAGE

Property features AI

Exterior

• Parking: Detached garage; Three garage spaces
• Utilities: Cable available; High-speed internet available; Public water connected; Sewer connected; Circuit breaker electrical
• Home design: Two-story house; Existing construction
• Construction: Vinyl siding; Copper plumbing; Block foundation
• Exterior features: Enclosed porch; Covered porch; Porch; Blacktop driveway; Near public transit; Rectangular residential lot; City street frontage

Interior

• Kitchen: Electric cooktop; Electric oven; Electric range; Disposal; Refrigerator
• Bedrooms: One bedroom on the main level
• Flooring: Hardwood; Laminate; Tile; Varies
• Bathrooms: Two full bathrooms; One full bathroom on the main level
• Heating & cooling: Gas forced-air heating
• Interior features: Separate formal living room; Separate formal dining room; Pantry; Storage; Solid surface counters
• Laundry & utility: Laundry located in the basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 5-bed/1.5-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $616 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $170k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.5% 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: Rents rising fast (+8.4%/yr); 55 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 616 units permitted in Onondaga County in 2024 (256 in 5+ unit buildings).
• At $2,148/mo this rent would consume 55% of the median local household income ($47k/yr) (locally 1566% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $49k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 14y 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 $52k; list at $175k implies a 236% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1880 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $169,653 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1880 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.23% ✓
• Cap rate: 10.52%
• Cash-on-cash: 15.11%
• DSCR: 1.67
• GRM: 6.8

CMA / ARV

• ARV (median comp): $195,461
• List price: $174,900
• Delta: -10.52%
• 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
619 Dewitt St	0.19mi	4/1.5 (-1)	1,588 (-5%)	5mo	$248,000	$156	74
105 Park St	0.15mi	4/1.5 (-1)	1,776 (+7%)	4mo	$195,000	$110	73
416 Elm St	0.65mi	4/1.5 (-1)	1,665 (+0%)	6mo	$215,000	$129	59
1521 Grant Blvd	0.50mi	4/1.5 (-1)	1,625 (-2%)	10mo	$185,000	$114	59
1309 Oak St	0.33mi	4/1.5 (-1)	1,904 (+14%)	0mo	$225,000	$118	55
805 Highland St	0.31mi	4/2.0 (-1)	1,484 (-11%)	11mo	$155,000	$104	52
805 E E Division St St	0.57mi	4/1.0 (-1)	1,608 (-3%)	11mo	$90,000	$56	52
1625 Butternut St	0.71mi	4/2.0 (-1)	1,623 (-2%)	8mo	$151,000	$93	50
318 Wendell Ter	0.42mi	4/2.5 (-1)	1,866 (+12%)	3mo	$252,000	$135	49
508 Elm St	0.54mi	4/1.0 (-1)	1,440 (-14%)	0mo	$160,000	$111	45
127 Schuler St	0.72mi	4/1.5 (-1)	1,448 (-13%)	1mo	$225,000	$155	39
112 Eldorado St	0.71mi	4/2.5 (-1)	1,896 (+14%)	4mo	$134,900	$71	31

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 10.9%
• Equity multiple: 1.45×
• Total profit: $22,229
• Equity at exit: $26,078

10-year hold

• IRR: 23.4%
• Equity multiple: 3.48×
• Total profit: $121,394
• Equity at exit: $15,122

Cash invested: $48,972 (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 13203

• Home prices YoY: -11.9%
• Rents YoY: 8.4%
• Active inventory: 55
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $2,148 medium
• Mortgage (P&I): −$917
• Tax from tax record: −$90 /mo · $1,084/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$451
• Net cashflow: $616

Break-even live

Break-even rent $1,368

Max offer price $174,900

Occupancy floor 66%

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
423 Wendell Ter Syracuse, NY	4.0	1.0	1312	$2,500	$1.91	13d	1	0.47mi
746 E Laurel St Unit 1 Syracuse, NY	4.0	2.0	1400	$1,500	$1.07	43d	1	0.47mi
135 Lexington Ave Unit 22 Syracuse, NY	5.0	2.0	1150	$2,500	$2.17	43d	1	1.41mi

