212 W Newell St · Syracuse, NY 13205

$84,200

4 bd · 1.0 ba · 1,452 sqft · SingleFamily public records · 47 Days on market

Built 1918 5,311 sqft lot $58/sqft · 9% below area Est $93k · 9% under

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Why this score? — see what drove the A- 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 +11.7/15.0
• 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
• Schools +1.8/10.0

Listing remarks

Great opportunity for first time home buyers or investors alike! This 3 bedroom, 1-bath two-story home offers approximately 1,450 sq ft of living space. Features include a detached garage, spacious lot, and classic architectural details. Conveniently located near schools, parks, and public transportation.

Key facts

• Spacious lot
• Detached garage
• 5,311 sq ft lot

Tags

• DETACHED GARAGE
• SPACIOUS LOT
• CLASSIC ARCHITECTURAL DETAILS

Property features AI

Exterior

• Parking: Detached garage; 2-car garage
• Utilities: Public water connected; Sewer connected
• Home design: 2-story home; Resale property; Vinyl siding
• Construction: Block foundation
• Exterior features: Blacktop driveway; Near public transit; Rectangular lot

Interior

• Kitchen: Electric oven; Electric range; Refrigerator
• Flooring: Hardwood; Vinyl; Varies
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Separate/formal dining room; Eat-in kitchen; Full basement; Fireplace
• Laundry & utility: Laundry in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $84k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $84k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.
• Cap rate 22.7% 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: 68 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 616 units permitted in Onondaga County in 2024 (256 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($582 loan paydown + $8k 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 $24k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1918 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $81,674 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 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 1918 — 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: 2.56% ✓
• Cap rate: 22.75%
• Cash-on-cash: 58.76%
• DSCR: 3.61
• GRM: 3.3

CMA / ARV

• ARV (median comp): $92,886
• List price: $84,200
• Delta: -9.35%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
129 W Pleasant Ave	0.15mi	4/1.5	1,532 (+6%)	4mo	$160,000	$104	79
183 W Ostrander Ave	0.27mi	4/1.0	1,519 (+5%)	4mo	$63,000	$41	76
118 W Lafayette Ave	0.23mi	3/1.5 (-1)	1,373 (-5%)	6mo	$153,700	$112	68
504 W Newell St	0.37mi	3/1.0 (-1)	1,545 (+6%)	0mo	$110,000	$71	67
147 E Matson Ave	0.45mi	4/2.5	1,421 (-2%)	3mo	$80,000	$56	67
2331 Midland Ave	0.09mi	4/1.5	1,664 (+15%)	3mo	$90,000	$54	67
126 Wood Ave	0.56mi	5/1.5 (+1)	1,468 (+1%)	2mo	$62,000	$42	63
303 Marguerite Ave	0.60mi	3/1.0 (-1)	1,486 (+2%)	4mo	$45,000	$30	59
875 W Lafayette Ave	0.55mi	4/1.0	1,568 (+8%)	4mo	$160,000	$102	58
133 Hobart Ave	0.49mi	3/1.0 (-1)	1,248 (-14%)	1mo	$145,000	$116	48
237 Evaleen Ave #39	0.63mi	3/1.0 (-1)	1,298 (-11%)	5mo	$128,750	$99	44
609 W Colvin St	0.51mi	3/1.5 (-1)	1,236 (-15%)	2mo	$100,000	$81	43

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: 71.1%
• Equity multiple: 6.06×
• Total profit: $119,397
• Equity at exit: $75,854

10-year hold

• IRR: 64.9%
• Equity multiple: 13.46×
• Total profit: $293,811
• Equity at exit: $163,582

Cash invested: $23,576 (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 13205

• Home prices YoY: 3.0%
• Active inventory: 68
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $2,159 high
• Mortgage (P&I): −$442
• Tax from tax record: −$74 /mo · $892/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$453
• Net cashflow: $1,154

