120 Marvin Rd · Syracuse, NY 13207

$90,000

3 bd · 1.0 ba · 1,228 sqft · SingleFamily public records · 34 Days on market

Built 1935 5,522 sqft lot Est $139k · 35% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Valley area 2 story needs your tlc. spacious rooms, deep yard

Key facts

• Newer roof
• Cape cod layout
• 5,522 sq ft lot

Tags

• NEWER ROOF
• STABLE RENTAL LOCATION
• CAPE COD LAYOUT

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 $640 ($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: $87k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.8% 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: 63 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $622 of loan paydown is wiped out by about $3k 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 $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y 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 $60k; list at $90k implies a 50% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $87,300 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 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 1935 — 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: 1.75% ✓
• Cap rate: 14.83%
• Cash-on-cash: 30.48%
• DSCR: 2.36
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $138,764
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
160 Berger Ave	0.32mi	3/1.0	1,162 (-5%)	0mo	$35,000	$30	76
109 Smith Rd	0.56mi	2/1.0 (-1)	1,244 (+1%)	2mo	$155,500	$125	66
144 Oakdale Dr	0.35mi	3/1.5	1,344 (+9%)	1mo	$72,000	$54	65
160 Baldwin Ave	0.28mi	2/1.0 (-1)	1,104 (-10%)	4mo	$75,000	$68	62
604 W Ostrander Ave	0.33mi	2/2.5 (-1)	1,320 (+8%)	1mo	$201,000	$152	60
141 Charmouth Dr	0.68mi	3/1.5	1,248 (+2%)	4mo	$65,000	$52	60
122 Charmouth Dr	0.69mi	3/1.0	1,286 (+5%)	1mo	$187,500	$146	59
403 Pacific Ave	0.45mi	2/1.0 (-1)	1,331 (+8%)	3mo	$130,000	$98	57
218 Girard Ave	0.38mi	2/1.0 (-1)	1,080 (-12%)	3mo	$123,750	$115	55
721 Ballantyne Rd	0.39mi	2/1.5 (-1)	1,047 (-15%)	1mo	$130,000	$124	50
122 Maxwell Ave	0.41mi	3/2.0	1,410 (+15%)	4mo	$160,000	$113	49
142 Maxwell Ave	0.41mi	4/2.0 (+1)	1,392 (+13%)	4mo	$122,500	$88	47

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: 25.2%
• Equity multiple: 2.04×
• Total profit: $26,201
• Equity at exit: $13,419

10-year hold

• IRR: 32.9%
• Equity multiple: 3.99×
• Total profit: $75,368
• Equity at exit: $7,782

Cash invested: $25,200 (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 13207

• Home prices YoY: -23.0%
• Active inventory: 63
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,574 high
• Mortgage (P&I): −$472
• Tax from tax record: −$94 /mo · $1,128/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $640

Break-even live

Break-even rent $764

Max offer price $90,000

Occupancy floor 54%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
300 Mains Ave Unit Bradford-7 Syracuse, NY	2.0	1.0	1200	$1,100	$0.92	13d	1	0.41mi
213 Fletcher Ave Unit 2 Syracuse, NY	3.0	1.0	1200	$1,700	$1.42	13d	1	0.44mi
508-10 W Brighton Ave Syracuse, NY	2.0	1.0	735	$1,350	$1.84	13d	13	0.63mi
158 Parkway Dr Syracuse, NY	4.0	3.0	1029	$2,250	$2.19	21d	1	0.88mi
147 E Matson Ave Syracuse, NY	3.0	2.5	1421	$2,000	$1.41	21d	1	0.98mi
154 Seeley Ave Syracuse, NY	4.0	1.0	1312	$2,100	$1.60	13d	1	0.98mi
2859 S Salina St Unit 2 Syracuse, NY	2.0	1.0	1000	$1,200	$1.20	43d	1	1.00mi
102 Newbury Hollow Ln Syracuse, NY	2.0	1.5	1200	$1,550	$1.29	13d	1	1.24mi
116 Newbury Hollow Ln Syracuse, NY	1.0–2.0	1.0	825	$1,295	$1.57	13d	7	1.37mi
409 Stolp Ave Syracuse, NY	1.0–3.0	1.0	849	$1,575	$1.86	13d	5	1.37mi

Listing history 11 events

1. 2026-04-01
   status Pending
2. 2026-03-20
   historical Active Under Contract
3. 2026-02-25
   listed $90,000 Active
4. 2021-07-29
   soldstatus $60,000
5. 2016-02-12
   soldstatus $22,000 Closed Sale or Rented 61-char remark

   Show marketing remark (61 chars)

   Valley area 2 story needs your tlc. spacious rooms, deep yard

6. 2016-01-26
   historical Under Contract- Do Not Show 61-char remark

   Show marketing remark (61 chars)

   Valley area 2 story needs your tlc. spacious rooms, deep yard

7. 2016-01-09
   price $28,900 61-char remark

   Show marketing remark (61 chars)

   Valley area 2 story needs your tlc. spacious rooms, deep yard

8. 2015-12-18
   price $31,900 61-char remark

   Show marketing remark (61 chars)

   Valley area 2 story needs your tlc. spacious rooms, deep yard

9. 2015-11-18
   listed $35,000 Active 61-char remark

   Show marketing remark (61 chars)

   Valley area 2 story needs your tlc. spacious rooms, deep yard

10. 2005-01-31
    soldstatus $30,000
11. 2002-09-17
    soldstatus $59,000

ⓘ 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: $1,128 · $94/mo
• Projected year-2 tax: $1,325 · $110/mo
• Expected delta: +$196/yr (+$16/mo · 17.4%)

ⓘ 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: $18,891
• − Mortgage interest: −$5,041
• − Property taxes: −$1,128
• − Insurance: −$450
• − Repairs & maintenance: −$1,511
• − Management: −$1,511
• − Depreciation: −$2,618
• Taxable income: $6,631
• Est. tax owed @ 24.0%: −$1,591
• After-tax cash flow: $6,091/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): 12,383

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 0.68)
• Race & ethnicity: White 43% Black 33% Hispanic / Latino 17% Two or more races 11% Native American 1% Asian 1%
• Hispanic origin (detail): Puerto Rican 13% Cuban 1%
• Common ancestry: Romanian 3% Lithuanian 1% Slovak 1%
• Foreign-born: 4% · Canada, South Korea
• Languages at home: 89% English-only · Spanish 9% French/Haitian/Cajun 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: ▼ -95.17%
• Current HPI: 318.9257
• 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

+52.5% since first listed

11 events — show timeline

• 2026-04-01 Pending — CNYIS
• 2026-03-20 Contingent — CNYIS
• 2026-02-25 Listed $90,000 CNYIS
• 2021-07-29 Sold (Public Records) $60,000 Public Records
• 2016-02-12 Sold (MLS) $22,000 CNYIS
• 2016-01-26 Contingent — CNYIS
• 2016-01-09 Price Changed $28,900 CNYIS
• 2015-12-18 Price Changed $31,900 CNYIS
• 2015-11-18 Listed $35,000 CNYIS
• 2005-01-31 Sold (Public Records) $30,000 Public Records
• 2002-09-17 Sold (Public Records) $59,000 Public Records

Property tax history

-0.5%/yr

Latest (2025): $1,128 · +0.0% YoY. Source: county tax records.