903 W Lafayette Ave · Syracuse, NY 13207

$80,000

3 bd · 1.5 ba · 1,352 sqft · SingleFamily public records · 1 Days on market

Built 1940 5,200 sqft lot Est $110k · 27% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

QUICK CLOSE!! 3 bedroom, 1.5 bathroom home with central air! As you enter, you walk into the living room with brick wood-burning fireplace and built in shelves. There is a music room/sitting area off the living room with plenty of natural light. Living room and separate dining room have hardwood floors under the carpet, as well as the first floor bedrooms. The back bedroom has an additional sitting area with a freestanding gas fireplace, newer windows, and a slider that leads to the back yard. Security system is in place, just needs to be activated. Second floor has an open area at the top of the stairs that could be used as an office. Also on the second floor, an over-sized 3rd bedroom with deep closets and a half bathroom.

Key facts

• 5,200 sq ft lot
• Garage
• Built 1940

Property features AI

Exterior

• Parking: Detached garage; 1 garage space
• Utilities: Public water connected; Sewer connected
• Home design: 2-story residence; Existing construction; Wood siding
• Construction: Block foundation
• Exterior features: Blacktop driveway; Near public transit; Rectangular lot (approximately 40 x 130)

Interior

• Kitchen: Gas oven; Gas range
• Bedrooms: 2 bedrooms on the main level
• Flooring: Hardwood; Laminate; Varies
• Bathrooms: 1 full bathroom; 1 half bathroom; 1 main-level bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Eat-in kitchen; Main-level bedroom; Full basement
• Laundry & utility: Laundry located in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $874 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Cap rate 19.4% vs local median 8.2% in Syracuse — 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 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); Expeditionary Learning Middle School (math 17% / reading 32%, grade F, #611 of 729 statewide, top 88%, 170 students, 76% FRL); Corcoran High School (math 61% / reading 62%, grade B-, #842 of 1,100 statewide, top 77%, 1,252 students, 87% FRL).
• Zoned-school proficiency averages 44% at this address vs 22% district-wide (+22 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: 64 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $553 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 10y 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 $25k; list at $80k implies a 220% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $80,000

Questions for the listing agent

1. Built in 1940 — 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: 2.22% ✓
• Cap rate: 19.41%
• Cash-on-cash: 46.84%
• DSCR: 3.08
• GRM: 3.7

CMA / ARV

• ARV (on-the-fly): $109,512
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1606 W Colvin St	0.44mi	3/1.0	1,344 (-1%)	3mo	$57,000	$42	74
122 Charmouth Dr	0.37mi	3/1.0	1,286 (-5%)	1mo	$187,500	$146	72
604 W Ostrander Ave	0.36mi	2/2.5 (-1)	1,320 (-2%)	1mo	$201,000	$152	69
172 Parkway Dr	0.50mi	3/1.5	1,296 (-4%)	2mo	$165,000	$127	68
141 Charmouth Dr	0.38mi	3/1.5	1,248 (-8%)	4mo	$65,000	$52	66
504 W Newell St	0.22mi	3/1.0	1,545 (+14%)	0mo	$110,000	$71	64
609 W Colvin St	0.46mi	3/1.5	1,236 (-9%)	2mo	$100,000	$81	63
160 Berger Ave	0.29mi	3/1.0	1,162 (-14%)	1mo	$35,000	$30	61
358 W Newell St	0.36mi	3/1.0	1,197 (-12%)	4mo	$19,900	$17	58
403 Pacific Ave	0.74mi	2/1.0 (-1)	1,331 (-2%)	3mo	$130,000	$98	53
129 W Pleasant Ave	0.71mi	4/1.5 (+1)	1,532 (+13%)	4mo	$160,000	$104	37
183 W Ostrander Ave	0.73mi	4/1.0 (+1)	1,519 (+12%)	4mo	$63,000	$41	35

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: 44.2%
• Equity multiple: 2.91×
• Total profit: $42,741
• Equity at exit: $11,928

10-year hold

• IRR: 50.1%
• Equity multiple: 5.87×
• Total profit: $108,984
• Equity at exit: $6,917

