313 S Terry Rd · Westvale, NY 13219

$219,900

3 bd · 1.0 ba · 945 sqft · SingleFamily public records · 17 Days on market

Built 1958 9,180 sqft lot $233/sqft · 12% below area Est $251k · 12% under

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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).

• ARV discount +13.0/15.0
• Cash flow +8.1/30.0
• Schools +5.3/10.0
• Livability +4.0/5.0
• 1% rule +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to your new home! This beautifully updated home at 313 S Terry Rd is truly move-in ready and waiting for its next owner. Nearly every major improvement has already been completed, giving you peace of mind from day one. Recent updates include a new roof, fully renovated kitchen and bathroom, new appliances, furnace, and hot water tank. Inside, you’ll find a clean, modern feel with updated finishes and a functional layout perfect for everyday living. Whether you’re a first-time buyer, downsizing, or looking for a turnkey investment, this home offers the perfect combination of comfort, convenience, and low-maintenance living. Just unpack and enjoy — all the hard work

Key facts

• New furnace
• New hot water tank
• New appliances

Tags

• NEW ROOF
• FULLY RENOVATED KITCHEN
• FULLY RENOVATED BATHROOM
• NEW APPLIANCES
• NEW FURNACE
• NEW HOT WATER TANK

Property features AI

Exterior

• Parking: Attached garage with 1 garage space
• Utilities: Public water (connected); Sewer connected
• Home design: Single-story home; Existing/resale property
• Construction: Vinyl siding; Blown-in insulation and insulated attic/crawl hatchway(s); Block foundation
• Exterior features: Blacktop driveway; City street frontage; Rectangular residential lot (60 x 153)

Interior

• Kitchen: Gas cooktop; Microwave; Dishwasher; Refrigerator
• Bedrooms: Three main-level bedrooms
• Flooring: Hardwood; Laminate; Vinyl; Varied flooring
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Gas forced-air heating
• Interior features: Eat-in kitchen; Full basement with recreation space
• Laundry & utility: Washer and dryer located in the basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $-219 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $181k (17.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $184k (16.4% below list).
• Recommended offer: $181k (17.6% below list) — sets the bar for cash-flow.
• Cap rate 5.1% vs local median 3.9% in Westvale — 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 80/100 on livability (#105 in NY, #1,731 nationally) — a professional / high-income tenant draw. Strengths: employment A+, housing A+, health & safety A; Watch: amenities F, commute F.
• Westhill Central School District (suburban): math 57% / reading 64% proficiency, ranked #212 of 590 in NY (top 36%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 11% free/reduced lunch — higher-income household profile.
• Zoned schools: Cherry Road Elementary School (math 65% / reading 72%, grade B+, #517 of 2,108 statewide, top 25%, 365 students, 32% FRL); Onondaga Hill Middle School (math 39% / reading 60%, grade C, #280 of 729 statewide, top 40%, 554 students, 32% FRL); Westhill High School (math 98% / reading 70%, grade A, #409 of 1,100 statewide, top 39%, 550 students, 25% FRL) — zoned schools average 29% FRL vs 11% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 53 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 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 $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 17 days — a 2% lower offer ($217k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $181,211 (17.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1958 — 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 A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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?
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: 0.84% ✗
• Cap rate: 5.10%
• Cash-on-cash: -4.27%
• DSCR: 0.81
• GRM: 10.0

