1116 Wadsworth St · Syracuse, NY 13208

$199,900

3 bd · 1.5 ba · 1,434 sqft · SingleFamily public records · 1 Days on market

Built 1920 4,127 sqft lot Est $206k · 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 +14.2/30.0
• Appreciation +10.0/10.0
• ARV discount +8.9/15.0
• DSCR +4.3/10.0
• Livability +3.9/5.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks MLS

Come see this beautiful colonial home that features 3 bedrooms, 1.5 baths, and a 2 car garage. Gorgeous hardwood floors are found throughout the home. The living room offers a wood burning fireplace and a cedar closet. This home has a great kitchen which leads to a backyard deck and also includes newer windows and an on demand hot water heater.

Key facts

• Corner-lot home
• Steel i-beams
• Brick fireplace

Tags

• CORNER-LOT HOME
• STEEL I-BEAMS
• GORGEOUS HARDWOOD FLOORS
• BRICK FIREPLACE
• SUN-DRENCHED SOLARIUM
• LARGE FORMAL DINING ROOM

Property features AI

Finance

• Other: Photovoltaic solar panels (solar energy generation)

Exterior

• Parking: Detached 2-car garage; Driveway; Garage door opener
• Utilities: Public water connected; Sewer connected; Electricity connected; High-speed internet available; Cable available
• Home design: 2 stories; Resale property; Rectangular residential lot; City street frontage
• Construction: Vinyl siding; Blown-in insulation; Asphalt architectural shingle roof; Block foundation; Built (existing)
• Exterior features: Blacktop driveway; Deck; Covered porch; Porch

Interior

• Kitchen: Electric oven; Electric range; Microwave; Refrigerator; Freezer; Disposal; Pantry; Solid surface counters
• Bedrooms: See listing for bedroom count and levels
• Flooring: Ceramic tile; Hardwood; Tile; Vinyl; Varies
• Bathrooms: 1 full bathroom; 2 half bathrooms; 1 main-level bathroom
• Heating & cooling: Forced air heating; Gas heating; Solar-assisted heating; Central air conditioning; Circuit breakers
• Interior features: Ceiling fan(s); Separate/formal dining room; Entrance foyer; Eat-in kitchen; Separate/formal living room; Pantry; Solid surface counters; Natural woodwork; Window treatments; Drapes; Has fireplace (1)
• Laundry & utility: Washer; Dryer; Laundry located in basement; Gas water heater; Tankless water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $33 ($401/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 $161k (19.5% below list).
• Recommended offer: $161k (19.5% below list) — sets the bar for 1% rule.

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); Grant Middle School (math 5% / reading 19%, grade F, #719 of 729 statewide, top 99%, 608 students, 93% FRL); Institute of Technology At Syracuse Central (math 87% / reading 92%, grade A+, #265 of 1,100 statewide, top 26%, 581 students, 68% FRL).
• Zoned-school proficiency averages 49% at this address vs 22% district-wide (+27 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: 101 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 82% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 616 units permitted in Onondaga County in 2024 (256 in 5+ unit buildings).

Forward outlook

• In year one you build about $21k of equity ($1k loan paydown + $20k 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 $56k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 6y 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 $127k; list at $200k implies a 57% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $160,962 (19.5% below list)

Questions for the listing agent

1. Built in 1920 — 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: 0.81% ✗
• Cap rate: 6.49%
• Cash-on-cash: 0.72%
• DSCR: 1.03
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $206,496
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
709 Darlington Rd	0.37mi	3/1.5	1,416 (-1%)	3mo	$207,000	$146	78
121 Englert Ave	0.23mi	3/1.0	1,300 (-9%)	4mo	$200,000	$154	69
125 1/2 Westview Ave	0.17mi	4/1.5 (+1)	1,292 (-10%)	3mo	$220,000	$170	68
104 Westview Ave	0.20mi	3/1.5	1,618 (+13%)	3mo	$189,000	$117	67
125 Cadillac St	0.45mi	3/1.5	1,528 (+7%)	3mo	$165,000	$108	65
116 Berwick Rd N	0.64mi	3/2.0	1,349 (-6%)	1mo	$232,500	$172	58
226 Burdick Ave	0.60mi	3/1.0	1,548 (+8%)	0mo	$161,400	$104	57
158 Darlington Rd	0.69mi	3/1.0	1,329 (-7%)	2mo	$186,000	$140	52
263 Wayland Rd	0.61mi	3/1.5	1,267 (-12%)	3mo	$200,000	$158	49
143 Huntley St	0.37mi	2/1.0 (-1)	1,218 (-15%)	2mo	$97,000	$80	49
308 Kenwick Dr	0.58mi	3/1.0	1,248 (-13%)	3mo	$180,000	$144	46
928 Kirkpatrick St N	0.66mi	3/1.0	1,236 (-14%)	1mo	$145,000	$117	44

