106 Orwood Pl · Syracuse, NY 13208

$164,900

2 bd · 1.0 ba · 1,036 sqft · SingleFamily · 5 Days on market

Built 1926 Fair condition 6,400 sqft lot Est $178k · 7% under

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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 +14.7/30.0
• ARV discount +10.9/15.0
• Appreciation +10.0/10.0
• DSCR +4.5/10.0
• 1% rule +4.1/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +1.8/10.0

Listing remarks MLS

You’ll make yourself right at home in this adorable, updated 2 bedroom 1 bath home! Starting with it’s fabulous curb appeal- including a lovely, welcoming, “rocking chair” front porch- you will see all the love and care that has been put into this wonderful home over the past several years. You’ll appreciate numerous updates including a beautifully updated bathroom, new interior and exterior paint, new washer and dryer, glass block basement windows, a new sewer line, new ceiling fans and more! In addition, the 1-car detached garage offers great storage and convenient parking. You’ll also have tons of fun in your fully-fenced back yard. Nothing to do but unpack and move in and enjoy all that 106 Orwood Place has to offer- welcome home!

Key facts

• Fenced in backyard
• Red front porch
• New roof

Tags

• RED FRONT PORCH
• NEW ROOF
• DETACHED GARAGE
• FENCED IN BACKYARD
• CONVENIENTLY LOCATED

Property features AI

Exterior

• Parking: Detached garage (1 car)
• Utilities: Public water (connected); Sewer connected
• Home design: Single-story home; Existing structure
• Construction: Wood siding; Shake siding; Block foundation
• Exterior features: Covered porch; Blacktop driveway; Near public transit; Irregular, residential lot; City street frontage; Lot dimensions approximately 40 x 160

Interior

• Kitchen: Gas oven; Gas range; Refrigerator
• Bedrooms: 2 main-level bedrooms
• Flooring: Hardwood; Resilient flooring; Tile; Varied flooring
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Gas heating; Hot water heating
• Interior features: Separate/formal dining room; Bedroom on main level; Full basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $165k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $43 ($510/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $150k (9.3% below list).
• Recommended offer: $150k (9.3% below list) — sets the bar for 1% rule.

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: 99 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 616 units permitted in Onondaga County in 2024 (256 in 5+ unit buildings).
• This rent runs 40% of the median local income ($45k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $18k of equity ($1k loan paydown + $16k 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 $46k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 11y 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 $85k; list at $165k implies a 94% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $149,633 (9.3% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1926 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.91% ✗
• Cap rate: 6.60%
• Cash-on-cash: 1.10%
• DSCR: 1.05
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $178,192
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
497 Pleasantview Ave	0.11mi	3/1.5 (+1)	1,056 (+2%)	1mo	$189,900	$180	84
307 Malverne Dr	0.44mi	2/1.0	1,056 (+2%)	4mo	$170,000	$161	74
400 Kenwick Dr	0.10mi	3/1.5 (+1)	1,106 (+7%)	6mo	$189,900	$172	72
164 Berkshire Ave	0.33mi	3/1.0 (+1)	1,073 (+4%)	2mo	$116,900	$109	72
222 Darlington Rd	0.31mi	3/1.0 (+1)	1,080 (+4%)	5mo	$168,500	$156	69
232 Malverne Dr	0.38mi	3/1.5 (+1)	1,142 (+10%)	1mo	$224,900	$197	58
1108 Wadsworth St	0.40mi	3/1.0 (+1)	1,168 (+13%)	2mo	$165,000	$141	54
606 Roxford Rd S	0.52mi	2/1.5	1,162 (+12%)	1mo	$210,000	$181	53
211 Merrill St	0.74mi	2/1.0	1,125 (+9%)	3mo	$180,000	$160	49
319 Loma Ave	0.50mi	3/1.0 (+1)	1,152 (+11%)	6mo	$200,000	$174	48
352 Roxford Rd N	0.58mi	3/1.5 (+1)	1,164 (+12%)	0mo	$209,500	$180	45
502 Cadillac St	0.57mi	3/1.5 (+1)	1,152 (+11%)	7mo	$176,000	$153	42

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: 25.1%
• Equity multiple: 3.00×
• Total profit: $92,539
• Equity at exit: $148,555

10-year hold

• IRR: 22.1%
• Equity multiple: 6.86×
• Total profit: $270,428
• Equity at exit: $320,364

Cash invested: $46,172 (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 13208

• Home prices YoY: 8.4%
• Active inventory: 99
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,496 high
• Mortgage (P&I): −$865
• Tax est. 1.5%: −$206 /mo · $2,474/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $43

Break-even live

Break-even rent $1,443

Max offer price $164,900

Occupancy floor 92%

Sensitivity live

Price	-10% $156	-5% $99	+0% $43	+5% $-14	+10% $-71
Rent	-10% $-76	-5% $-17	+0% $43	+5% $102	+10% $161
Rate	-1.0pp $126	-0.5pp $84	base $43	+0.5pp $0	+1.0pp $-44

