19 Grover St · East Syracuse, NY 13057

$229,900

3 bd · 1.0 ba · 1,152 sqft · SingleFamily public records · 10 Days on market

Built 1950 8,712 sqft lot Est $203k · 13% over

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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).

• Cash flow +13.2/30.0
• 1% rule +4.6/10.0
• Livability +4.5/5.0
• Schools +4.3/10.0
• DSCR +4.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.5/15.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully renovated and charming 3 bedroom, 1 bath Cape Cod awaits a new owner! Enjoy a modern kitchen with stainless steel appliances and stylish finishes perfect for all your upcoming holiday meals. With completely updated bathrooms, fresh interior paint, and new flooring throughout, this home is a great way to start fresh! Nothing to do but simply move right in and call it home!

Key facts

• Renovated
• New flooring
• Updated bathrooms

Tags

• RENOVATED
• MODERN KITCHEN
• STAINLESS STEEL APPLIANCES
• UPDATED BATHROOMS
• FRESH INTERIOR PAINT
• NEW FLOORING

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water connected; Sewer connected; Cable available; High-speed internet available
• Home design: Single-story home; Resale property; Vinyl siding; Rectangular residential lot with approximately 60 x 147 dimensions, city street frontage
• Construction: Spray foam insulation; Vinyl siding
• Exterior features: Blacktop driveway; Deck

Interior

• Kitchen: Gas oven; Gas range; Microwave; Refrigerator
• Bedrooms: Two main-level bedrooms; Total of 9 rooms including bedrooms, living room, and laundry
• Flooring: Luxury vinyl
• Bathrooms: One full bathroom (on main level)
• Heating & cooling: Gas heating; Central air conditioning
• Interior features: Separate/formal living room; Combined living and dining area; Bedroom on main level; Crawl space basement
• Laundry & utility: Upper-level laundry; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $-3 ($-38/yr) — negative.
• To cash-flow at today's rent, offer at most $229k (0.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $221k (4.1% below list).
• Recommended offer: $221k (4.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 90/100 on livability (#4 in NY, #81 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+.
• East Syracuse Minoa Central School District (rural): math 46% / reading 53% proficiency, ranked #379 of 590 in NY (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Woodland Elementary School (math 52% / reading 62%, grade C+, #842 of 2,108 statewide, top 43%, 291 students, 82% FRL); Pine Grove Middle School (math 29% / reading 49%, grade F, #433 of 729 statewide, top 60%, 672 students, 43% FRL); East Syracuse Minoa Central High School (math 97% / reading 87%, grade A+, #171 of 1,100 statewide, top 18%, 1,183 students, 60% FRL) — zoned schools average 62% FRL vs 29% district-wide (33 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 63% at this address vs 50% district-wide (+13 pts) — the actual schools serving this property are materially stronger than the East Syracuse Minoa Central School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 59 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 616 units permitted in Onondaga County in 2024 (256 in 5+ unit buildings).
• This rent runs 33% of the median local income ($81k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $40k; list at $230k implies a 475% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $220,567 (4.1% 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 1950 — 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 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?
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: 0.96% ✗
• Cap rate: 6.28%
• Cash-on-cash: -0.06%
• DSCR: 1.00
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $202,752
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5 Wyncrest Dr	0.05mi	3/1.0	1,188 (+3%)	10mo	$220,000	$185	84
7 Parkwood Dr	0.24mi	3/1.0	1,188 (+3%)	4mo	$184,900	$156	80
109 Cole Rd	0.24mi	3/2.0	1,128 (-2%)	4mo	$256,000	$227	78
809 Kinne St	0.47mi	3/1.0	1,133 (-2%)	9mo	$199,900	$176	68
901 Kinne St	0.45mi	3/1.0	1,080 (-6%)	8mo	$149,900	$139	62
103 Grover St	0.40mi	3/2.0	1,060 (-8%)	6mo	$265,000	$250	59
100 Nelson Ave	0.57mi	3/1.0	1,092 (-5%)	8mo	$250,000	$229	58
501 N Highland Ave	0.41mi	3/1.0	1,253 (+9%)	11mo	$244,000	$195	57
104 Lansdale Rd	0.20mi	2/1.0 (-1)	1,301 (+13%)	10mo	$193,000	$148	55
301 Winchester Rd	0.68mi	3/1.0	1,210 (+5%)	8mo	$148,000	$122	53
316 Colfax Ave	0.38mi	4/2.0 (+1)	1,302 (+13%)	7mo	$201,400	$155	46
815 Kinne St	0.46mi	4/2.0 (+1)	1,312 (+14%)	9mo	$172,000	$131	39