Break-even live

Break-even rent $697

Max offer price $84,200

Occupancy floor 42%

Sensitivity live

Price	-10% $1,202	-5% $1,178	+0% $1,154	+5% $1,131	+10% $1,107
Rent	-10% $984	-5% $1,069	+0% $1,154	+5% $1,240	+10% $1,325
Rate	-1.0pp $1,197	-0.5pp $1,176	base $1,154	+0.5pp $1,133	+1.0pp $1,110

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: $21,050
• Closing costs: $2,526
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2331 Midland Ave Syracuse, NY	4.0	1.5	1664	$2,300	$1.38	22d	1	0.10mi
147 E Matson Ave Syracuse, NY	3.0	2.5	1421	$2,000	$1.41	22d	1	0.47mi
1330 Midland Ave Syracuse, NY	4.0	1.0	1870	$2,000	$1.07	22d	1	0.57mi
269 W Borden Ave Syracuse, NY	4.0	1.5	1800	$650	$0.36	22d	1	0.62mi
158 Parkway Dr Syracuse, NY	4.0	3.0	1029	$2,250	$2.19	22d	1	0.88mi
260 Robert Dr Syracuse, NY	3.0	1.5	1200	$2,097	$1.75	44d	1	0.94mi
259 Robert Dr Syracuse, NY	3.0	1.5	1350	$699	$0.52	44d	1	0.96mi
213 Fletcher Ave Unit 2 Syracuse, NY	3.0	1.0	1200	$1,700	$1.42	14d	1	0.99mi
154 Seeley Ave Syracuse, NY	4.0	1.0	1312	$2,100	$1.60	14d	1	1.10mi
409 Stolp Ave Syracuse, NY	1.0–3.0	1.0	849	$1,575	$1.86	14d	5	1.46mi

Listing history 17 events

1. 2026-06-21
   days on market $84,200 Active 47 DOM
2. 2026-06-18
   days on market $84,200 Active 44 DOM
3. 2026-06-17
   days on market $84,200 Active 43 DOM
4. 2026-06-16
   days on market $84,200 Active 42 DOM
5. 2026-06-15
   days on market $84,200 Active 41 DOM
6. 2026-06-14
   days on market $84,200 Active 39 DOM
7. 2026-06-13
   days on market $84,200 Active 38 DOM
8. 2026-06-10
   days on market $84,200 Active 36 DOM
9. 2026-06-09
   days on market $84,200 Active 35 DOM
10. 2026-06-08
    days on market $84,200 Active 34 DOM
11. 2026-06-07
    days on market $84,200 Active 33 DOM
12. 2026-06-05
    days on market $84,200 Active 30 DOM
13. 2026-06-02
    days on market $84,200 Active 28 DOM
14. 2026-06-01
    days on market $84,200 Active 27 DOM
15. 2026-05-31
    days on market $84,200 Active 26 DOM
16. 2026-05-30
    days on market $84,200 Active 25 DOM
17. 2026-05-05
    listed $84,200 Active 306-char remark

ⓘ 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: $892 · $74/mo
• Projected year-2 tax: $1,158 · $96/mo
• Expected delta: +$265/yr (+$22/mo · 29.7%)

ⓘ 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 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: $25,905
• − Mortgage interest: −$4,717
• − Property taxes: −$892
• − Insurance: −$421
• − Repairs & maintenance: −$2,072
• − Management: −$2,072
• − Depreciation: −$2,449
• Taxable income: $13,281
• Est. tax owed @ 24.0%: −$3,187
• After-tax cash flow: $10,666/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): 18,562

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: Black 44% White 37% Two or more races 10% Hispanic / Latino 6% Asian 3%
• Hispanic origin (detail): Puerto Rican 4%
• Common ancestry: Romanian 2% Italian 2% Swiss 1%
• Foreign-born: 9% · Canada, China, Vietnam
• Languages at home: 87% English-only · Spanish 5% Arabic 1% Other Indo-European 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: ▲ 10.12%
• Current HPI: 345.8854
• 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

1 event — show timeline

• 2026-05-05 Listed $84,200 CNYIS

Property tax history

+2.7%/yr

Latest (2025): $892 · +0.5% YoY. Source: county tax records.