227 Scott Ave · Fairmount, NY 13219

$119,900

2 bd · 1.0 ba · 660 sqft · SingleFamily public records · 7 Days on market

Built 1930 0.27 ac lot

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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 +25.7/30.0
• 1% rule +8.6/10.0
• DSCR +8.6/10.0
• ARV discount +7.5/15.0
• Schools +5.1/10.0
• 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

This delightful bungalow-style cottage is perfect for those seeking a low-maintenance home with modern updates and a prime location. Situated on a corner lot, the home has been freshly painted throughout and features new flooring, creating a bright and inviting atmosphere. The convenient first-floor laundry adds to the home’s practicality. Though cozy, its well-designed layout maximizes space and comfort. Located just moments from shopping, restaurants, and entertainment, this home offers both charm and convenience. Don’t miss your chance to own this adorable, move-in-ready retreat!

Key facts

• Bright kitchen
• Newer furnace
• Dining area

Tags

• LUXURY VINYL TILE FLOORING
• BRIGHT KITCHEN
• INVITING LIVING ROOM
• DINING AREA
• MAJOR MECHANICAL UPDATES
• NEWER FURNACE

Property features AI

Exterior

• Parking: No garage
• Utilities: Electricity connected (circuit breakers); Public water connected; Sewer connected; High-speed internet available; Cable available
• Home design: Single-story property; Existing construction
• Construction: Wood siding; Asphalt roof; Block foundation; Copper plumbing
• Exterior features: Blacktop driveway; Rectangular residential lot; City street frontage; Lot approximately 0.27 acres (109 x 109)

Interior

• Kitchen: Electric oven; Electric range; Free-standing range; Oven; Refrigerator; Eat-in kitchen
• Bedrooms: 2 main-level bedrooms
• Flooring: Luxury vinyl
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Forced air heating; Electric heating; Gas heating
• Interior features: Eat-in kitchen; Bedroom on main level; Partial basement
• Laundry & utility: Washer; Dryer; Main-level laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $288 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Cap rate 9.2% vs local median 4.1% in Fairmount — 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 (#366 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, employment A-; Watch: schools C-, crime D, amenities F.
• West Genesee Central School District (suburban): math 56% / reading 61% proficiency, ranked #241 of 590 in NY (top 41%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 15% free/reduced lunch — higher-income household profile.
• Market conditions: 52 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 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 $829 of loan paydown is wiped out by about $4k 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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 5y 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 $100k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price; built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $119,900

Questions for the listing agent

1. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.36% ✓
• Cap rate: 9.17%
• Cash-on-cash: 10.29%
• DSCR: 1.46
• GRM: 6.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -0.8%
• Equity multiple: 0.97×
• Total profit: $-966
• Equity at exit: $17,877

10-year hold

• IRR: 9.0%
• Equity multiple: 1.69×
• Total profit: $23,293
• Equity at exit: $10,367

Cash invested: $33,572 (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 13219

• Home prices YoY: -20.6%
• Active inventory: 52
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,630 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$321 /mo · $3,855/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $288

Break-even live

Break-even rent $1,266

Max offer price $119,900

Occupancy floor 77%

Sensitivity live

Price	-10% $356	-5% $322	+0% $288	+5% $254	+10% $220
Rent	-10% $159	-5% $223	+0% $288	+5% $352	+10% $417
Rate	-1.0pp $348	-0.5pp $318	base $288	+0.5pp $257	+1.0pp $225

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3877 Milton Ave Camillus, NY	1.0–2.0	1.0	725	$2,300	$3.17	14d	6	1.34mi

Listing history 10 events

1. 2026-05-15
   status Pending
2. 2026-05-12
   historical Active Under Contract
3. 2026-05-08
   listed $119,900 Active
4. 2025-03-14
   soldstatus $100,000
5. 2025-03-11
   soldstatus $100,000 Closed 601-char remark

   Show marketing remark (601 chars)

   This delightful bungalow-style cottage is perfect for those seeking a low-maintenance home with modern updates and a prime location. Situated on a corner lot, the home has been freshly painted throughout and features new flooring, creating a bright and inviting atmosphere. The convenient first-floor laundry adds to the home’s practicality. Though cozy, its well-designed layout maximizes space and comfort. Located just moments from shopping, restaurants, and entertainment, this home offers both charm and convenience. Don’t miss your chance to own this adorable, move-in-ready retreat!