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
286 Ross Park Syracuse, NY	3.0	1.0	1100	$1,500	$1.36	45d	1	0.53mi
126 Woodruff Ave Syracuse, NY	3.0	1.0	1200	$1,675	$1.40	44d	1	0.75mi
212 Dorchester Ave Syracuse, NY	1.0–2.0	1.0	640	$1,420	$2.22	14d	15	0.92mi
1140 Wolf St Apt 3 Syracuse, NY	2.0	1.0	800	$1,200	$1.50	44d	1	0.97mi
1132 Wolf St Unit 4 Syracuse, NY	3.0	1.0	1041	$1,350	$1.30	44d	1	0.97mi
106 Harrington St Syracuse, NY	3.0	1.0	1168	$1,875	$1.61	44d	1	1.03mi
2802 Lemoyne Ave Unit 1 Syracuse, NY	3.0	1.0	988	$1,700	$1.72	14d	1	1.20mi
912 Park St Unit 1 Syracuse, NY	3.0	1.0	1040	$1,200	$1.15	44d	1	1.20mi
1801 James St #2 Syracuse, NY	3.0	1.0	1244	$1,800	$1.45	14d	1	1.24mi
1618 James St #3 Syracuse, NY	2.0	1.0	1150	$2,200	$1.91	14d	1	1.29mi
117 Edtim Rd Syracuse, NY	1.0–2.0	1.0	545	$1,295	$2.37	14d	1	1.30mi
205 Beecher St Unit 3 Syracuse, NY	2.0	1.0	815	$1,100	$1.35	44d	1	1.34mi
746 E Laurel St Unit 2F Syracuse, NY	2.0	1.0	800	$1,100	$1.38	44d	1	1.35mi
610 E Division St Unit F2 Syracuse, NY	2.0	1.0	900	$1,150	$1.28	44d	1	1.38mi
225 Marlborough Rd Syracuse, NY	2.0	1.0	1040	$1,800	$1.73	14d	1	1.41mi
297 Norwood Ave Syracuse, NY	3.0	1.0	1188	$2,050	$1.73	22d	1	1.44mi

Listing history 6 events

1. 2026-06-10
   status $164,900 Pending 5 DOM
2. 2026-06-09
   days on market $164,900 Active 5 DOM
3. 2026-06-08
   days on market $164,900 Active 4 DOM
4. 2026-06-07
   days on market $164,900 Active 3 DOM
5. 2026-06-05
   remarks 645-char remark
6. 2026-06-05
   listed $164,900 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $17,956
• − Mortgage interest: −$9,237
• − Property taxes: −$2,474
• − Insurance: −$824
• − Repairs & maintenance: −$1,436
• − Management: −$1,436
• − Depreciation: −$4,797
• Taxable loss: −$2,249
• Est. tax savings @ 24.0%: +$540
• After-tax cash flow: $1,050/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.

Condition & rehab AI · 13 photos

Fair 45/100 Moderate rehab

This bungalow requires moderate renovations to improve its condition and increase its value. Key areas for improvement include the kitchen, flooring, and HVAC system.

Repairs flagged

• Major Kitchen cabinets — Older cabinets with visible wear and tear.
• Major Appliances — Outdated and possibly non-functional.
• Major Flooring — Worn hardwood flooring in living areas.
• Major Paint — Painted walls with visible wear and tear.
• Major HVAC system — Older system with possible inefficiency.

Value-add opportunities

• Resale Kitchen renovation — Modern kitchen with updated appliances and cabinetry can significantly increase the home's appeal.
• Rental HVAC system replacement — A new HVAC system can improve energy efficiency and reduce utility costs, making the home more attractive to renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Older cabinets with visible wear and tear.	Major	$15,000–50,000
Appliances · Outdated and possibly non-functional.	Major	$15,000–50,000
Flooring · Worn hardwood flooring in living areas.	Major	$15,000–50,000
Paint · Painted walls with visible wear and tear.	Major	$15,000–50,000
HVAC system · Older system with possible inefficiency.	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Resale Kitchen renovation — Modern kitchen with updated appliances and cabinetry can significantly increase the home's appeal. ↑
• Rental HVAC system replacement — A new HVAC system can improve energy efficiency and reduce utility costs, making the home more attractive to renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 22,993
• Household income: $44,712
• Rent vs Own: 50.8% rent · 49.2% own
• Severe rent burden: 1437.0

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: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: White 46% Black 24% Asian 14% Two or more races 10% Hispanic / Latino 6%
• Hispanic origin (detail): Puerto Rican 4% Dominican 1%
• Common ancestry: Romanian 3% Swedish 3% Italian 1%
• Foreign-born: 22% · Vietnam, Philippines, Canada
• Languages at home: 70% English-only · Spanish 6% Other Asian/Pacific 5% Vietnamese 4%

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: ▲ 30.91%
• Current HPI: 399.3284
• 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

+159.3% since first listed

15 events — show timeline

• 2026-06-04 Listed $164,900 CNYIS
• 2018-12-18 Sold (MLS) $85,000 CNYIS
• 2018-10-31 Pending — CNYIS
• 2018-10-23 Contingent — CNYIS
• 2018-10-18 Price Changed $86,900 CNYIS
• 2018-09-08 Relisted — CNYIS
• 2018-08-24 Pending — CNYIS
• 2018-08-08 Listed $90,000 CNYIS
• 2016-03-03 Sold (MLS) $63,600 CNYIS
• 2016-02-21 Pending — CNYIS
• 2016-01-18 Contingent — CNYIS
• 2015-12-28 Relisted — CNYIS
• 2015-11-07 Contingent — CNYIS
• 2015-10-06 Relisted — CNYIS
• 2015-10-06 Listed — CNYIS