5756 Rt-31 · North Syracuse, NY 13039

$128,800

2 bd · 1.0 ba · 2,031 sqft · SingleFamily public records · 32 Days on market

Built 1962 0.67 ac lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Attention all investors!! Diamond in the rough!! Great for a home based business. Could be rezoned considering what is around it. Located near the route 11 intersection

Key facts

• Garage bay
• Large driveway
• Large lot

Tags

• EXTENSIVE WORKSHOP SPACE
• STORAGE AREAS
• GARAGE BAY
• LARGE DRIVEWAY
• MULTIPLE PARKING AREAS
• LARGE LOT

Property features AI

Exterior

• Parking: Attached garage with garage door opener; One garage space
• Utilities: Public water connected; Sewer connected
• Home design: Single-story property; Existing/resale condition
• Construction: Wood siding exterior; Block and slab foundation; Built as existing structure
• Exterior features: Blacktop driveway; Irregular lot with main thoroughfare frontage; Lot dimensions approximately 117 x 249

Interior

• Kitchen: Appliances noted in remarks
• Bedrooms: One main-level bedroom
• Flooring: Hardwood flooring; Laminate flooring; Varies throughout
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Heating details referenced in remarks
• Interior features: Varied interior finishes with areas of hardwood and laminate flooring; Additional interior details referenced in remarks
• Laundry & utility: Water heater included

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $129k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $129k).
• Recommended offer: $125k (3.0% below list) — sets the bar for market timing.
• Cap rate 16.3% vs local median 5.1% in North 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 72/100 on livability (#379 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living A; Watch: schools C-, crime D, amenities F.
• North Syracuse Central School District (suburban): math 45% / reading 50% proficiency, ranked #402 of 590 in NY (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 87 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $890 of loan paydown is wiped out by about $4k 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 $36k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($125k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.8% of price.

Recommended offer $124,936 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Crime grade is D 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?
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: 2.17% ✓
• Cap rate: 16.32%
• Cash-on-cash: 35.81%
• DSCR: 2.59
• GRM: 3.8

CMA / ARV

• ARV (on-the-fly): $385,890
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5937 Lakeshore Rd	0.62mi	3/2.0 (+1)	1,930 (-5%)	10mo	$367,000	$190	46
4909 Ernest	0.72mi	3/1.5 (+1)	2,072 (+2%)	16mo	$380,000	$183	43

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: 31.6%
• Equity multiple: 2.33×
• Total profit: $47,866
• Equity at exit: $19,204

10-year hold

• IRR: 38.7%
• Equity multiple: 4.62×
• Total profit: $130,726
• Equity at exit: $11,136

Cash invested: $36,064 (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 13039

• Home prices YoY: -28.9%
• Active inventory: 87
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $2,800 medium
• Mortgage (P&I): −$675
• Tax from tax record: −$407 /mo · $4,880/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$588
• Net cashflow: $1,076

Break-even live

Break-even rent $1,438

Max offer price $128,800

Occupancy floor 57%

Sensitivity live

Price	-10% $1,149	-5% $1,113	+0% $1,076	+5% $1,040	+10% $1,003
Rent	-10% $855	-5% $966	+0% $1,076	+5% $1,187	+10% $1,297
Rate	-1.0pp $1,141	-0.5pp $1,109	base $1,076	+0.5pp $1,043	+1.0pp $1,009

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: $32,200
• Closing costs: $3,864
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8244 Mantova Dr Clay, NY	3.0	2.0	1560	$2,800	$1.79	45d	1	1.43mi

Listing history 34 events

1. 2026-06-21
   days on market $128,800 Active 32 DOM
2. 2026-06-18
   days on market $128,800 Active 29 DOM
3. 2026-06-17
   days on market $128,800 Active 28 DOM
4. 2026-06-16
   days on market $128,800 Active 27 DOM
5. 2026-06-15
   days on market $128,800 Active 26 DOM
6. 2026-06-14
   days on market $128,800 Active 24 DOM
7. 2026-06-13
   pricedays on market $128,800 Active 23 DOM
8. 2026-06-10
   days on market $138,800 Active 21 DOM
9. 2026-06-09
   days on market $138,800 Active 20 DOM
10. 2026-06-08
    days on market $138,800 Active 19 DOM
11. 2026-06-07
    days on market $138,800 Active 18 DOM
12. 2026-06-03
    days on market $138,800 Active 14 DOM
13. 2026-06-02
    days on market $138,800 Active 13 DOM
14. 2026-06-01
    days on market $138,800 Active 12 DOM
15. 2026-05-31
    days on market $138,800 Active 11 DOM
16. 2026-05-30
    days on market $138,800 Active 10 DOM
17. 2026-05-20
    listed $138,800 Active
18. 2023-03-29
    soldstatus $650,000
19. 2022-06-16
    soldstatus $88,000 Closed Sale or Rented 170-char remark

