616 Teall Ave · Syracuse, NY 13206

$227,000

3 bd · 2.0 ba · 2,056 sqft · Townhouse public records · 69 Days on market

Built 1935 3,460 sqft lot $110/sqft · 5% below area Est $239k · 5% under ↓ 9% since listing

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Why this score? — see what drove the D 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 +13.8/30.0
• ARV discount +9.8/15.0
• DSCR +4.2/10.0
• Rent growth +4.0/5.0
• Livability +3.9/5.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Location, location, location! This two family home with full basement and off street parking for 4 cars is incredibly convenient to shopping, schools and public transportation. Located in the highly desirable Eastwood area, you don't want to miss this home. The upstairs apartment features 4 bedrooms, a bright sunny living room with 3 season enclosed porch and an eat in kitchen. The first floor apartment is a 1 bedroom with kitchen, living room, dining room, custom woodwork and a full basement. Easy on and off to highways for a quick commute in any direction. The 4 bedroom upper unit is currently vacant if you would like to owner occupy! Great opportunity for an income property.

Key facts

• Off street parking
• Full basement
• Quick commute

Tags

• FULL BASEMENT
• OFF STREET PARKING
• 3 SEASON ENCLOSED PORCH
• CUSTOM WOODWORK
• QUICK COMMUTE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $227k.

Deal economics

• At list price, monthly cash flow is $20 ($244/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $181k (20.3% below list).
• Recommended offer: $181k (20.3% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 8.2% in Syracuse — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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 (+5.8%/yr); 42 active listings in the ZIP; 16 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).
• This rent runs 34% of the median local income ($63k/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 $2k of loan paydown is wiped out by about $7k 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.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($213k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $23k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $180,923 (20.3% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 20% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.80% ✗
• Cap rate: 6.40%
• Cash-on-cash: 0.38%
• DSCR: 1.02
• GRM: 10.5

CMA / ARV

• ARV (median comp): $239,062
• List price: $227,000
• Delta: -5.05%
• Verdict: FAIR
• Comps: 18 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 5.85% rent growth · sell at horizon

5-year hold

• IRR: -12.9%
• Equity multiple: 0.52×
• Total profit: $-30,221
• Equity at exit: $33,846

10-year hold

• IRR: -0.4%
• Equity multiple: 0.97×
• Total profit: $-1,718
• Equity at exit: $19,627

Cash invested: $63,560 (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 13206

• Home prices YoY: -7.1%
• Rents YoY: 5.8%
• Active inventory: 42
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,809 high
• Mortgage (P&I): −$1,190
• Tax from tax record: −$124 /mo · $1,487/yr
• Insurance: −$95
• HOA: −$0
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $20

Break-even live

Break-even rent $1,783

Max offer price $227,000

Occupancy floor 94%

Sensitivity live

Price	-10% $149	-5% $85	+0% $20	+5% $-44	+10% $-108
Rent	-10% $-123	-5% $-51	+0% $20	+5% $92	+10% $163
Rate	-1.0pp $135	-0.5pp $78	base $20	+0.5pp $-38	+1.0pp $-98

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: $56,750
• Closing costs: $6,810
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
112 Gale Ave Unit 1 Syracuse, NY	2.0	1.0	1848	$1,400	$0.76	44d	1	0.37mi
1607 Burnet Ave Unit 1 Syracuse, NY	3.0	1.0	2538	$1,650	$0.65	22d	1	0.39mi
409 Westmoreland Ave Unit 9 Syracuse, NY	3.0	1.0	2480	$2,200	$0.89	44d	1	0.73mi
1205 Madison St Fl -1 Syracuse, NY	4.0	3.0	2988	$2,640	$0.88	44d	1	0.79mi
202 Stafford Ave Syracuse, NY	3.0	1.0	1692	$1,800	$1.06	14d	1	0.83mi
1108 Madison St Unit 2 Syracuse, NY	3.0	1.5	1580	$2,080	$1.32	44d	1	0.84mi
712 Oak St Syracuse, NY	3.0	1.0	2461	$1,700	$0.69	22d	1	0.85mi
205 Fellows Ave Unit 1 Syracuse, NY	3.0	1.0	1638	$1,800	$1.10	22d	1	1.06mi
746 E Laurel St Unit 1 Syracuse, NY	4.0	2.0	1400	$1,500	$1.07	44d	1	1.15mi
501 Clarendon St Syracuse, NY	3.0	1.0	2516	$1,800	$0.72	22d	1	1.20mi
447 E Washington St Syracuse, NY	3.0	1.5	2095	$2,100	$1.00	14d	1	1.29mi
942 Euclid Ave Syracuse, NY	3.0	1.0	2572	$1,800	$0.70	22d	1	1.36mi
108 Harrington Rd Syracuse, NY	3.0	2.0	1800	$2,600	$1.44	14d	1	1.46mi
214 1st North St Syracuse, NY	2.0	1.0	2731	$1,100	$0.40	44d	1	1.47mi
922 Westcott St Syracuse, NY	4.0	2.0	1700	$2,000	$1.18	22d	1	1.47mi
417 Hazelhurst Ave Syracuse, NY	2.0	1.0	1536	$1,250	$0.81	22d	1	1.49mi

