632 W Newell St · Syracuse, NY 13205

$19,900

3 bd · 1.0 ba · 1,050 sqft · SingleFamily public records · 78 Days on market

Built 1920 5,363 sqft lot $19/sqft · 75% below area

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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 +15.0/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks MLS

This single family home is screaming for help! It's an ugly duckling and wants to become a swan. If you have the vision and design sense, you can make it happen! Priced for quick sales. Make an offer!

Key facts

• 5,363 sq ft lot
• Built 1920
• Listed 77 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $20k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $20k).
• Recommended offer: $19k (6.0% below list) — sets the bar for market timing.
• Cap rate 73.9% 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: 68 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $2k of equity ($138 loan paydown + $2k 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 $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($19k) is reasonable based on typical stale-listing flexibility.
• 2 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: property tax is 3.3% of price; built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $18,706 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 8.19% ✓
• Cap rate: 73.85%
• Cash-on-cash: 241.29%
• DSCR: 11.74
• GRM: 1.0

CMA / ARV

• ARV (median comp): $80,572
• List price: $19,900
• Delta: -75.30%
• 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
160 Baldwin Ave	0.15mi	2/1.0 (-1)	1,104 (+5%)	4mo	$75,000	$68	76
621 W Lafayette Ave	0.19mi	3/1.0	972 (-7%)	6mo	$58,000	$60	74
160 Berger Ave	0.17mi	3/1.0	1,162 (+11%)	0mo	$35,000	$30	74
116 Berger Ave	0.12mi	2/1.0 (-1)	982 (-6%)	8mo	$39,000	$40	72
721 Ballantyne Rd	0.52mi	2/1.5 (-1)	1,047 (-0%)	1mo	$130,000	$124	68
308 Hope Ave	0.36mi	2/1.0 (-1)	992 (-6%)	3mo	$35,000	$35	66
218 Girard Ave	0.53mi	2/1.0 (-1)	1,080 (+3%)	3mo	$123,750	$115	63
358 W Newell St	0.29mi	3/1.0	1,197 (+14%)	4mo	$19,900	$17	60
110 Cornell Ave	0.73mi	2/1.0 (-1)	1,008 (-4%)	3mo	$151,500	$150	52
254 W Matson Ave	0.52mi	4/1.5 (+1)	950 (-10%)	1mo	$150,000	$158	52
184 W Matson Ave	0.63mi	3/1.5	1,142 (+9%)	5mo	$105,000	$92	50
154 St. Louis Ave	0.55mi	3/2.0	936 (-11%)	8mo	$165,000	$176	45

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: 15.76×
• Total profit: $82,239
• Equity at exit: $17,927

10-year hold

• IRR: —
• Equity multiple: 34.41×
• Total profit: $186,150
• Equity at exit: $38,661

Cash invested: $5,572 (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: 68
• Price-to-rent: 1.0×

Monthly cashflow live

• Estimated rent: $1,629 high
• Mortgage (P&I): −$104
• Tax from tax record: −$54 /mo · $650/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $1,120

Break-even live

Break-even rent $211

Max offer price $19,900

Occupancy floor 26%

Sensitivity live

Price	-10% $1,132	-5% $1,126	+0% $1,120	+5% $1,115	+10% $1,109
Rent	-10% $992	-5% $1,056	+0% $1,120	+5% $1,185	+10% $1,249
Rate	-1.0pp $1,130	-0.5pp $1,125	base $1,120	+0.5pp $1,115	+1.0pp $1,110

