207 Brooklea Dr · Syracuse, NY 13207

$144,900

3 bd · 1.5 ba · 1,192 sqft · SingleFamily public records · 35 Days on market

Built 1955 8,713 sqft lot $122/sqft · 25% below area Est $194k · 25% 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 +27.4/30.0
• ARV discount +15.0/15.0
• DSCR +9.6/10.0
• 1% rule +6.7/10.0
• 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

Adorable good sized home is located near a duck pond, low traffic area. Home has had recent interior remodeling. Nice sunroom off kitchen has sliders to fenced in backyard. This house has much surprising storage places. Full basement makes for a great playroom for children. Small pets are allowed. Must supply own refrigerator and stove. Great landlords.

Key facts

• Heated sun room
• Full basement
• Great privacy

Tags

• HEATED SUN ROOM
• FULLY FENCED PRIVATE BACK YARD
• FULL BASEMENT
• CORNER OFFICE TYPE ROOM
• GOOD SIZED CORNER LOT
• GREAT PRIVACY

Property features AI

Exterior

• Parking: Attached garage with garage door opener; 1 garage space
• Utilities: Cable available; High-speed internet available; Public water connected; Sewer connected
• Home design: One-story home; Resale property
• Construction: Metal roof; Aluminum siding; Full basement
• Exterior features: Blacktop driveway; Fully fenced yard; Private yard; See remarks

Interior

• Kitchen: Free-standing range; Gas oven; Gas range; Oven; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Hardwood; Laminate; Vinyl; Varies
• Bathrooms: 1 full bathroom; 1 half bathroom; 1 main level bathroom
• Heating & cooling: Gas forced air heating
• Interior features: Eat-in kitchen; Separate/formal living room; Sliding glass doors; Convertible bedroom; Main level primary; Sliding doors
• Laundry & utility: Laundry in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $422 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $141k (3.0% below list) — sets the bar for market timing.

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; 4 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

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k 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 $41k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 22y 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 $72k; list at $145k implies a 101% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $140,553 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 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 1955 — 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: 1.17% ✓
• Cap rate: 9.79%
• Cash-on-cash: 12.49%
• DSCR: 1.56
• GRM: 7.1

CMA / ARV

• ARV (median comp): $193,794
• List price: $144,900
• Delta: -25.23%
• 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
313 Academy Pl	0.03mi	4/1.0 (+1)	1,112 (-7%)	2mo	$170,000	$153	79
246 Academy Pl	0.05mi	3/1.0	1,080 (-9%)	3mo	$177,000	$164	78
206 Rosemont Dr	0.27mi	3/1.0	1,116 (-6%)	1mo	$170,000	$152	74
108 Norman Ave	0.06mi	4/1.0 (+1)	1,112 (-7%)	6mo	$174,000	$156	74
120 Maplewood Ave	0.56mi	3/1.0	1,221 (+2%)	8mo	$95,000	$78	61
171 Hopper Rd	0.62mi	3/1.5	1,244 (+4%)	4mo	$198,000	$159	60
221 Weymouth Rd	0.63mi	3/1.5	1,313 (+10%)	3mo	$203,000	$155	52
127 Thurlow Dr	0.75mi	3/2.0	1,256 (+5%)	7mo	$190,800	$152	48
154 Seeley Ave	0.66mi	3/1.0	1,321 (+11%)	3mo	$70,000	$53	46
197 Merritt Ave	0.46mi	4/1.0 (+1)	1,320 (+11%)	9mo	$92,000	$70	46
181 Brampton Rd	0.53mi	3/1.0	1,360 (+14%)	10mo	$190,000	$140	42
130 Cortland Pl	0.66mi	3/2.5	1,344 (+13%)	6mo	$194,250	$145	39

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: 2.2%
• Equity multiple: 1.08×
• Total profit: $3,380
• Equity at exit: $21,605

10-year hold

• IRR: 11.7%
• Equity multiple: 1.92×
• Total profit: $37,458
• Equity at exit: $12,528

Cash invested: $40,572 (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: 7.1×

