106 Seward St · Syracuse, NY 13203

$90,000

2 bd · 1.0 ba · 880 sqft · SingleFamily public records · 3 Days on market

Built 1911 2,937 sqft lot Est $67k · 35% over

---

Why this score? — see what drove the C+ 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
• Rent growth +4.6/5.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This freshly redone bungalow has a huge carport and plenty of space for parking.

Key facts

• Shopping
• Local amenities
• Off-street parking

Tags

• OFF-STREET PARKING
• NEAR DOWNTOWN SYRACUSE
• MAJOR HIGHWAYS
• SHOPPING
• DINING
• LOCAL AMENITIES

Property features AI

Exterior

• Parking: Carport
• Utilities: Public water (connected); Sewer connected
• Home design: Single-story; Existing construction
• Construction: Cedar and vinyl siding; Block foundation
• Exterior features: Blacktop driveway; Shed(s)/storage

Interior

• Kitchen: Gas cooktop; Refrigerator
• Bedrooms: Total of 6 rooms including living areas
• Flooring: Luxury vinyl; Vinyl; Varied flooring
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Gas forced-air heating
• Interior features: Breakfast bar; Separate/formal living room; Crawl space basement
• Laundry & utility: Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $619 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Cap rate 14.5% 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: Rents rising fast (+8.4%/yr); 55 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 48% of comp listings sitting > 30 days — soft ceiling on asking rent; 616 units permitted in Onondaga County in 2024 (256 in 5+ unit buildings).
• This rent runs 38% of the median local income ($47k/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 $622 of loan paydown is wiped out by about $3k 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 + 8.0% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 4y 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 $65k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1911 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $90,000

Questions for the listing agent

1. Built in 1911 — 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: 1.67% ✓
• Cap rate: 14.54%
• Cash-on-cash: 29.46%
• DSCR: 2.31
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $66,880
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
104 S Alvord St	0.17mi	2/1.0	910 (+3%)	19mo	$78,000	$86	71
306 S Alvord St	0.19mi	3/1.0 (+1)	910 (+3%)	17mo	$55,000	$60	66
119 Beecher St	0.12mi	3/1.0 (+1)	952 (+8%)	15mo	$139,900	$147	63
339 Douglas St	0.25mi	3/1.0 (+1)	1,003 (+14%)	2mo	$55,000	$55	59
908 Highland St	0.42mi	3/1.0 (+1)	908 (+3%)	15mo	$121,900	$134	58
213 Grumbach Ave	0.47mi	2/1.0	912 (+4%)	21mo	$60,000	$66	55
230 Delhi St	0.63mi	2/1.5	944 (+7%)	5mo	$265,000	$281	52
807 E Division St	0.54mi	3/2.0 (+1)	952 (+8%)	4mo	$70,000	$74	49
210 Carbon St	0.41mi	3/1.0 (+1)	984 (+12%)	12mo	$75,000	$76	46
1212 Butternut St	0.57mi	3/1.0 (+1)	1,000 (+14%)	5mo	$75,000	$75	42
926 Highland St	0.47mi	3/1.0 (+1)	784 (-11%)	20mo	$92,000	$117	38
111 Titus Aly	0.71mi	3/1.0 (+1)	788 (-10%)	21mo	$40,000	$51	27

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 29.2%
• Equity multiple: 2.30×
• Total profit: $32,733
• Equity at exit: $13,419

10-year hold

• IRR: 39.3%
• Equity multiple: 5.57×
• Total profit: $115,274
• Equity at exit: $7,782

Cash invested: $25,200 (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 13203

• Home prices YoY: -11.9%
• Rents YoY: 8.4%
• Active inventory: 55
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,500 high
• Mortgage (P&I): −$472
• Tax from tax record: −$57 /mo · $684/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $619