    Show marketing remark (170 chars)

    Attention all investors!! Diamond in the rough!! Great for a home based business. Could be rezoned considering what is around it. Located near the route 11 intersection

20. 2022-04-26
    status Under Contract- Do Not Show 170-char remark

    Show marketing remark (170 chars)

    Attention all investors!! Diamond in the rough!! Great for a home based business. Could be rezoned considering what is around it. Located near the route 11 intersection

21. 2022-03-02
    price $98,900 170-char remark

    Show marketing remark (170 chars)

    Attention all investors!! Diamond in the rough!! Great for a home based business. Could be rezoned considering what is around it. Located near the route 11 intersection

22. 2022-02-04
    price $99,900 170-char remark

    Show marketing remark (170 chars)

    Attention all investors!! Diamond in the rough!! Great for a home based business. Could be rezoned considering what is around it. Located near the route 11 intersection

23. 2022-01-27
    price $102,900 170-char remark

    Show marketing remark (170 chars)

    Attention all investors!! Diamond in the rough!! Great for a home based business. Could be rezoned considering what is around it. Located near the route 11 intersection

24. 2022-01-18
    price $103,900 170-char remark

    Show marketing remark (170 chars)

    Attention all investors!! Diamond in the rough!! Great for a home based business. Could be rezoned considering what is around it. Located near the route 11 intersection

25. 2021-12-15
    price $104,900 170-char remark

    Show marketing remark (170 chars)

    Attention all investors!! Diamond in the rough!! Great for a home based business. Could be rezoned considering what is around it. Located near the route 11 intersection

26. 2021-12-10
    listed $109,900 Active 170-char remark

    Show marketing remark (170 chars)

    Attention all investors!! Diamond in the rough!! Great for a home based business. Could be rezoned considering what is around it. Located near the route 11 intersection

27. 2021-09-27
    historical
28. 2021-09-02
    price $129,900
29. 2021-08-24
    price $139,900
30. 2021-08-07
    listed $149,900 Active
31. 2021-06-28
    soldstatus $72,000
32. 2021-06-11
    soldstatus $72,000 Closed Sale or Rented
33. 2021-05-12
    status Pending Sale
34. 2021-05-10
    listed $59,900 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: $4,880 · $407/mo
• Projected year-2 tax: $4,880 · $407/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
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,600
• − Mortgage interest: −$7,215
• − Property taxes: −$4,880
• − Insurance: −$644
• − Repairs & maintenance: −$2,688
• − Management: −$2,688
• − Depreciation: −$3,747
• Taxable income: $11,738
• Est. tax owed @ 24.0%: −$2,817
• After-tax cash flow: $10,097/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: North Syracuse Central School District
• NCES district ID: 3621210
• Math proficiency: 45% ▼ -9.00%
• Reading proficiency: 50% ▲ 1.00%
• Median HH income: $62,904
• Composite: 41.93/100
• National rank: #3356
• State rank: #402 of 590 in NY

Livability — North Syracuse

• Score: 72/100
• State rank: #379
• US rank: #6513

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 20,185
• Population (ZIP): 17,184

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 (93%)
• Race & ethnicity: White 93% Asian 3% Two or more races 2% Black 2%
• Common ancestry: Romanian 10% Lithuanian 3% Slovak 2%
• Foreign-born: 4% · China, Canada, Mexico
• Languages at home: 95% English-only · Spanish 1% Other Indo-European 1% Chinese 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: ▼ -127.98%
• Current HPI: 314.7902
• 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

+131.7% since first listed

18 events — show timeline

• 2026-05-20 Listed $138,800 CNYIS
• 2023-03-29 Sold (Public Records) $650,000 Public Records
• 2022-06-16 Sold (MLS) $88,000 CNYIS
• 2022-04-26 Pending — CNYIS
• 2022-03-02 Price Changed $98,900 CNYIS
• 2022-02-04 Price Changed $99,900 CNYIS
• 2022-01-27 Price Changed $102,900 CNYIS
• 2022-01-18 Price Changed $103,900 CNYIS
• 2021-12-15 Price Changed $104,900 CNYIS
• 2021-12-10 Listed $109,900 CNYIS
• 2021-09-27 Listing Removed — CNYIS
• 2021-09-02 Price Changed $129,900 CNYIS
• 2021-08-24 Price Changed $139,900 CNYIS
• 2021-08-07 Listed $149,900 CNYIS
• 2021-06-28 Sold (Public Records) $72,000 Public Records
• 2021-06-11 Sold (MLS) $72,000 CNYIS
• 2021-05-12 Pending — CNYIS
• 2021-05-10 Listed $59,900 CNYIS

Property tax history

+2.9%/yr

Latest (2025): $4,880 · +2.8% YoY. Source: county tax records.