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: $4,975
• Closing costs: $597
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
508-10 W Brighton Ave Syracuse, NY	2.0	1.0	735	$1,350	$1.84	14d	13	0.28mi
213 Fletcher Ave Unit 2 Syracuse, NY	3.0	1.0	1200	$1,700	$1.42	14d	1	0.48mi
158 Parkway Dr Syracuse, NY	4.0	3.0	1029	$2,250	$2.19	22d	1	0.58mi
300 Mains Ave Unit Bradford-7 Syracuse, NY	2.0	1.0	1200	$1,100	$0.92	15d	1	0.75mi
2859 S Salina St Unit 2 Syracuse, NY	2.0	1.0	1000	$1,200	$1.20	45d	1	0.77mi
147 E Matson Ave Syracuse, NY	3.0	2.5	1421	$2,000	$1.41	22d	1	0.90mi
409 Stolp Ave Syracuse, NY	1.0–3.0	1.0	849	$1,575	$1.86	14d	5	1.13mi
102 Newbury Hollow Ln Syracuse, NY	2.0	1.5	1200	$1,550	$1.29	15d	1	1.17mi
154 Seeley Ave Syracuse, NY	4.0	1.0	1312	$2,100	$1.60	15d	1	1.19mi
116 Newbury Hollow Ln Syracuse, NY	1.0–2.0	1.0	825	$1,295	$1.57	15d	7	1.28mi
122 Putnam St Syracuse, NY	3.0	1.0	1064	$2,050	$1.93	22d	1	1.38mi
1110 Bellevue Ave Syracuse, NY	3.0	1.0	1449	$1,500	$1.04	45d	1	1.38mi
315 Grant Ave #17 Syracuse, NY	3.0	2.0	1477	$1,275	$0.86	15d	1	1.40mi
260 Robert Dr Syracuse, NY	3.0	1.5	1200	$2,097	$1.75	45d	1	1.42mi
259 Robert Dr Syracuse, NY	3.0	1.5	1350	$699	$0.52	45d	1	1.44mi

Listing history 20 events

1. 2026-06-21
   days on market $19,900 Active 78 DOM
2. 2026-06-18
   days on market $19,900 Active 75 DOM
3. 2026-06-17
   days on market $19,900 Active 74 DOM
4. 2026-06-16
   days on market $19,900 Active 73 DOM
5. 2026-06-15
   days on market $19,900 Active 72 DOM
6. 2026-06-14
   days on market $19,900 Active 70 DOM
7. 2026-06-13
   days on market $19,900 Active 69 DOM
8. 2026-06-10
   days on market $19,900 Active 67 DOM
9. 2026-06-09
   days on market $19,900 Active 66 DOM
10. 2026-06-08
    days on market $19,900 Active 65 DOM
11. 2026-06-07
    days on market $19,900 Active 64 DOM
12. 2026-06-05
    days on market $19,900 Active 61 DOM
13. 2026-06-02
    days on market $19,900 Active 59 DOM
14. 2026-06-01
    days on market $19,900 Active 58 DOM
15. 2026-05-31
    days on market $19,900 Active 57 DOM
16. 2026-05-30
    days on market $19,900 Active 56 DOM
17. 2026-04-30
    status Active 200-char remark

    Show marketing remark (200 chars)

    This single family home is screaming for help! It's an ugly duckling and wants to become a swan. If you have the vision and design sense, you can make it happen! Priced for quick sales. Make an offer!

18. 2025-12-09
    status Pending 200-char remark

    Show marketing remark (200 chars)

    This single family home is screaming for help! It's an ugly duckling and wants to become a swan. If you have the vision and design sense, you can make it happen! Priced for quick sales. Make an offer!

19. 2025-11-21
    historical Active Under Contract 200-char remark

    Show marketing remark (200 chars)

    This single family home is screaming for help! It's an ugly duckling and wants to become a swan. If you have the vision and design sense, you can make it happen! Priced for quick sales. Make an offer!

20. 2025-11-13
    listed $19,900 Active 200-char remark

    Show marketing remark (200 chars)

    This single family home is screaming for help! It's an ugly duckling and wants to become a swan. If you have the vision and design sense, you can make it happen! Priced for quick sales. Make an offer!

ⓘ 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: $650 · $54/mo
• Projected year-2 tax: $650 · $54/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 6/10 Major FEMA zone X (unshaded) · 71% 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: $19,552
• − Mortgage interest: −$1,115
• − Property taxes: −$650
• − Insurance: −$100
• − Repairs & maintenance: −$1,564
• − Management: −$1,564
• − Depreciation: −$579
• Taxable income: $13,981
• Est. tax owed @ 24.0%: −$3,355
• After-tax cash flow: $10,089/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

4 events — show timeline

• 2026-04-30 Relisted — CNYIS
• 2025-12-09 Pending — CNYIS
• 2025-11-21 Contingent — CNYIS
• 2025-11-13 Listed $19,900 CNYIS

Property tax history

+0.2%/yr

Latest (2025): $650 · +0.0% YoY. Source: county tax records.