213 Freeman Ave · Solvay, NY 13209

$159,900

6 bd · 2.0 ba · 1,916 sqft · Townhouse public records · 4 Days on market

Built 1900 4,800 sqft lot $83/sqft · 23% below area Est $207k · 23% under

---

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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.6/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Back on market due to buyer not able to obtain financing. Lower level is vacant but could rent for about $1,100 per month. Upstairs tenant would like to stay and is current on rent. Great opportunity to own a duplex to add as an investment or live in one unit and rent out the other!

Key facts

• Fresh paint
• Front porch
• New flooring

Tags

• FRONT DOOR
• FRONT PORCH
• FRESH PAINT
• NEW FLOORING
• OFF-STREET PARKING

Property features AI

Finance

• Other: One unit shows $1,200 monthly rent and is month-to-month
• Financial info: Owner pays electricity, heat, hot water and water (per listing); Property operates as a 2-unit multi-family; Two separate gas meters and two separate electric meters; Operating expenses include electric and water/sewer

Exterior

• Parking: Paved parking with two or more spaces
• Utilities: Public water (connected); Sewer connected; Electric service connected
• Home design: Two-story building; Existing construction
• Construction: Shake siding exterior; Asphalt shingle roof; Block foundation; Built as existing (year built: existing)
• Exterior features: Rectangular residential lot with 40x120 dimensions; Near public transit; City street frontage; Paved parking

Interior

• Kitchen: Gas water heater
• Bedrooms: Two 2-bedroom units (bedroom counts listed per unit)
• Flooring: Carpet; Hardwood; Laminate; Tile; Varies
• Bathrooms: Each unit has one full bathroom (two full bathrooms total)
• Heating & cooling: Gas forced-air heating
• Interior features: Full basement; Varied flooring including carpet, hardwood, laminate and tile
• Laundry & utility: In-unit laundry in one unit

🏷️ Possibly a rental listed for sale. The $159,900 price doesn't fit this home's estimated sale value (~$207,224) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath townhouse listed at $160k.

Deal economics

• At list price, monthly cash flow is $665 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $160k).

Location & tenants

• Location reads 72/100 on livability (#350 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living A; Watch: employment D+, crime D, amenities F.
• Solvay Union Free School District (suburban): math 31% / reading 42% proficiency, ranked #550 of 590 in NY (top 93%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 59 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 616 units permitted in Onondaga County in 2024 (256 in 5+ unit buildings).
• This rent runs 44% of the median local income ($68k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 + 3.0% rent growth), your $45k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 10 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 $110k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $159,900

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. Crime grade is D 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: 1.57% ✓
• Cap rate: 11.29%
• Cash-on-cash: 17.83%
• DSCR: 1.79
• GRM: 5.3

CMA / ARV

• ARV (median comp): $207,224
• List price: $159,900
• Delta: -22.84%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
901 Willis Ave	0.46mi	6/2.0	1,812 (-5%)	3mo	$145,000	$80	67
915 Willis Ave	0.41mi	5/2.0 (-1)	1,992 (+4%)	14mo	$200,000	$100	58

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: 9.4%
• Equity multiple: 1.37×
• Total profit: $16,638
• Equity at exit: $23,842

10-year hold

• IRR: 18.6%
• Equity multiple: 2.56×
• Total profit: $69,741
• Equity at exit: $13,825

Cash invested: $44,772 (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 13209

• Home prices YoY: -7.7%
• Active inventory: 59
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $2,509 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$411 /mo · $4,934/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$527
• Net cashflow: $665

Break-even live

Break-even rent $1,666

Max offer price $159,900

Occupancy floor 68%

Sensitivity live

Price	-10% $756	-5% $711	+0% $665	+5% $620	+10% $575
Rent	-10% $467	-5% $566	+0% $665	+5% $765	+10% $864
Rate	-1.0pp $746	-0.5pp $706	base $665	+0.5pp $624	+1.0pp $582

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
312 Hall Ave Solvay, NY	5.0	2.5	1800	$3,600	$2.00	21d	1	0.27mi

Listing history 24 events

1. 2026-05-16
   status Pending 613-char remark
2. 2026-05-12
   listed $159,900 Active 613-char remark
3. 2022-07-22
   soldstatus $110,000
4. 2022-07-20
   soldstatus $110,000 Closed Sale or Rented 283-char remark

   Show marketing remark (283 chars)

   Back on market due to buyer not able to obtain financing. Lower level is vacant but could rent for about $1,100 per month. Upstairs tenant would like to stay and is current on rent. Great opportunity to own a duplex to add as an investment or live in one unit and rent out the other!

5. 2022-06-10
   historical Continue to Show- Under Contract 283-char remark

   Show marketing remark (283 chars)

   Back on market due to buyer not able to obtain financing. Lower level is vacant but could rent for about $1,100 per month. Upstairs tenant would like to stay and is current on rent. Great opportunity to own a duplex to add as an investment or live in one unit and rent out the other!

