303 Fremont Rd · Minoa, NY 13057

$215,000

3 bd · 1.0 ba · 976 sqft · SingleFamily public records · 5 Days on market

Built 1948 0.31 ac lot Est $214k · at est.

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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 +12.3/30.0
• ARV discount +7.2/15.0
• 1% rule +4.6/10.0
• Schools +4.3/10.0
• DSCR +3.7/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautifully remodeled 3-bedroom, 1-bath home offering convenient single-floor living. The interior and exterior has been completely updated from new windows, new roof, updated electrical both house and detached garage, appliances, flooring and more! Providing a fresh modern feel throughout making this home truly move-in ready! This property also offers a spacious yard, perfect for outdoor enjoyment, gardening, or entertaining. The basement provides great potential to be finished, offering the opportunity to expand living space to fit your needs. Ideally located close to shops, schools, and everyday amenities, this home combines modern updates, accessibility, and future pot

Key facts

• Spacious yard
• Remodeled
• Single-floor living

Tags

• REMODELED
• SINGLE-FLOOR LIVING
• SPACIOUS YARD
• CONVENIENT LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $-39 ($-465/yr) — negative.
• To cash-flow at today's rent, offer at most $208k (3.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $206k (4.0% below list).
• Recommended offer: $206k (4.0% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 1.8% in Minoa — 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 74/100 on livability (#295 in NY, #4,783 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A, cost of living A-; Watch: employment C-, amenities F, commute F.
• 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; solid renter incomes; 616 units permitted in Onondaga County in 2024 (256 in 5+ unit buildings).
• This rent runs 31% 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 $1k of loan paydown is wiped out by about $6k 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 5 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $82k; list at $215k implies a 162% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $206,389 (4.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1948 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.96% ✗
• Cap rate: 6.08%
• Cash-on-cash: -0.77%
• DSCR: 0.97
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $213,744
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
303 Fremont Rd	0.00mi	3/1.0	976 (0%)	1mo	$225,000	$231	100
100 Patton Ave	0.08mi	3/1.5	999 (+2%)	8mo	$227,500	$228	84
106 W Dauenhauer St	0.06mi	3/1.0	1,047 (+7%)	3mo	$255,000	$244	83
104 Fremont Rd	0.18mi	3/1.0	992 (+2%)	17mo	$175,000	$176	75
208 Cannonball Way	0.35mi	3/1.0	936 (-4%)	2mo	$237,000	$253	75
104 E Richmond Rd	0.15mi	3/1.0	936 (-4%)	14mo	$190,000	$203	75
113 Davis St	0.16mi	2/1.0 (-1)	934 (-4%)	20mo	$200,000	$214	64
112 Kendall Dr W	0.11mi	2/1.0 (-1)	1,098 (+12%)	7mo	$241,000	$219	64
212 Cannonball Way	0.35mi	3/1.0	999 (+2%)	24mo	$181,000	$181	60
100 Stillwell Ter	0.60mi	2/1.0 (-1)	936 (-4%)	1mo	$227,750	$243	60
106 Crysler Dr	0.21mi	3/1.0	1,088 (+12%)	15mo	$225,000	$207	58
300 Manor Dr	0.66mi	3/1.0	1,064 (+9%)	20mo	$213,000	$200	38

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: -17.5%
• Equity multiple: 0.38×
• Total profit: $-37,163
• Equity at exit: $32,057

10-year hold

• IRR: -9.4%
• Equity multiple: 0.42×
• Total profit: $-34,953
• Equity at exit: $18,589

Cash invested: $60,200 (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 13057

• Home prices YoY: -11.1%
• Active inventory: 58
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $2,064 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$452 /mo · $5,426/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$433
• Net cashflow: $-39

Break-even live

Break-even rent $2,113

Max offer price $208,157

Occupancy floor 97%

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-03-23
   status Pending
2. 2026-03-18
   listed $215,000 Active
3. 2024-10-23
   soldstatus $82,000

ⓘ 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: $5,426 · $452/mo
• Projected year-2 tax: $5,426 · $452/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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 100% 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: $24,767
• − Mortgage interest: −$12,043
• − Property taxes: −$5,426
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,981
• − Management: −$1,981
• − Depreciation: −$6,255
• Taxable loss: −$3,995
• Est. tax savings @ 24.0%: +$959
• After-tax cash flow: $494/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 — Minoa

• Score: 74/100
• State rank: #295
• US rank: #4783

Category grades

Amenities F Commute F Cost of living A- Crime B+ 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: 3,657
• 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

+162.2% since first listed

3 events — show timeline

• 2026-03-23 Pending — CNYIS
• 2026-03-18 Listed $215,000 CNYIS
• 2024-10-23 Sold (Public Records) $82,000 Public Records

Property tax history

+4.8%/yr

Latest (2025): $5,426 · +3.3% YoY. Source: county tax records.