Listing history 21 events

1. 2026-06-18
   days on market $227,000 Active 69 DOM
2. 2026-06-17
   days on market $227,000 Active 68 DOM
3. 2026-06-16
   days on market $227,000 Active 67 DOM
4. 2026-06-15
   days on market $227,000 Active 66 DOM
5. 2026-06-14
   days on market $227,000 Active 64 DOM
6. 2026-06-13
   days on market $227,000 Active 63 DOM
7. 2026-06-10
   days on market $227,000 Active 61 DOM
8. 2026-06-09
   days on market $227,000 Active 60 DOM
9. 2026-06-08
   days on market $227,000 Active 59 DOM
10. 2026-06-07
    days on market $227,000 Active 58 DOM
11. 2026-06-05
    days on market $227,000 Active 55 DOM
12. 2026-06-02
    days on market $227,000 Active 53 DOM
13. 2026-06-01
    days on market $227,000 Active 52 DOM
14. 2026-05-31
    days on market $227,000 Active 51 DOM
15. 2026-05-30
    days on market $227,000 Active 50 DOM
16. 2026-05-04
    price $227,000 686-char remark

    Show marketing remark (686 chars)

    Location, location, location! This two family home with full basement and off street parking for 4 cars is incredibly convenient to shopping, schools and public transportation. Located in the highly desirable Eastwood area, you don't want to miss this home. The upstairs apartment features 4 bedrooms, a bright sunny living room with 3 season enclosed porch and an eat in kitchen. The first floor apartment is a 1 bedroom with kitchen, living room, dining room, custom woodwork and a full basement. Easy on and off to highways for a quick commute in any direction. The 4 bedroom upper unit is currently vacant if you would like to owner occupy! Great opportunity for an income property.

17. 2026-04-10
    listed $250,000 Active 686-char remark

    Show marketing remark (686 chars)

    Location, location, location! This two family home with full basement and off street parking for 4 cars is incredibly convenient to shopping, schools and public transportation. Located in the highly desirable Eastwood area, you don't want to miss this home. The upstairs apartment features 4 bedrooms, a bright sunny living room with 3 season enclosed porch and an eat in kitchen. The first floor apartment is a 1 bedroom with kitchen, living room, dining room, custom woodwork and a full basement. Easy on and off to highways for a quick commute in any direction. The 4 bedroom upper unit is currently vacant if you would like to owner occupy! Great opportunity for an income property.

18. 2026-01-21
    historical
19. 2025-11-23
    price $227,000
20. 2025-08-29
    price $240,000
21. 2025-05-23
    listed $250,000 Active

ⓘ 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: $1,487 · $124/mo
• Projected year-2 tax: $2,662 · $222/mo
• Expected delta: +$1,175/yr (+$98/mo · 79.0%)

ⓘ 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 ≥94°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: $21,711
• − Mortgage interest: −$12,716
• − Property taxes: −$1,487
• − Insurance: −$1,135
• − Repairs & maintenance: −$1,737
• − Management: −$1,737
• − Depreciation: −$6,604
• Taxable loss: −$3,704
• Est. tax savings @ 24.0%: +$889
• After-tax cash flow: $1,133/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): 16,245
• Household income: $63,136
• Rent vs Own: 42.5% rent · 57.5% own
• Severe rent burden: 725.0

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 (67%)
• Race & ethnicity: White 67% Black 13% Two or more races 9% Hispanic / Latino 8% Asian 5%
• Hispanic origin (detail): Puerto Rican 4%
• Common ancestry: Romanian 6% Lithuanian 4% Slovak 2%
• Foreign-born: 8% · Canada, Jamaica, China
• Languages at home: 89% English-only · Spanish 3% Arabic 2% 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: ▼ -24.60%
• Current HPI: 322.231
• Rent YoY: ▲ 5.85%
• 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

-9.2% since first listed

6 events — show timeline

• 2026-05-04 Price Changed $227,000 CNYIS
• 2026-04-10 Listed $250,000 CNYIS
• 2026-01-21 Listing Removed — CNYIS
• 2025-11-23 Price Changed $227,000 CNYIS
• 2025-08-29 Price Changed $240,000 CNYIS
• 2025-05-23 Listed $250,000 CNYIS

Property tax history

-0.3%/yr

Latest (2025): $1,487 · +0.0% YoY. Source: county tax records.