5975 E Pine Grove Rd · North Syracuse, NY 13039

$165,000

3 bd · 2.0 ba · 1,450 sqft · Manufactured public records · 16 Days on market

Built 1985 1.02 ac lot Est $191k · 14% 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 +27.5/30.0
• ARV discount +13.7/15.0
• DSCR +9.6/10.0
• 1% rule +8.6/10.0
• 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

Ranch style living for incredible price. Spacious doublewide on its own lot close to the Cicero shopping area. Tags are on dwelling. Ready for financing. Appliances have hardly been used. Unit is handicap accessible with a handicap ramp for access. Garden tub and stall shower in master bathroom. Amazing amount of space and storage.

Key facts

• Mudroom area
• Large living room
• Formal dining area

Tags

• MUDROOM AREA
• FORMAL DINING AREA
• LARGE LIVING ROOM
• EAT-IN KITCHEN
• EXTENSIVE COUNTER SPACE
• DEDICATED LAUNDRY ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $165k.

Deal economics

• At list price, monthly cash flow is $488 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $163k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.8% 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: 85 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 $1k of loan paydown is wiped out by about $5k 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 $46k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y 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 $82k; list at $165k implies a 101% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price.

Recommended offer $162,525 (1.5% below list)

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.36% ✓
• Cap rate: 9.84%
• Cash-on-cash: 12.67%
• DSCR: 1.56
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $191,400
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5975 E Pine Grove Rd	0.00mi	3/2.0	1,450 (0%)	1mo	$191,000	$132	99

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: 2.5%
• Equity multiple: 1.10×
• Total profit: $4,463
• Equity at exit: $24,602

10-year hold

• IRR: 12.1%
• Equity multiple: 1.96×
• Total profit: $44,411
• Equity at exit: $14,266

Cash invested: $46,200 (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: 85
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $2,250 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$356 /mo · $4,267/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$472
• Net cashflow: $488

Break-even live

Break-even rent $1,632

Max offer price $165,000

Occupancy floor 73%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
107 Stephen Pl Syracuse, NY	2.0	1.0	1199	$2,250	$1.88	44d	1	1.38mi

Listing history 8 events

1. 2026-03-17
   status Pending
2. 2026-03-09
   historical Active Under Contract
3. 2026-03-01
   listed $165,000 Active
4. 2019-10-16
   soldstatus $82,000 Closed Sale or Rented 333-char remark

   Show marketing remark (333 chars)

   Ranch style living for incredible price. Spacious doublewide on its own lot close to the Cicero shopping area. Tags are on dwelling. Ready for financing. Appliances have hardly been used. Unit is handicap accessible with a handicap ramp for access. Garden tub and stall shower in master bathroom. Amazing amount of space and storage.

5. 2019-10-15
   soldstatus $82,000
6. 2019-08-26
   historical Continue to Show- Under Contract 333-char remark

   Show marketing remark (333 chars)

   Ranch style living for incredible price. Spacious doublewide on its own lot close to the Cicero shopping area. Tags are on dwelling. Ready for financing. Appliances have hardly been used. Unit is handicap accessible with a handicap ramp for access. Garden tub and stall shower in master bathroom. Amazing amount of space and storage.

7. 2019-07-23
   price $99,900 333-char remark

   Show marketing remark (333 chars)

   Ranch style living for incredible price. Spacious doublewide on its own lot close to the Cicero shopping area. Tags are on dwelling. Ready for financing. Appliances have hardly been used. Unit is handicap accessible with a handicap ramp for access. Garden tub and stall shower in master bathroom. Amazing amount of space and storage.

8. 2019-06-28
   listed $109,900 Active 333-char remark

   Show marketing remark (333 chars)

   Ranch style living for incredible price. Spacious doublewide on its own lot close to the Cicero shopping area. Tags are on dwelling. Ready for financing. Appliances have hardly been used. Unit is handicap accessible with a handicap ramp for access. Garden tub and stall shower in master bathroom. Amazing amount of space and storage.

ⓘ 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: $4,267 · $356/mo
• Projected year-2 tax: $4,267 · $356/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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,000
• − Mortgage interest: −$9,243
• − Property taxes: −$4,267
• − Insurance: −$825
• − Repairs & maintenance: −$2,160
• − Management: −$2,160
• − Depreciation: −$4,800
• Taxable income: $3,546
• Est. tax owed @ 24.0%: −$851
• After-tax cash flow: $5,004/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

+50.1% since first listed

8 events — show timeline

• 2026-03-17 Pending — CNYIS
• 2026-03-09 Contingent — CNYIS
• 2026-03-01 Listed $165,000 CNYIS
• 2019-10-16 Sold (MLS) $82,000 CNYIS
• 2019-10-15 Sold (Public Records) $82,000 Public Records
• 2019-08-26 Contingent — CNYIS
• 2019-07-23 Price Changed $99,900 CNYIS
• 2019-06-28 Listed $109,900 CNYIS

Property tax history

+12.2%/yr

Latest (2025): $4,267 · +2.7% YoY. Source: county tax records.