Cash invested: $22,400 (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 13207

• Home prices YoY: -23.0%
• Active inventory: 64
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,779 high
• Mortgage (P&I): −$420
• Tax from tax record: −$78 /mo · $937/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $874

Break-even live

Break-even rent $672

Max offer price $80,000

Occupancy floor 46%

Sensitivity live

Price	-10% $920	-5% $897	+0% $874	+5% $852	+10% $829
Rent	-10% $734	-5% $804	+0% $874	+5% $945	+10% $1,015
Rate	-1.0pp $915	-0.5pp $895	base $874	+0.5pp $854	+1.0pp $833

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
213 Fletcher Ave Unit 2 Syracuse, NY	3.0	1.0	1200	$1,700	$1.42	15d	1	0.46mi
158 Parkway Dr Syracuse, NY	4.0	3.0	1029	$2,250	$2.19	22d	1	0.49mi
2331 Midland Ave Syracuse, NY	4.0	1.5	1664	$2,300	$1.38	22d	1	0.52mi
1330 Midland Ave Syracuse, NY	4.0	1.0	1870	$2,000	$1.07	22d	1	0.61mi
269 W Borden Ave Syracuse, NY	4.0	1.5	1800	$650	$0.36	22d	1	0.69mi
2859 S Salina St Unit 2 Syracuse, NY	2.0	1.0	1000	$1,200	$1.20	45d	1	0.80mi
300 Mains Ave Unit Bradford-7 Syracuse, NY	2.0	1.0	1200	$1,100	$0.92	15d	1	0.82mi
147 E Matson Ave Syracuse, NY	3.0	2.5	1421	$2,000	$1.41	22d	1	0.97mi
409 Stolp Ave Syracuse, NY	1.0–3.0	1.0	849	$1,575	$1.86	15d	5	1.05mi
102 Newbury Hollow Ln Syracuse, NY	2.0	1.5	1200	$1,550	$1.29	15d	1	1.24mi
154 Seeley Ave Syracuse, NY	4.0	1.0	1312	$2,100	$1.60	15d	1	1.27mi
1110 Bellevue Ave Syracuse, NY	3.0	1.0	1449	$1,500	$1.04	45d	1	1.30mi
122 Putnam St Syracuse, NY	3.0	1.0	1064	$2,050	$1.93	22d	1	1.30mi
315 Grant Ave #17 Syracuse, NY	3.0	2.0	1477	$1,275	$0.86	15d	1	1.31mi
116 Newbury Hollow Ln Syracuse, NY	1.0–2.0	1.0	825	$1,295	$1.57	15d	7	1.35mi
318 Kellogg St Unit 2 Syracuse, NY	3.0	1.0	1523	$1,675	$1.10	45d	1	1.39mi
318 Kellogg St Unit 1 Syracuse, NY	3.0	1.0	1523	$1,650	$1.08	45d	1	1.39mi
260 Robert Dr Syracuse, NY	3.0	1.5	1200	$2,097	$1.75	45d	1	1.44mi
259 Robert Dr Syracuse, NY	3.0	1.5	1350	$699	$0.52	45d	1	1.46mi

Listing history 10 events

1. 2026-05-01
   status Pending
2. 2026-04-30
   listed $80,000 Active
3. 2017-05-22
   soldstatus $25,000
4. 2017-05-17
   soldstatus $25,000 Closed Sale or Rented 734-char remark

   Show marketing remark (734 chars)

   QUICK CLOSE!! 3 bedroom, 1.5 bathroom home with central air! As you enter, you walk into the living room with brick wood-burning fireplace and built in shelves. There is a music room/sitting area off the living room with plenty of natural light. Living room and separate dining room have hardwood floors under the carpet, as well as the first floor bedrooms. The back bedroom has an additional sitting area with a freestanding gas fireplace, newer windows, and a slider that leads to the back yard. Security system is in place, just needs to be activated. Second floor has an open area at the top of the stairs that could be used as an office. Also on the second floor, an over-sized 3rd bedroom with deep closets and a half bathroom.