CMA / ARV

• ARV (median comp): $250,525
• List price: $219,900
• Delta: -12.22%
• 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
509 Bronson Rd	0.27mi	3/2.0	992 (+5%)	4mo	$215,000	$217	72
210 Newcastle Rd	0.18mi	3/1.5	1,014 (+7%)	7mo	$220,000	$217	72
213 Walberta Rd	0.34mi	3/1.0	1,044 (+10%)	2mo	$217,531	$208	65
102 Kent Pl	0.65mi	3/1.0	960 (+2%)	8mo	$230,000	$240	60
104 Ferndale Rd	0.39mi	3/2.0	996 (+5%)	18mo	$186,000	$187	54
229 Marian Dr	0.70mi	3/1.5	988 (+5%)	6mo	$210,000	$213	52
103 Century Dr	0.54mi	2/1.5 (-1)	1,014 (+7%)	5mo	$224,000	$221	51
122 Timber Wolf Cir	0.45mi	2/2.0 (-1)	1,056 (+12%)	5mo	$251,000	$238	46
213 Marian Dr	0.65mi	3/1.0	1,000 (+6%)	18mo	$164,800	$165	45
502 W Manchester Rd	0.53mi	3/1.5	1,060 (+12%)	15mo	$235,000	$222	41
502 W High Ter	0.59mi	3/1.5	1,041 (+10%)	18mo	$287,500	$276	38
218 Terry Rd N	0.72mi	2/1.0 (-1)	896 (-5%)	18mo	$182,500	$204	38

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: -23.4%
• Equity multiple: 0.20×
• Total profit: $-49,462
• Equity at exit: $32,788

10-year hold

• IRR: -18.0%
• Equity multiple: 0.02×
• Total profit: $-60,542
• Equity at exit: $19,013

Cash invested: $61,572 (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 13219

• Home prices YoY: -20.6%
• Active inventory: 53
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,838 medium
• Mortgage (P&I): −$1,153
• Tax from tax record: −$426 /mo · $5,111/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $-219

Break-even live

Break-even rent $2,115

Max offer price $181,211

Occupancy floor —

Sensitivity live

Price	-10% $-95	-5% $-157	+0% $-219	+5% $-281	+10% $-343
Rent	-10% $-364	-5% $-292	+0% $-219	+5% $-146	+10% $-74
Rate	-1.0pp $-108	-0.5pp $-163	base $-219	+0.5pp $-276	+1.0pp $-334

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
306 Hall Ave Unit Left Side Solvay, NY	3.0	1.5	1120	$1,750	$1.56	46d	1	1.43mi

Listing history 1 events

1. 2026-05-11
   listed $219,900 Active 721-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: $5,111 · $426/mo
• Projected year-2 tax: $5,111 · $426/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥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: $22,052
• − Mortgage interest: −$12,318
• − Property taxes: −$5,111
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,764
• − Management: −$1,764
• − Depreciation: −$6,397
• Taxable loss: −$6,402
• Est. tax savings @ 24.0%: +$1,537
• After-tax cash flow: $-1,092/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: Westhill Central School District
• NCES district ID: 3607320
• Math proficiency: 57% ▼ -10.00%
• Reading proficiency: 64% ▲ 9.00%
• Median HH income: $66,976
• Composite: 53.09/100
• National rank: #1516
• State rank: #212 of 590 in NY

Livability — Westvale

• Score: 80/100
• State rank: #105
• US rank: #1731

Category grades

Amenities F Commute F Cost of living B- Crime B- Employment A+ Housing A+ Health & safety A User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Westvale, NY
• County: Onondaga County · 247,257 people
• City population: 15,546
• Metro: Syracuse, NY
• Population (ZIP): 14,744
• Household income: $85,149
• Rent vs Own: 14.1% rent · 85.9% own
• Severe rent burden: 222.0

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 (87%)
• Race & ethnicity: White 87% Two or more races 5% Hispanic / Latino 5% Black 4% Asian 1%
• Common ancestry: Romanian 8% Lithuanian 4% Subsaharan African 3%
• Foreign-born: 7% · Canada
• Languages at home: 91% English-only · Russian/Polish/Slavic 3% Spanish 2% 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: ▼ -77.80%
• Current HPI: 300.7211
• Rent YoY: —
• 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

3 events — show timeline

• 2026-05-28 Pending — CNYIS
• 2026-05-19 Contingent — CNYIS
• 2026-05-11 Listed $219,900 CNYIS

Property tax history

+12.3%/yr

Latest (2025): $5,111 · +6.8% YoY. Source: county tax records.