6. 2022-06-03
   status Active 283-char remark

   Show marketing remark (283 chars)

   Back on market due to buyer not able to obtain financing. Lower level is vacant but could rent for about $1,100 per month. Upstairs tenant would like to stay and is current on rent. Great opportunity to own a duplex to add as an investment or live in one unit and rent out the other!

7. 2022-05-09
   listed Continue to Show- Under Contract 283-char remark

   Show marketing remark (283 chars)

   Back on market due to buyer not able to obtain financing. Lower level is vacant but could rent for about $1,100 per month. Upstairs tenant would like to stay and is current on rent. Great opportunity to own a duplex to add as an investment or live in one unit and rent out the other!

8. 2022-05-09
   listed $110,000 283-char remark

   Show marketing remark (283 chars)

   Back on market due to buyer not able to obtain financing. Lower level is vacant but could rent for about $1,100 per month. Upstairs tenant would like to stay and is current on rent. Great opportunity to own a duplex to add as an investment or live in one unit and rent out the other!

9. 2022-01-31
   historical
10. 2022-01-24
    price $109,900
11. 2022-01-24
    status Active
12. 2022-01-12
    historical Continue to Show- Under Contract
13. 2021-12-07
    listed $117,499 Active
14. 2021-10-01
    historical
15. 2021-08-30
    listed $109,990 Active
16. 2021-08-14
    historical
17. 2021-06-25
    price $119,900
18. 2021-06-15
    listed $124,900 Active
19. 2019-01-24
    soldstatus $68,000 Closed Sale or Rented
20. 2019-01-24
    soldstatus $68,000
21. 2018-11-30
    status Pending Sale
22. 2018-08-31
    historical Continue to Show- Under Contract
23. 2018-08-23
    listed $75,000 Active
24. 2014-08-02
    listed $64,900

ⓘ 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: $4,934 · $411/mo
• Projected year-2 tax: $4,934 · $411/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 ≥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: $30,103
• − Mortgage interest: −$8,957
• − Property taxes: −$4,934
• − Insurance: −$800
• − Repairs & maintenance: −$2,408
• − Management: −$2,408
• − Depreciation: −$4,652
• Taxable income: $5,944
• Est. tax owed @ 24.0%: −$1,427
• After-tax cash flow: $6,558/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: Solvay Union Free School District
• NCES district ID: 3627150
• Math proficiency: 31% ▼ -14.00%
• Reading proficiency: 42% ▼ -4.00%
• Median HH income: $47,163
• Composite: 31.28/100
• National rank: #6018
• State rank: #550 of 590 in NY

Livability — Solvay

• Score: 72/100
• State rank: #350
• US rank: #5913

Category grades

Amenities F Commute F Cost of living A Crime D Employment D+ Housing A+ Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Solvay, NY
• County: Onondaga County · 247,257 people
• Metro: Syracuse, NY
• Population (ZIP): 12,714
• Household income: $68,138
• Rent vs Own: 29.6% rent · 70.4% own
• Severe rent burden: 210.0

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: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 6% Hispanic / Latino 6% Black 3%
• Hispanic origin (detail): Mexican 1% Puerto Rican 4%
• Common ancestry: Romanian 11% Subsaharan African 6% Lithuanian 2%
• Foreign-born: 11% · Canada, China
• Languages at home: 87% English-only · Russian/Polish/Slavic 5% Spanish 3% Arabic 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: ▼ -27.23%
• Current HPI: 326.7671
• 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

+146.4% since first listed

24 events — show timeline

• 2026-05-16 Pending — CNYIS
• 2026-05-12 Listed $159,900 CNYIS
• 2022-07-22 Sold (Public Records) $110,000 Public Records
• 2022-07-20 Sold (MLS) $110,000 CNYIS
• 2022-06-10 Contingent — CNYIS
• 2022-06-03 Relisted — CNYIS
• 2022-05-09 Listed — CNYIS
• 2022-05-09 Listed $110,000 CNYIS
• 2022-01-31 Listing Removed — CNYIS
• 2022-01-24 Price Changed $109,900 CNYIS
• 2022-01-24 Relisted — CNYIS
• 2022-01-12 Contingent — CNYIS
• 2021-12-07 Listed $117,499 CNYIS
• 2021-10-01 Listing Removed — CNYIS
• 2021-08-30 Listed $109,990 CNYIS
• 2021-08-14 Listing Removed — CNYIS
• 2021-06-25 Price Changed $119,900 CNYIS
• 2021-06-15 Listed $124,900 CNYIS
• 2019-01-24 Sold (Public Records) $68,000 Public Records
• 2019-01-24 Sold (MLS) $68,000 CNYIS
• 2018-11-30 Pending — CNYIS
• 2018-08-31 Contingent — CNYIS
• 2018-08-23 Listed $75,000 CNYIS
• 2014-08-02 Listed $64,900 CNYIS

Property tax history

+2.1%/yr

Latest (2025): $4,934 · +12.0% YoY. Source: county tax records.