127 W Ostrander Ave · Syracuse, NY 13205

$55,000

4 bd · 1.0 ba · 2,002 sqft · SingleFamily public records · 10 Days on market

Built 1900 6,732 sqft lot $27/sqft · 49% below area Est $107k · 49% under ↓ 45% since listing

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Why this score? — see what drove the A 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
• Appreciation +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

Listing remarks

SOLD as is where is with tenant. Tenant does not pay rent. NO showings.

Key facts

• 6,732 sq ft lot
• Built 1900
• Listed 10 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Cable available; High-speed internet available; Public water connected; Sewer connected; Circuit breaker electrical service
• Home design: 2-story house; Vinyl siding; Shingle roof; Stone foundation; Existing (resale) property; City street frontage
• Construction: Vinyl siding construction; Shingle roof; Stone foundation; Built (existing)
• Exterior features: Dirt driveway; Open porch

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: Laundry and living room listed among room types
• Flooring: Hardwood; Resilient flooring; Varied flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Separate/formal dining room; Eat-in kitchen; Separate/formal living room; Full basement
• Laundry & utility: Laundry located in basement; Gas water heater

🏷️ Possibly a rental listed for sale. The $55,000 price doesn't fit this home's estimated sale value (~$106,919) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $55k).
• Cap rate 34.8% 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: schools D+, 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.
• Market conditions: 67 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 616 units permitted in Onondaga County in 2024 (256 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($380 loan paydown + $6k 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 $15k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $55,000

Questions for the listing agent

1. Built in 1900 — 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: 3.90% ✓
• Cap rate: 34.75%
• Cash-on-cash: 101.64%
• DSCR: 5.52
• GRM: 2.1

CMA / ARV

• ARV (median comp): $106,919
• List price: $55,000
• Delta: -48.56%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3315 S Salina St	0.17mi	3/1.0 (-1)	1,886 (-6%)	3mo	$45,500	$24	75
3628 S Salina St	0.10mi	4/2.0	1,813 (-9%)	8mo	$85,000	$47	69
2725 Midland Ave	0.27mi	4/1.5	1,794 (-10%)	2mo	$119,000	$66	67
116 Walrath Rd	0.25mi	3/1.0 (-1)	1,776 (-11%)	20mo	$150,000	$84	48
126 W Florence Ave	0.48mi	4/2.0	1,744 (-13%)	6mo	$180,000	$103	47
1806 Midland Ave	0.65mi	4/1.5	2,101 (+5%)	18mo	$129,900	$62	44
128 Richardson Ave	0.59mi	3/2.0 (-1)	1,826 (-9%)	11mo	$185,000	$101	40
253 Webster Ave	0.63mi	4/1.5	1,751 (-12%)	12mo	$70,000	$40	38
101 Xavier Cir	0.73mi	3/3.0 (-1)	1,933 (-3%)	12mo	$559,900	$290	37
1030 Jamesville Ave	0.72mi	3/1.5 (-1)	1,812 (-10%)	11mo	$345,000	$190	34
316 Warner Ave	0.62mi	5/2.0 (+1)	1,820 (-9%)	15mo	$170,000	$93	34
237 Mckinley Ave	0.71mi	4/2.0	1,792 (-10%)	20mo	$87,000	$49	29

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: —
• Equity multiple: 8.34×
• Total profit: $113,066
• Equity at exit: $49,548

10-year hold

• IRR: —
• Equity multiple: 18.38×
• Total profit: $267,709
• Equity at exit: $106,853

Cash invested: $15,400 (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 13205

• Home prices YoY: 3.0%
• Active inventory: 67
• Price-to-rent: 2.1×

Monthly cashflow live

• Estimated rent: $2,144 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$78 /mo · $941/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$450
• Net cashflow: $1,304

Break-even live

Break-even rent $493

Max offer price $55,000

Occupancy floor 34%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
147 E Matson Ave Syracuse, NY	3.0	2.5	1421	$2,000	$1.41	21d	1	0.16mi
2331 Midland Ave Syracuse, NY	4.0	1.5	1664	$2,300	$1.38	21d	1	0.31mi
102 Newbury Hollow Ln Syracuse, NY	3.0	2.0	2000	$2,300	$1.15	44d	1	0.44mi
1330 Midland Ave Syracuse, NY	4.0	1.0	1870	$2,000	$1.07	21d	1	0.91mi
269 W Borden Ave Syracuse, NY	4.0	1.5	1800	$650	$0.36	21d	1	0.95mi

Listing history 15 events

1. 2026-05-18
   status Pending 71-char remark
2. 2026-05-08
   listed $55,000 Active 71-char remark
3. 2025-12-24
   status Pending 302-char remark
4. 2025-09-26
   historical Active Under Contract 302-char remark
5. 2025-09-25
   status Pending 302-char remark
6. 2025-09-12
   price $80,000 302-char remark
7. 2025-09-06
   historical Active Under Contract 302-char remark
8. 2025-08-20
   price $60,000 302-char remark
9. 2025-08-15
   price $80,000 302-char remark
10. 2025-08-07
    price $60,000 302-char remark
11. 2025-08-07
    price $80,000 302-char remark
12. 2025-08-06
    price $60,000 302-char remark
13. 2025-07-17
    status Active 302-char remark
14. 2025-07-16
    status Pending 302-char remark
15. 2025-06-25
    listed $99,900 Active 302-char remark

ⓘ 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: $941 · $78/mo
• Projected year-2 tax: $941 · $78/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 3/10 Moderate FEMA zone X (unshaded) · 20% 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: $25,733
• − Mortgage interest: −$3,081
• − Property taxes: −$941
• − Insurance: −$275
• − Repairs & maintenance: −$2,059
• − Management: −$2,059
• − Depreciation: −$1,600
• Taxable income: $15,719
• Est. tax owed @ 24.0%: −$3,773
• After-tax cash flow: $11,879/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): 18,562

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 0.67)
• Race & ethnicity: Black 44% White 37% Two or more races 10% Hispanic / Latino 6% Asian 3%
• Hispanic origin (detail): Puerto Rican 4%
• Common ancestry: Romanian 2% Italian 2% Swiss 1%
• Foreign-born: 9% · Canada, China, Vietnam
• Languages at home: 87% English-only · Spanish 5% Arabic 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: ▲ 10.12%
• Current HPI: 345.8854
• 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

-44.9% since first listed

16 events — show timeline

• 2026-05-18 Pending — CNYIS
• 2026-05-08 Listed $55,000 CNYIS
• 2025-12-24 Pending — CNYIS
• 2025-09-26 Contingent — CNYIS
• 2025-09-25 Pending — CNYIS
• 2025-09-12 Price Changed $80,000 CNYIS
• 2025-09-06 Contingent — CNYIS
• 2025-09-02 Listing Removed — CNYIS
• 2025-08-20 Price Changed $60,000 CNYIS
• 2025-08-15 Price Changed $80,000 CNYIS
• 2025-08-07 Price Changed $60,000 CNYIS
• 2025-08-07 Price Changed $80,000 CNYIS
• 2025-08-06 Price Changed $60,000 CNYIS
• 2025-07-17 Relisted — CNYIS
• 2025-07-16 Pending — CNYIS
• 2025-06-25 Listed $99,900 CNYIS

Property tax history

-0.3%/yr

Latest (2025): $941 · +0.3% YoY. Source: county tax records.