Break-even live

Break-even rent $717

Max offer price $90,000

Occupancy floor 54%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
746 E Laurel St Unit 2F Syracuse, NY	2.0	1.0	800	$1,100	$1.38	43d	1	0.14mi
205 Beecher St Unit 3 Syracuse, NY	2.0	1.0	815	$1,100	$1.35	43d	1	0.20mi
600 James St Syracuse, NY	1.0	1.0	492	$1,450	$2.94	13d	9	0.34mi
610 E Division St Unit F2 Syracuse, NY	2.0	1.0	900	$1,150	$1.28	43d	1	0.36mi
517 N Salina St Unit 4 Syracuse, NY	2.0	1.0	700	$1,050	$1.50	13d	1	0.42mi
910 Park St Unit 2 Syracuse, NY	1.0	1.0	650	$950	$1.46	43d	1	0.43mi
912 Park St Unit 2 Syracuse, NY	1.0	1.0	620	$900	$1.45	43d	1	0.43mi
912 Park St Unit 1 Syracuse, NY	3.0	1.0	1040	$1,200	$1.15	43d	1	0.43mi
416 Pearl St Unit 2 Syracuse, NY	3.0	1.0	900	$2,400	$2.67	13d	1	0.46mi
200 Catherine St Apt 5 Syracuse, NY	2.0	1.0	850	$1,550	$1.82	43d	1	0.47mi
525 Burnet Ave Unit First Floor Syracuse, NY	3.0	1.0	900	$1,650	$1.83	43d	1	0.55mi
807-13 N Salina St Unit 809A Syracuse, NY	2.0	1.0	1020	$1,325	$1.30	43d	1	0.57mi
101 N Salina St Apt 112 Syracuse, NY	1.0	1.0	791	$1,950	$2.47	13d	1	0.64mi
101 N Salina St Apt 109 Syracuse, NY	1.0	1.0	769	$1,900	$2.47	13d	1	0.64mi
101 N Salina St Unit 107 Syracuse, NY	1.0	1.0	791	$1,825	$2.31	13d	1	0.64mi
689 N Clinton St Unit 323 Syracuse, NY	1.0	1.5	960	$1,575	$1.64	21d	1	0.65mi
689 N Clinton St Apt 307 Syracuse, NY	1.0	1.5	1100	$1,600	$1.45	43d	1	0.65mi
230 W Willow St Apt 310 Syracuse, NY	1.0	1.0	933	$1,600	$1.71	13d	1	0.66mi
721 N Clinton St Unit 213 Syracuse, NY	2.0	2.0	1000	$1,550	$1.55	43d	1	0.72mi
721 N Clinton St Unit 105 Syracuse, NY	2.0	2.0	1000	$1,475	$1.48	43d	1	0.72mi
101 S Salina St Syracuse, NY	2.0	1.0	651	$2,871	$4.41	13d	14	0.74mi
712 E Fayette St Syracuse, NY	1.0	1.0	720	$1,698	$2.36	13d	10	0.76mi
208 W Water St Syracuse, NY	2.0	2.0	962	$1,800	$1.87	43d	1	0.78mi
900 E Fayette St Syracuse, NY	1.0–2.0	1.0	817	$1,995	$2.44	13d	9	0.81mi
416 Danforth St Unit 1F Syracuse, NY	1.0	1.0	550	$1,100	$2.00	43d	1	0.84mi
321 S Salina St Unit 403 Syracuse, NY	1.0	1.0	978	$1,750	$1.79	21d	1	0.85mi
321 S Salina St Unit 502 Syracuse, NY	1.0	1.0	1050	$2,500	$2.38	43d	1	0.86mi
321 S Salina St Unit 402 Syracuse, NY	1.0	1.0	1050	$2,200	$2.10	13d	1	0.86mi
321 S Salina St Unit 303 Syracuse, NY	1.0	1.0	978	$1,800	$1.84	43d	1	0.86mi
129 W Fayette St Unit 217 Syracuse, NY	2.0	2.0	1100	$1,550	$1.41	13d	1	0.86mi
201 E Jefferson St Syracuse, NY	2.0	1.0	662	$1,626	$2.45	13d	9	0.88mi
324 W Water St Syracuse, NY	2.0	1.0	1007	$1,975	$1.96	13d	6	0.88mi
205 E Jefferson St Unit 2B Syracuse, NY	2.0	2.5	1100	$2,200	$2.00	21d	1	0.88mi
317 S Clinton St Unit 3C/B3 Syracuse, NY	1.0	1.0	700	$1,675	$2.39	13d	1	0.88mi
300 University Ave Syracuse, NY	2.0	1.0	1020	$2,150	$2.11	13d	1	0.88mi
60 Presidential Plz Syracuse, NY	1.0–2.0	1.0–1.5	970	$1,315	$1.36	43d	1	0.89mi
110 Walton St Unit 203 Syracuse, NY	1.0	1.0	701	$1,600	$2.28	21d	1	0.91mi
110 Walton St Unit 301 Syracuse, NY	2.0	2.0	1051	$2,000	$1.90	21d	1	0.91mi
110 Walton St Unit 303 Syracuse, NY	1.0	1.0	725	$1,700	$2.34	43d	1	0.91mi
110 Walton St Unit 201 Syracuse, NY	2.0	2.0	1051	$2,200	$2.09	43d	1	0.91mi

