522 Tennyson Ave · Syracuse, NY 13204

$235,000

3 bd · 1.0 ba · 1,667 sqft · SingleFamily public records · 7 Days on market

Built 1925 3,564 sqft lot Est $235k · at est.

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Why this score? — see what drove the C- 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 +14.3/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +4.6/5.0
• DSCR +4.4/10.0
• Livability +3.9/5.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks MLS

Great House. Lots of space, hardwoods floors up and down, full usable basement with half bath, awesome walk up attic. plenty of character in this house. Great investment or as family home. parking and room out back, enclosed front and back porch! Tipp Hill location! solid mechanicals new in 2019, freshly painted interior! Special Opportunity for buyer wanting spacious Tipp Hill home in great shape.

Key facts

• Full basement
• Walk-up attic
• Off-street parking

Tags

• HARDWOOD FLOORS
• FULL BASEMENT
• WALK-UP ATTIC
• OFF-STREET PARKING
• COPPER WATER SUPPLY LINE
• WALKING TRAILS

Property features AI

Exterior

• Parking: No garage; Shared driveway
• Utilities: Electricity connected; Public water connected; Sewer connected
• Home design: 2-story existing residence; Stone foundation; Aluminum and vinyl siding
• Construction: Aluminum siding; Vinyl siding; Stone foundation
• Exterior features: Blacktop driveway; Porch; Enclosed porch; Rectangular residential lot; City street frontage

Interior

• Kitchen: Electric oven and electric range; Range hood; Dishwasher; Refrigerator; Exhaust fan
• Bedrooms: 7 total rooms including family room, recreation room, bonus room, laundry, entry foyer (bedroom specifics not provided)
• Flooring: Hardwood; Tile; Varies
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Entrance foyer; Pantry; Solid surface counters; Enclosed porch
• Laundry & utility: Washer included; Laundry located in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $44 ($530/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 $188k (20.1% below list).
• Recommended offer: $188k (20.1% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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 (+8.2%/yr); 119 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).
• At $1,878/mo this rent would consume 50% of the median local household income ($45k/yr) (locally 2073% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $25k of equity ($2k loan paydown + $24k 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 + 8.0% rent growth), your $66k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 3y 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 $170k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $187,818 (20.1% below list)

Questions for the listing agent

1. Built in 1925 — 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: 0.80% ✗
• Cap rate: 6.52%
• Cash-on-cash: 0.81%
• DSCR: 1.04
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $235,047
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
416 Whittier Ave	0.14mi	3/1.0	1,632 (-2%)	8mo	$205,000	$126	83
703 Schuyler St	0.24mi	3/1.0	1,542 (-8%)	3mo	$217,000	$141	74
505 Tompkins St	0.15mi	3/1.0	1,852 (+11%)	9mo	$150,000	$81	67
461 Whittier Ave	0.13mi	3/1.5	1,462 (-12%)	6mo	$175,000	$120	66
557 Tennyson Ave	0.06mi	4/1.5 (+1)	1,427 (-14%)	3mo	$220,000	$154	63
513 Whittier Ave	0.13mi	4/2.0 (+1)	1,457 (-13%)	1mo	$202,000	$139	63
110 Ardmore Rd	0.63mi	3/1.5	1,594 (-4%)	0mo	$347,000	$218	61
413 Herkimer St	0.60mi	4/2.5 (+1)	1,566 (-6%)	1mo	$260,000	$166	50
310 Wilbur	0.49mi	4/2.0 (+1)	1,856 (+11%)	2mo	$250,000	$135	48
136 Bryant Ave	0.43mi	4/1.0 (+1)	1,440 (-14%)	7mo	$220,000	$153	46
406 Milton Ave	0.39mi	4/2.0 (+1)	1,898 (+14%)	10mo	$165,000	$87	41
400 Fay Rd	0.63mi	4/2.0 (+1)	1,416 (-15%)	8mo	$240,000	$169	30

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 26.4%
• Equity multiple: 3.14×
• Total profit: $140,641
• Equity at exit: $211,707

10-year hold

• IRR: 24.4%
• Equity multiple: 7.63×
• Total profit: $436,373
• Equity at exit: $456,553

Cash invested: $65,800 (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 13204

• Home prices YoY: 31.6%
• Rents YoY: 8.2%
• Active inventory: 119
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,878 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$109 /mo · $1,312/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $44