Monthly cashflow live

• Estimated rent: $1,696 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$98 /mo · $1,171/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $422

Break-even live

Break-even rent $1,162

Max offer price $144,900

Occupancy floor 70%

Sensitivity live

Price	-10% $504	-5% $463	+0% $422	+5% $381	+10% $340
Rent	-10% $288	-5% $355	+0% $422	+5% $489	+10% $556
Rate	-1.0pp $495	-0.5pp $459	base $422	+0.5pp $385	+1.0pp $346

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: $36,225
• Closing costs: $4,347
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
154 Seeley Ave Syracuse, NY	4.0	1.0	1312	$2,100	$1.60	14d	1	0.64mi
300 Mains Ave Unit Bradford-7 Syracuse, NY	2.0	1.0	1200	$1,100	$0.92	14d	1	0.90mi
683 E Seneca Tpke Syracuse, NY	1.0–2.0	1.0–2.0	937	$1,550	$1.65	14d	4	1.31mi
147 E Matson Ave Syracuse, NY	3.0	2.5	1421	$2,000	$1.41	21d	1	1.47mi

Listing history 19 events

1. 2026-06-18
   days on market $144,900 Active 35 DOM
2. 2026-06-17
   days on market $144,900 Active 34 DOM
3. 2026-06-16
   days on market $144,900 Active 33 DOM
4. 2026-06-15
   days on market $144,900 Active 32 DOM
5. 2026-06-14
   days on market $144,900 Active 30 DOM
6. 2026-06-13
   days on market $144,900 Active 29 DOM
7. 2026-06-10
   days on market $144,900 Active 27 DOM
8. 2026-06-09
   days on market $144,900 Active 26 DOM
9. 2026-06-08
   days on market $144,900 Active 25 DOM
10. 2026-06-07
    days on market $144,900 Active 24 DOM
11. 2026-06-05
    days on market $144,900 Active 21 DOM
12. 2026-06-02
    days on market $144,900 Active 19 DOM
13. 2026-06-01
    days on market $144,900 Active 18 DOM
14. 2026-05-31
    days on market $144,900 Active 17 DOM
15. 2026-05-30
    days on market $144,900 Active 16 DOM
16. 2026-05-12
    listed $144,900 Active 762-char remark
17. 2005-10-20
    soldstatus $72,000
18. 2004-12-29
    soldstatus $800 355-char remark

    Show marketing remark (355 chars)

    Adorable good sized home is located near a duck pond, low traffic area. Home has had recent interior remodeling. Nice sunroom off kitchen has sliders to fenced in backyard. This house has much surprising storage places. Full basement makes for a great playroom for children. Small pets are allowed. Must supply own refrigerator and stove. Great landlords.

19. 2004-12-18
    listed $800 355-char remark

    Show marketing remark (355 chars)

    Adorable good sized home is located near a duck pond, low traffic area. Home has had recent interior remodeling. Nice sunroom off kitchen has sliders to fenced in backyard. This house has much surprising storage places. Full basement makes for a great playroom for children. Small pets are allowed. Must supply own refrigerator and stove. Great landlords.

ⓘ 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: $1,171 · $98/mo
• Projected year-2 tax: $1,810 · $151/mo
• Expected delta: +$639/yr (+$53/mo · 54.5%)

ⓘ 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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°F today · 17 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: $20,354
• − Mortgage interest: −$8,117
• − Property taxes: −$1,171
• − Insurance: −$724
• − Repairs & maintenance: −$1,628
• − Management: −$1,628
• − Depreciation: −$4,215
• Taxable income: $2,870
• Est. tax owed @ 24.0%: −$689
• After-tax cash flow: $4,377/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

+101.2% since first listed

4 events — show timeline

• 2026-05-12 Listed $144,900 CNYIS
• 2005-10-20 Sold (Public Records) $72,000 Public Records
• 2004-12-29 Sold (MLS) $800 WNYREIS
• 2004-12-18 Listed $800 WNYREIS

Property tax history

-0.5%/yr

Latest (2025): $1,171 · -0.6% YoY. Source: county tax records.