6286 Fly Rd · East Syracuse, NY 13057

$247,000

3 bd · 2.0 ba · 1,638 sqft · SingleFamily public records · 24 Days on market

Built 1956 1.31 ac lot Est $262k · 6% under

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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 +15.6/30.0
• ARV discount +10.1/15.0
• 1% rule +5.1/10.0
• DSCR +4.8/10.0
• Livability +4.5/5.0
• Schools +4.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This well-maintained, 4-bedroom, 2-bathroom residence sits on over an acre of land, offering a spacious yard in a convenient location close to many local amenities. The house is move-in ready and includes the practical addition of a whole-house generator. The floor plan is designed for flexibility, featuring a formal dining area and a first-floor bedroom. A main-level home office provides a quiet workspace or can function as a 5th bedroom depending on your needs. For the hobbyist or DIY enthusiast, the full basement is a significant feature. It includes organized storage areas and a workshop space with a direct-access staircase leading into the 2-car garage. This is a solid, functional home

Key facts

• Workshop space
• Full basement
• Formal dining area

Tags

• WHOLE-HOUSE GENERATOR
• FORMAL DINING AREA
• MAIN-LEVEL HOME OFFICE
• FULL BASEMENT
• ORGANIZED STORAGE AREAS
• WORKSHOP SPACE

Property features AI

Exterior

• Parking: Attached garage with 2 spaces; Driveway; Garage door opener; Garage has electricity
• Utilities: Public water connected; Sewer connected; Electricity connected (circuit breakers and fuses); High-speed internet available; Cable available
• Home design: Two-story house; Existing structure
• Construction: Block foundation; Block and concrete construction elements; Stucco and vinyl siding; Copper plumbing; Asphalt shingle pitched roof; Attic/crawl hatchway(s) insulated; Full basement with sump pump
• Exterior features: Blacktop driveway; Private yard; Shed(s) and storage; See remarks

Interior

• Kitchen: Built-in range; Built-in oven; Gas cooktop; Range hood; Dishwasher; Exhaust fan; Refrigerator; Solid surface counters; Eat-in kitchen
• Bedrooms: One bedroom on the main level
• Flooring: Carpet; Hardwood; Laminate; Tile; Vinyl; Varied flooring
• Bathrooms: Two full bathrooms; One main-level bathroom
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Ceiling fans; Den; Formal dining room; Entrance foyer; Eat-in kitchen; Formal living room; Home office; Living/dining room; Pull-down attic stairs; Storage; Solid surface counters; Natural woodwork; Convertible bedroom; Workshop
• Laundry & utility: Washer; Dryer; Laundry in basement; Humidifier; Generator

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $247k.

Deal economics

• At list price, monthly cash flow is $104 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $247k).
• Recommended offer: $243k (1.5% below list) — sets the bar for market timing.

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+; Watch: schools D+.
• 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.
• Market conditions: 58 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 37% 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

• It's been on market 24 days — a 2% lower offer ($243k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 4% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $243,295 (1.5% below list)

Questions for the listing agent

1. Built in 1956 — 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. 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?
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: 1.01% ✓
• Cap rate: 6.80%
• Cash-on-cash: 1.81%
• DSCR: 1.08
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $262,080
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
116 Stillwater Dr	0.55mi	3/2.5	1,692 (+3%)	2mo	$300,000	$177	65
514 Mccool Ave	0.62mi	3/1.0	1,530 (-7%)	9mo	$215,000	$141	48
6427 Curwood Dr	0.62mi	4/2.0 (+1)	1,678 (+2%)	20mo	$269,000	$160	46
316 Dausman St	0.45mi	3/1.5	1,802 (+10%)	21mo	$265,000	$147	43
418 Tilden Dr	0.75mi	3/1.5	1,506 (-8%)	9mo	$255,000	$169	42
106 Wembridge Dr	0.73mi	3/2.0	1,468 (-10%)	23mo	$265,000	$181	29
404 Mccool Ave	0.74mi	3/1.5	1,407 (-14%)	14mo	$187,000	$133	28
401 Hartwell Ave	0.72mi	3/2.0	1,400 (-14%)	19mo	$221,000	$158	26

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: -13.4%
• Equity multiple: 0.52×
• Total profit: $-33,251
• Equity at exit: $36,829

10-year hold

• IRR: -4.3%
• Equity multiple: 0.71×
• Total profit: $-19,867
• Equity at exit: $21,356

Cash invested: $69,160 (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: 58
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,487 medium
• Mortgage (P&I): −$1,295
• Tax from tax record: −$462 /mo · $5,543/yr
• Insurance: −$103
• HOA: −$0
• Vacancy / Maint / Mgmt: −$522
• Net cashflow: $104

Break-even live

Break-even rent $2,355

Max offer price $247,000

Occupancy floor 91%

Sensitivity live

Price	-10% $244	-5% $174	+0% $104	+5% $34	+10% $-36
Rent	-10% $-92	-5% $6	+0% $104	+5% $203	+10% $301
Rate	-1.0pp $229	-0.5pp $167	base $104	+0.5pp $40	+1.0pp $-25

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: $61,750
• Closing costs: $7,410
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
116 Stillwater Dr East Syracuse, NY	3.0	2.5	1692	$3,000	$1.77	21d	1	0.54mi
6463 Wells Dr Unit 6465 East Syracuse, NY	3.0	2.0	1519	$1,800	$1.18	21d	1	0.73mi

Listing history 14 events

1. 2026-06-13
   statusdays on market $247,000 Pending 24 DOM
2. 2026-06-10
   days on market $247,000 Active 23 DOM
3. 2026-06-09
   days on market $247,000 Active 22 DOM
4. 2026-06-08
   days on market $247,000 Active 21 DOM
5. 2026-06-07
   days on market $247,000 Active 20 DOM
6. 2026-06-03
   days on market $247,000 Active 16 DOM
7. 2026-06-02
   days on market $247,000 Active 15 DOM
8. 2026-06-01
   days on market $247,000 Active 14 DOM
9. 2026-05-31
   days on market $247,000 Active 13 DOM
10. 2026-05-30
    days on market $247,000 Active 12 DOM
11. 2026-05-23
    status Active
12. 2026-05-23
    price $247,000
13. 2026-04-23
    status Pending
14. 2026-04-18
    listed $237,000 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: $5,543 · $462/mo
• Projected year-2 tax: $5,543 · $462/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 2/10 Low FEMA zone X (unshaded) · 7% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°F today · 15 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: $29,839
• − Mortgage interest: −$13,836
• − Property taxes: −$5,543
• − Insurance: −$1,235
• − Repairs & maintenance: −$2,387
• − Management: −$2,387
• − Depreciation: −$7,185
• Taxable loss: −$2,734
• Est. tax savings @ 24.0%: +$656
• After-tax cash flow: $1,908/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

+4.2% since first listed

4 events — show timeline

• 2026-05-23 Relisted — CNYIS
• 2026-05-23 Price Changed $247,000 CNYIS
• 2026-04-23 Pending — CNYIS
• 2026-04-18 Listed $237,000 CNYIS

Property tax history

+8.9%/yr

Latest (2025): $5,543 · +5.5% YoY. Source: county tax records.