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: -16.3%
• Equity multiple: 0.42×
• Total profit: $-37,326
• Equity at exit: $34,279

10-year hold

• IRR: -7.9%
• Equity multiple: 0.50×
• Total profit: $-32,236
• Equity at exit: $19,878

Cash invested: $64,372 (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 13057

• Home prices YoY: -11.1%
• Active inventory: 59
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $2,206 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$444 /mo · $5,331/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$463
• Net cashflow: $-3

Break-even live

Break-even rent $2,210

Max offer price $229,339

Occupancy floor 95%

Sensitivity live

Price	-10% $127	-5% $62	+0% $-3	+5% $-68	+10% $-133
Rent	-10% $-177	-5% $-90	+0% $-3	+5% $84	+10% $171
Rate	-1.0pp $113	-0.5pp $55	base $-3	+0.5pp $-63	+1.0pp $-123

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: $57,475
• Closing costs: $6,897
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
297 Norwood Ave Syracuse, NY	3.0	1.0	1188	$2,050	$1.73	22d	1	1.25mi
225 Marlborough Rd Syracuse, NY	2.0	1.0	1040	$1,800	$1.73	15d	1	1.40mi

Listing history 6 events

1. 2026-06-02
   status $229,900 Pending 10 DOM
2. 2026-06-01
   days on market $229,900 Active 10 DOM
3. 2026-05-31
   days on market $229,900 Active 9 DOM
4. 2026-05-30
   days on market $229,900 Active 8 DOM
5. 2026-05-22
   listed $229,900 Active
6. 2015-01-16
   soldstatus $40,000

ⓘ 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: $5,331 · $444/mo
• Projected year-2 tax: $5,331 · $444/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: $26,468
• − Mortgage interest: −$12,878
• − Property taxes: −$5,331
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,117
• − Management: −$2,117
• − Depreciation: −$6,688
• Taxable loss: −$3,813
• Est. tax savings @ 24.0%: +$915
• After-tax cash flow: $877/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: East Syracuse Minoa Central School District
• NCES district ID: 3609990
• Math proficiency: 46% ▼ -6.00%
• Reading proficiency: 53% ▲ 9.00%
• Median HH income: $55,801
• Composite: 42.9/100
• National rank: #3122
• State rank: #379 of 590 in NY

Livability — East Syracuse

• Score: 90/100
• State rank: #4
• US rank: #81

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Onondaga County · 247,257 people
• City population: 14,253
• Metro: Syracuse, NY
• Population (ZIP): 14,253
• Household income: $80,900
• Rent vs Own: 24.0% rent · 76.0% own
• Severe rent burden: 250.0

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 (88%)
• Race & ethnicity: White 88% Two or more races 5% Hispanic / Latino 3% Asian 2% Black 2%
• Common ancestry: Romanian 5% Lithuanian 4% American 3%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 92% English-only · Russian/Polish/Slavic 3% Spanish 1% Other Indo-European 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: ▼ -39.50%
• Current HPI: 316.8595
• 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

+474.7% since first listed

2 events — show timeline

• 2026-05-22 Listed $229,900 CNYIS
• 2015-01-16 Sold (Public Records) $40,000 Public Records

Property tax history

+3.5%/yr

Latest (2025): $5,331 · +3.0% YoY. Source: county tax records.