Listing history 22 events

1. 2026-06-18
   days on market $174,900 Active 36 DOM
2. 2026-06-17
   days on market $174,900 Active 35 DOM
3. 2026-06-16
   days on market $174,900 Active 34 DOM
4. 2026-06-15
   days on market $174,900 Active 33 DOM
5. 2026-06-14
   days on market $174,900 Active 31 DOM
6. 2026-06-13
   days on market $174,900 Active 30 DOM
7. 2026-06-10
   days on market $174,900 Active 28 DOM
8. 2026-06-09
   days on market $174,900 Active 27 DOM
9. 2026-06-08
   days on market $174,900 Active 26 DOM
10. 2026-06-07
    days on market $174,900 Active 25 DOM
11. 2026-06-05
    days on market $174,900 Active 22 DOM
12. 2026-06-02
    days on market $174,900 Active 20 DOM
13. 2026-06-01
    days on market $174,900 Active 19 DOM
14. 2026-05-31
    days on market $174,900 Active 18 DOM
15. 2026-05-30
    days on market $174,900 Active 17 DOM
16. 2026-05-13
    listed $174,900 Active 625-char remark
17. 2013-09-27
    historical 225-char remark

    Show marketing remark (225 chars)

    WELL MAINTAINED 4 BEDROOM COLONIAL WITH VINYL SIDING AND A LARGE 3 CAR DETACHED GARAGE. GREAT FOR STOREAGE OR FOR THE SELF EMPLOYED INDIVIDUAL. THIS WONDERFUL HOME WAS ONCE A TWO FAMILY AND CAN EASILY BE TURNED BACK INTO ONE.

18. 2013-09-26
    soldstatus $52,000 225-char remark

    Show marketing remark (225 chars)

    WELL MAINTAINED 4 BEDROOM COLONIAL WITH VINYL SIDING AND A LARGE 3 CAR DETACHED GARAGE. GREAT FOR STOREAGE OR FOR THE SELF EMPLOYED INDIVIDUAL. THIS WONDERFUL HOME WAS ONCE A TWO FAMILY AND CAN EASILY BE TURNED BACK INTO ONE.

19. 2013-09-26
    soldstatus $52,000

    Show marketing remark (225 chars)

    WELL MAINTAINED 4 BEDROOM COLONIAL WITH VINYL SIDING AND A LARGE 3 CAR DETACHED GARAGE. GREAT FOR STOREAGE OR FOR THE SELF EMPLOYED INDIVIDUAL. THIS WONDERFUL HOME WAS ONCE A TWO FAMILY AND CAN EASILY BE TURNED BACK INTO ONE.

20. 2013-04-16
    listed $58,900 225-char remark

    Show marketing remark (225 chars)

    WELL MAINTAINED 4 BEDROOM COLONIAL WITH VINYL SIDING AND A LARGE 3 CAR DETACHED GARAGE. GREAT FOR STOREAGE OR FOR THE SELF EMPLOYED INDIVIDUAL. THIS WONDERFUL HOME WAS ONCE A TWO FAMILY AND CAN EASILY BE TURNED BACK INTO ONE.

21. 2012-07-30
    listed $59,900
22. 2003-01-02
    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: $1,084 · $90/mo
• Projected year-2 tax: $2,020 · $168/mo
• Expected delta: +$936/yr (+$78/mo · 86.3%)

ⓘ 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 ≥94°F today · 15 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: $25,776
• − Mortgage interest: −$9,797
• − Property taxes: −$1,084
• − Insurance: −$874
• − Repairs & maintenance: −$2,062
• − Management: −$2,062
• − Depreciation: −$5,088
• Taxable income: $4,808
• Est. tax owed @ 24.0%: −$1,154
• After-tax cash flow: $6,244/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): 16,180
• Household income: $46,997
• Rent vs Own: 63.8% rent · 36.2% own
• Severe rent burden: 1566.0

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 0.67)
• Race & ethnicity: White 52% Black 22% Hispanic / Latino 11% Two or more races 9% Asian 7%
• Hispanic origin (detail): Puerto Rican 6% Cuban 2%
• Common ancestry: Romanian 3% Lithuanian 2% Iranian 2%
• Foreign-born: 13% · Canada, India, Philippines
• Languages at home: 81% English-only · Spanish 6% Other Indo-European 3% Other Asian/Pacific 3%

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: ▼ -35.69%
• Current HPI: 263.2588
• Rent YoY: ▲ 8.39%
• 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

+337.2% since first listed

7 events — show timeline

• 2026-05-13 Listed $174,900 CNYIS
• 2013-09-27 Listing Removed — CNYIS
• 2013-09-26 Sold (Public Records) $52,000 Public Records
• 2013-09-26 Sold (MLS) $52,000 CNYIS
• 2013-04-16 Listed $58,900 CNYIS
• 2012-07-30 Listed $59,900 CNYIS
• 2003-01-02 Sold (Public Records) $40,000 Public Records

Property tax history

-0.4%/yr

Latest (2025): $1,084 · -0.3% YoY. Source: county tax records.