474 E Seneca Trnpke Tpke · Syracuse, NY 13205

$129,900

2 bd · 2.5 ba · 1,056 sqft · SingleFamily public records · 12 Days on market

Built 1950 0.45 ac lot Est $147k · 12% 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 +27.5/30.0
• ARV discount +12.7/15.0
• Appreciation +10.0/10.0
• DSCR +9.6/10.0
• 1% rule +6.5/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks

With a little bid of work and elbow grease this is definitely a great house. When you walk in the front door, you will see a large living room, leading into a formal dining room and updated eat-in kitchen. down the hall 2 very large bedrooms, master bedroom/suite has it's own bathroom and a 2nd bathroom as well. Basement is very large, it's all framed in and ready to have more living space! VERY VERY LARGE AND PRIVATE BACKYARD, A GREAT HOUSE AND DEFINETELY A MUST SEE!

Key facts

• Large bedrooms
• Formal dining room
• Private backyard

Tags

• LARGE LIVING ROOM
• FORMAL DINING ROOM
• UPDATED EAT-IN KITCHEN
• LARGE BEDROOMS
• MASTER BEDROOM SUITE
• PRIVATE BACKYARD

Property features AI

Exterior

• Parking: Attached garage; Circular driveway; 1 garage space
• Utilities: Public water (connected); Sewer connected
• Home design: One-story property; Resale fixer condition
• Construction: Aluminum siding; Block foundation; Existing construction
• Exterior features: Irregular lot; Near public transit; Residential lot; City street frontage; Full basement

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: 2 main-level bedrooms
• Flooring: Hardwood; Vinyl; Varies
• Bathrooms: 2 full bathrooms; 1 half bathroom; 2 main-level bathrooms
• Heating & cooling: Gas heating; Forced air; See remarks for additional heating/cooling details
• Interior features: Separate/formal dining room; Eat-in kitchen; Other interior features (see remarks)

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $383 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).

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: 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.
• Zoned schools: Syracuse Latin School (math 31% / reading 62%, grade D-, #1,262 of 2,108 statewide, top 60%, 642 students, 42% FRL); Clary Middle School (math 2% / reading 14%, grade F, #724 of 729 statewide, top 99%, 275 students, 89% FRL); Corcoran High School (math 61% / reading 62%, grade B-, #842 of 1,100 statewide, top 77%, 1,252 students, 87% FRL) — zoned schools at 73% FRL track the district average.
• Zoned-school proficiency averages 39% at this address vs 22% district-wide (+17 pts) — the actual schools serving this property are materially stronger than the Syracuse City School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 68 active listings in the ZIP; 6 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

• In year one you build about $14k of equity ($898 loan paydown + $13k 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 $36k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $129,900

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.15% ✓
• Cap rate: 9.83%
• Cash-on-cash: 12.63%
• DSCR: 1.56
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $146,784
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
430 Monticello Dr N	0.33mi	2/1.0	1,048 (-1%)	2mo	$146,000	$139	76
400 Monticello Dr N	0.30mi	2/1.0	970 (-8%)	3mo	$127,000	$131	64
418 Clarence Ave	0.31mi	2/1.0	924 (-12%)	2mo	$120,000	$130	56
140 Weymouth Rd	0.64mi	2/1.0	1,050 (-1%)	10mo	$210,000	$200	55
339 Lafayette Rd	0.69mi	2/1.5	1,120 (+6%)	7mo	$253,485	$226	48
330 E Florence Ave	0.45mi	3/1.0 (+1)	1,172 (+11%)	8mo	$156,000	$133	44
158 Sunrise Dr	0.47mi	2/1.0	975 (-8%)	20mo	$172,000	$176	43
119 Cordova St	0.44mi	3/1.5 (+1)	1,136 (+8%)	19mo	$140,000	$123	42
336 E Florence Ave	0.44mi	3/1.0 (+1)	1,162 (+10%)	18mo	$99,875	$86	37
419 Seneca Dr	0.36mi	2/1.0	904 (-14%)	23mo	$150,000	$166	34
401 Sunrise Dr	0.67mi	3/1.0 (+1)	1,192 (+13%)	14mo	$206,000	$173	25
170 W Florence Ave	0.73mi	3/1.0 (+1)	936 (-11%)	20mo	$125,000	$134	19

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: 33.5%
• Equity multiple: 3.61×
• Total profit: $95,080
• Equity at exit: $117,024

10-year hold

• IRR: 28.9%
• Equity multiple: 8.17×
• Total profit: $260,747
• Equity at exit: $252,367

Cash invested: $36,372 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,491 high
• Mortgage (P&I): −$681
• Tax from tax record: −$60 /mo · $715/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $383

Break-even live

Break-even rent $1,006

Max offer price $129,900

Occupancy floor 69%

Sensitivity live

Price	-10% $456	-5% $419	+0% $383	+5% $346	+10% $309
Rent	-10% $265	-5% $324	+0% $383	+5% $442	+10% $500
Rate	-1.0pp $448	-0.5pp $416	base $383	+0.5pp $349	+1.0pp $315

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
683 E Seneca Tpke Syracuse, NY	1.0–2.0	1.0–2.0	937	$1,550	$1.65	15d	4	0.34mi
102 Newbury Hollow Ln Syracuse, NY	2.0	1.5	1200	$1,550	$1.29	15d	1	0.70mi
116 Newbury Hollow Ln Syracuse, NY	1.0–2.0	1.0	825	$1,295	$1.57	15d	7	0.73mi
147 E Matson Ave Syracuse, NY	3.0	2.5	1421	$2,000	$1.41	22d	1	0.81mi
2859 S Salina St Unit 2 Syracuse, NY	2.0	1.0	1000	$1,200	$1.20	45d	1	1.25mi
300 Mains Ave Unit Bradford-7 Syracuse, NY	2.0	1.0	1200	$1,100	$0.92	15d	1	1.27mi

Listing history 2 events

1. 2026-04-29
   status Pending
2. 2026-04-17
   listed $129,900 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: $715 · $60/mo
• Projected year-2 tax: $1,455 · $121/mo
• Expected delta: +$740/yr (+$62/mo · 103.5%)

ⓘ 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 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥93°F today · 14 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: $17,888
• − Mortgage interest: −$7,276
• − Property taxes: −$715
• − Insurance: −$650
• − Repairs & maintenance: −$1,431
• − Management: −$1,431
• − Depreciation: −$3,779
• Taxable income: $2,606
• Est. tax owed @ 24.0%: −$625
• After-tax cash flow: $3,967/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

2 events — show timeline

• 2026-04-29 Pending — CNYIS
• 2026-04-17 Listed $129,900 CNYIS

Property tax history

+0.1%/yr

Latest (2025): $715 · +0.0% YoY. Source: county tax records.