Listing history 4 events

1. 2026-06-18
   days on market $90,000 Active 3 DOM
2. 2026-06-17
   days on market $90,000 Active 2 DOM
3. 2026-06-15
   remarks 699-char remark
4. 2026-06-15
   listed $90,000 Active 1 DOM

ⓘ 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: $684 · $57/mo
• Projected year-2 tax: $1,103 · $92/mo
• Expected delta: +$418/yr (+$35/mo · 61.2%)

ⓘ 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: $18,002
• − Mortgage interest: −$5,041
• − Property taxes: −$684
• − Insurance: −$450
• − Repairs & maintenance: −$1,440
• − Management: −$1,440
• − Depreciation: −$2,618
• Taxable income: $6,328
• Est. tax owed @ 24.0%: −$1,519
• After-tax cash flow: $5,905/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
• County: Onondaga County · 247,257 people
• City population: 152,627
• Metro: Syracuse, NY
• Population (ZIP): 16,180
• Household income: $46,997
• Rent vs Own: 63.8% rent · 36.2% own
• Severe rent burden: 1566.0

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: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: White 52% Black 22% Hispanic / Latino 11% Two or more races 9% Asian 7%
• Hispanic origin (detail): Puerto Rican 6% Cuban 2%
• Common ancestry: Romanian 3% Lithuanian 2% Iranian 2%
• Foreign-born: 13% · Canada, India, Philippines
• Languages at home: 81% English-only · Spanish 6% Other Indo-European 3% Other Asian/Pacific 3%

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: ▼ -35.69%
• Current HPI: 263.2588
• Rent YoY: ▲ 8.39%
• 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

+233.3% since first listed

24 events — show timeline

• 2026-06-15 Listed $90,000 CNYIS
• 2023-12-19 Sold (Public Records) $65,000 Public Records
• 2023-12-14 Sold (MLS) $65,000 CNYIS
• 2023-10-20 Pending — CNYIS
• 2023-10-13 Price Changed $69,900 CNYIS
• 2023-10-13 Relisted — CNYIS
• 2023-10-13 Contingent — CNYIS
• 2023-10-12 Price Changed $59,900 CNYIS
• 2023-09-26 Relisted — CNYIS
• 2023-06-20 Pending — CNYIS
• 2023-06-06 Price Changed $75,000 CNYIS
• 2023-05-31 Price Changed $87,400 CNYIS
• 2023-05-23 Relisted — CNYIS
• 2023-05-18 Contingent — CNYIS
• 2023-05-05 Listed $89,900 CNYIS
• 2022-11-15 Sold (Public Records) $170,000 Public Records
• 2022-10-25 Sold (MLS) $40,000 CNYIS
• 2022-08-05 Listing Removed — CNYIS
• 2022-08-03 Listed $40,000 CNYIS
• 2022-07-01 Listing Removed — CNYIS
• 2022-04-23 Price Changed $39,500 CNYIS
• 2022-04-06 Price Changed $39,900 CNYIS
• 2022-04-01 Listed $45,000 CNYIS
• 2021-06-25 Sold (Public Records) $27,000 Public Records

Property tax history

+0.3%/yr

Latest (2025): $684 · +2.0% YoY. Source: county tax records.