Break-even live

Break-even rent $1,822

Max offer price $235,000

Occupancy floor 93%

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
349 Bryant Ave Syracuse, NY	3.0	1.5	1500	$2,300	$1.53	14d	1	0.18mi
121 Whittier Ave Syracuse, NY	4.0	1.0	1400	$600	$0.43	44d	1	0.47mi
410 Chemung St Unit 1 Syracuse, NY	3.0	1.0	1100	$1,500	$1.36	14d	1	0.97mi
214 Rowland St Syracuse, NY	4.0	1.0	2092	$1,800	$0.86	14d	1	0.97mi
104 Kincaid Ave Syracuse, NY	4.0	1.0	1910	$1,600	$0.84	14d	1	1.05mi
121 W End Dr Syracuse, NY	3.0	1.5	1082	$1,500	$1.39	14d	1	1.05mi
315 Grant Ave #17 Syracuse, NY	3.0	2.0	1477	$1,275	$0.86	14d	1	1.10mi
1110 Bellevue Ave Syracuse, NY	3.0	1.0	1449	$1,500	$1.04	44d	1	1.11mi
122 Putnam St Syracuse, NY	3.0	1.0	1064	$2,050	$1.93	21d	1	1.20mi
318 Kellogg St Unit 2 Syracuse, NY	3.0	1.0	1523	$1,675	$1.10	44d	1	1.20mi
318 Kellogg St Unit 1 Syracuse, NY	3.0	1.0	1523	$1,650	$1.08	44d	1	1.20mi
229 Kellogg St Syracuse, NY	2.0	1.0	2046	$1,300	$0.64	21d	1	1.27mi
326 Holland St Unit 1 Syracuse, NY	3.0	1.0	2100	$1,825	$0.87	44d	1	1.27mi
538 Erie Blvd W Syracuse, NY	2.0	2.0	1110	$2,100	$1.89	21d	1	1.33mi
409 Stolp Ave Syracuse, NY	1.0–3.0	1.0	849	$1,575	$1.86	14d	5	1.36mi
306 Hall Ave Unit Left Side Solvay, NY	3.0	1.5	1120	$1,750	$1.56	44d	1	1.37mi

Listing history 7 events

1. 2026-06-18
   days on market $235,000 Active 7 DOM
2. 2026-06-17
   days on market $235,000 Active 6 DOM
3. 2026-06-16
   days on market $235,000 Active 5 DOM
4. 2026-06-15
   days on market $235,000 Active 4 DOM
5. 2026-06-14
   days on market $235,000 Active 2 DOM
6. 2026-06-13
   remarks 687-char remark
7. 2026-06-13
   listed $235,000 Active 1 DOM

ⓘ 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: $1,312 · $109/mo
• Projected year-2 tax: $2,642 · $220/mo
• Expected delta: +$1,330/yr (+$111/mo · 101.4%)

ⓘ 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
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,538
• − Mortgage interest: −$13,164
• − Property taxes: −$1,312
• − Insurance: −$1,175
• − Repairs & maintenance: −$1,803
• − Management: −$1,803
• − Depreciation: −$6,836
• Taxable loss: −$3,555
• Est. tax savings @ 24.0%: +$853
• After-tax cash flow: $1,383/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): 19,440
• Household income: $45,351
• Rent vs Own: 70.8% rent · 29.2% own
• Severe rent burden: 2073.0

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: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: White 47% Black 26% Hispanic / Latino 17% Two or more races 13% Native American 1%
• Hispanic origin (detail): Puerto Rican 12% Cuban 2% Dominican 1%
• Common ancestry: Romanian 5% Lithuanian 2% Subsaharan African 2%
• Foreign-born: 7% · Canada, Jamaica
• Languages at home: 83% English-only · Spanish 11% Russian/Polish/Slavic 3% Arabic 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: ▲ 100.14%
• Current HPI: 416.7272
• Rent YoY: ▲ 8.24%
• 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

+239.1% since first listed

8 events — show timeline

• 2026-06-11 Listed $235,000 CNYIS
• 2024-02-15 Sold (Public Records) $170,100 Public Records
• 2024-02-13 Sold (MLS) $170,100 CNYIS
• 2023-12-27 Pending — CNYIS
• 2023-11-17 Pending — CNYIS
• 2023-11-14 Price Changed $179,000 CNYIS
• 2023-10-20 Listed $189,000 CNYIS
• 2006-03-03 Sold (Public Records) $69,300 Public Records

Property tax history

+0.6%/yr

Latest (2025): $1,312 · +0.0% YoY. Source: county tax records.