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: 24.8%
• Equity multiple: 2.98×
• Total profit: $110,935
• Equity at exit: $180,086

10-year hold

• IRR: 21.9%
• Equity multiple: 6.80×
• Total profit: $324,886
• Equity at exit: $388,362

Cash invested: $55,972 (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 13208

• Home prices YoY: 8.4%
• Active inventory: 101
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,610 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$107 /mo · $1,279/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $33

Break-even live

Break-even rent $1,567

Max offer price $199,900

Occupancy floor 93%

Sensitivity live

Price	-10% $147	-5% $90	+0% $33	+5% $-23	+10% $-80
Rent	-10% $-94	-5% $-30	+0% $33	+5% $97	+10% $161
Rate	-1.0pp $134	-0.5pp $84	base $33	+0.5pp $-18	+1.0pp $-71

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
286 Ross Park Syracuse, NY	3.0	1.0	1100	$1,500	$1.36	46d	1	0.34mi
1132 Wolf St Unit 4 Syracuse, NY	3.0	1.0	1041	$1,350	$1.30	45d	1	0.57mi
106 Harrington St Syracuse, NY	3.0	1.0	1168	$1,875	$1.61	45d	1	0.76mi
126 Woodruff Ave Syracuse, NY	3.0	1.0	1200	$1,675	$1.40	45d	1	0.96mi
2802 Lemoyne Ave Unit 1 Syracuse, NY	3.0	1.0	988	$1,700	$1.72	15d	1	0.99mi
423 Wendell Ter Syracuse, NY	4.0	1.0	1312	$2,500	$1.91	15d	1	1.10mi
912 Park St Unit 1 Syracuse, NY	3.0	1.0	1040	$1,200	$1.15	45d	1	1.21mi
1507 N Salina St Unit 3 Syracuse, NY	3.0	2.0	1030	$1,350	$1.31	45d	1	1.29mi
610 E Division St Unit F2 Syracuse, NY	2.0	1.0	900	$1,150	$1.28	45d	1	1.39mi
746 E Laurel St Unit 1 Syracuse, NY	4.0	2.0	1400	$1,500	$1.07	45d	1	1.45mi
807-13 N Salina St Unit 809A Syracuse, NY	2.0	1.0	1020	$1,325	$1.30	45d	1	1.47mi

Listing history 2 events

1. 2026-06-21
   remarks 679-char remark
2. 2026-06-21
   listed $199,900 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: $1,279 · $107/mo
• Projected year-2 tax: $2,329 · $194/mo
• Expected delta: +$1,050/yr (+$87/mo · 82.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 68% 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: $19,315
• − Mortgage interest: −$11,198
• − Property taxes: −$1,279
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,545
• − Management: −$1,545
• − Depreciation: −$5,815
• Taxable loss: −$3,066
• Est. tax savings @ 24.0%: +$736
• After-tax cash flow: $1,137/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): 22,993
• Household income: $44,712
• Rent vs Own: 50.8% rent · 49.2% own
• Severe rent burden: 1437.0

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: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: White 46% Black 24% Asian 14% Two or more races 10% Hispanic / Latino 6%
• Hispanic origin (detail): Puerto Rican 4% Dominican 1%
• Common ancestry: Romanian 3% Swedish 3% Italian 1%
• Foreign-born: 22% · Vietnam, Philippines, Canada
• Languages at home: 70% English-only · Spanish 6% Other Asian/Pacific 5% Vietnamese 4%

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: ▲ 30.91%
• Current HPI: 399.3284
• 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

+53.9% since first listed

6 events — show timeline

• 2026-06-20 Listed $199,900 CNYIS
• 2020-03-25 Sold (Public Records) $127,000 Public Records
• 2020-03-20 Sold (MLS) $127,000 CNYIS
• 2020-03-09 Pending — CNYIS
• 2020-01-23 Contingent — CNYIS
• 2020-01-13 Listed $129,900 CNYIS

Property tax history

+1.4%/yr

Latest (2025): $1,279 · -0.9% YoY. Source: county tax records.