6. 2025-02-05
   status Pending 601-char remark

   Show marketing remark (601 chars)

   This delightful bungalow-style cottage is perfect for those seeking a low-maintenance home with modern updates and a prime location. Situated on a corner lot, the home has been freshly painted throughout and features new flooring, creating a bright and inviting atmosphere. The convenient first-floor laundry adds to the home’s practicality. Though cozy, its well-designed layout maximizes space and comfort. Located just moments from shopping, restaurants, and entertainment, this home offers both charm and convenience. Don’t miss your chance to own this adorable, move-in-ready retreat!

7. 2025-01-31
   listed $99,000 Active 601-char remark

   Show marketing remark (601 chars)

   This delightful bungalow-style cottage is perfect for those seeking a low-maintenance home with modern updates and a prime location. Situated on a corner lot, the home has been freshly painted throughout and features new flooring, creating a bright and inviting atmosphere. The convenient first-floor laundry adds to the home’s practicality. Though cozy, its well-designed layout maximizes space and comfort. Located just moments from shopping, restaurants, and entertainment, this home offers both charm and convenience. Don’t miss your chance to own this adorable, move-in-ready retreat!

8. 2021-11-04
   historical
9. 2021-07-12
   price $79,000
10. 2021-06-30
    listed $89,000 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: $3,855 · $321/mo
• Projected year-2 tax: $3,855 · $321/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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°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: $19,562
• − Mortgage interest: −$6,716
• − Property taxes: −$3,855
• − Insurance: −$600
• − Repairs & maintenance: −$1,565
• − Management: −$1,565
• − Depreciation: −$3,488
• Taxable income: $1,773
• Est. tax owed @ 24.0%: −$426
• After-tax cash flow: $3,029/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: West Genesee Central School District
• NCES district ID: 3630630
• Math proficiency: 56% ▼ -13.00%
• Reading proficiency: 61% ▲ 3.00%
• Median HH income: $65,588
• Composite: 51.31/100
• National rank: #1745
• State rank: #241 of 590 in NY

Livability — Fairmount

• Score: 72/100
• State rank: #366
• US rank: #6334

Category grades

Amenities F Commute F Cost of living B+ Crime D Employment A- Housing A+ Health & safety A+ User ratings B-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fairmount, NY
• County: Onondaga County · 247,257 people
• Metro: Syracuse, NY
• Population (ZIP): 14,744
• Household income: $85,149
• Rent vs Own: 14.1% rent · 85.9% own
• Severe rent burden: 222.0

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 (87%)
• Race & ethnicity: White 87% Two or more races 5% Hispanic / Latino 5% Black 4% Asian 1%
• Common ancestry: Romanian 8% Lithuanian 4% Subsaharan African 3%
• Foreign-born: 7% · Canada
• Languages at home: 91% English-only · Russian/Polish/Slavic 3% Spanish 2% Arabic 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: ▼ -77.80%
• Current HPI: 300.7211
• 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

+34.7% since first listed

10 events — show timeline

• 2026-05-15 Pending — CNYIS
• 2026-05-12 Contingent — CNYIS
• 2026-05-08 Listed $119,900 CNYIS
• 2025-03-14 Sold (Public Records) $100,000 Public Records
• 2025-03-11 Sold (MLS) $100,000 CNYIS
• 2025-02-05 Pending — CNYIS
• 2025-01-31 Listed $99,000 CNYIS
• 2021-11-04 Listing Removed — CNYIS
• 2021-07-12 Price Changed $79,000 CNYIS
• 2021-06-30 Listed $89,000 CNYIS

Property tax history

+12.2%/yr

Latest (2025): $3,855 · +1.9% YoY. Source: county tax records.