5. 2017-03-02
   status Pending Sale 734-char remark

   Show marketing remark (734 chars)

   QUICK CLOSE!! 3 bedroom, 1.5 bathroom home with central air! As you enter, you walk into the living room with brick wood-burning fireplace and built in shelves. There is a music room/sitting area off the living room with plenty of natural light. Living room and separate dining room have hardwood floors under the carpet, as well as the first floor bedrooms. The back bedroom has an additional sitting area with a freestanding gas fireplace, newer windows, and a slider that leads to the back yard. Security system is in place, just needs to be activated. Second floor has an open area at the top of the stairs that could be used as an office. Also on the second floor, an over-sized 3rd bedroom with deep closets and a half bathroom.

6. 2017-02-14
   listed $35,000 Active 734-char remark

   Show marketing remark (734 chars)

   QUICK CLOSE!! 3 bedroom, 1.5 bathroom home with central air! As you enter, you walk into the living room with brick wood-burning fireplace and built in shelves. There is a music room/sitting area off the living room with plenty of natural light. Living room and separate dining room have hardwood floors under the carpet, as well as the first floor bedrooms. The back bedroom has an additional sitting area with a freestanding gas fireplace, newer windows, and a slider that leads to the back yard. Security system is in place, just needs to be activated. Second floor has an open area at the top of the stairs that could be used as an office. Also on the second floor, an over-sized 3rd bedroom with deep closets and a half bathroom.

7. 2017-02-14
   historical

   Show marketing remark (734 chars)

   QUICK CLOSE!! 3 bedroom, 1.5 bathroom home with central air! As you enter, you walk into the living room with brick wood-burning fireplace and built in shelves. There is a music room/sitting area off the living room with plenty of natural light. Living room and separate dining room have hardwood floors under the carpet, as well as the first floor bedrooms. The back bedroom has an additional sitting area with a freestanding gas fireplace, newer windows, and a slider that leads to the back yard. Security system is in place, just needs to be activated. Second floor has an open area at the top of the stairs that could be used as an office. Also on the second floor, an over-sized 3rd bedroom with deep closets and a half bathroom.

8. 2017-01-14
   status Active
9. 2016-09-28
   status Pending Sale
10. 2016-07-23
    listed $37,500 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: $937 · $78/mo
• Projected year-2 tax: $1,144 · $95/mo
• Expected delta: +$208/yr (+$17/mo · 22.2%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 24% 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 100% 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: $21,347
• − Mortgage interest: −$4,481
• − Property taxes: −$937
• − Insurance: −$400
• − Repairs & maintenance: −$1,708
• − Management: −$1,708
• − Depreciation: −$2,327
• Taxable income: $9,786
• Est. tax owed @ 24.0%: −$2,349
• After-tax cash flow: $8,144/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): 12,383

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 43% Black 33% Hispanic / Latino 17% Two or more races 11% Native American 1% Asian 1%
• Hispanic origin (detail): Puerto Rican 13% Cuban 1%
• Common ancestry: Romanian 3% Lithuanian 1% Slovak 1%
• Foreign-born: 4% · Canada, South Korea
• Languages at home: 89% English-only · Spanish 9% French/Haitian/Cajun 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: ▼ -95.17%
• Current HPI: 318.9257
• 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

+113.3% since first listed

10 events — show timeline

• 2026-05-01 Pending — CNYIS
• 2026-04-30 Listed $80,000 CNYIS
• 2017-05-22 Sold (Public Records) $25,000 Public Records
• 2017-05-17 Sold (MLS) $25,000 CNYIS
• 2017-03-02 Pending — CNYIS
• 2017-02-14 Listed $35,000 CNYIS
• 2017-02-14 Listing Removed — CNYIS
• 2017-01-14 Relisted — CNYIS
• 2016-09-28 Pending — CNYIS
• 2016-07-23 Listed $37,500 CNYIS

Property tax history

-0.3%/yr

Latest (2025): $937 · +0.0% YoY. Source: county tax records.