410 Elliott St · Syracuse, NY 13204

$150,000

3 bd · 1.5 ba · 1,414 sqft · SingleFamily public records · 24 Days on market

Built 1866 4,752 sqft lot $106/sqft · 36% above area Est $110k · 36% over

---

Why this score? — see what drove the B- 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 +28.9/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +7.0/10.0
• 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

Listing remarks MLS

This property has many updates, new hardwood floors, all new windows, new electrical, and plumbing. Kitchen appliances are included as well.

Key facts

• 4,752 sq ft lot
• Built 1866
• Listed 24 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water connected; Sewer connected
• Home design: 2 stories; Existing construction
• Construction: Vinyl siding; Asphalt roof; Block foundation; Resale property
• Exterior features: Blacktop driveway; Near public transit; Rectangular residential lot; City street frontage

Interior

• Kitchen: Dishwasher; Free-standing range; Microwave; Oven; Refrigerator; Gas water heater
• Bedrooms: Total of 7 rooms (includes living and laundry areas)
• Flooring: Carpet; Hardwood; Vinyl; Varies
• Bathrooms: 1 full bathroom; 1 half bathroom; Main level has a bathroom
• Heating & cooling: Gas forced air heating; Central air conditioning
• Interior features: Separate/formal dining room; Separate/formal living room; Full basement
• Laundry & utility: Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $510 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $148k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.4% vs local median 8.2% in Syracuse — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 (+8.2%/yr); 119 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 616 units permitted in Onondaga County in 2024 (256 in 5+ unit buildings).
• At $1,807/mo this rent would consume 48% of the median local household income ($45k/yr) (locally 2073% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $15k 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 + 8.0% rent growth), your $42k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 5 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 $63k; list at $150k implies a 138% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1866 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $147,750 (1.5% below list)

Questions for the listing agent

1. Built in 1866 — 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: 1.20% ✓
• Cap rate: 10.37%
• Cash-on-cash: 14.57%
• DSCR: 1.65
• GRM: 6.9

CMA / ARV

• ARV (median comp): $110,304
• List price: $150,000
• Delta: 35.99%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
201 Cadwell St	0.21mi	3/1.5	1,352 (-4%)	0mo	$75,000	$55	83
153 Upland Rd	0.52mi	3/1.0	1,404 (-1%)	3mo	$203,000	$145	70
629 S Wilbur Ave	0.57mi	3/2.0	1,389 (-2%)	2mo	$124,000	$89	67
1609 Bellevue Ave	0.35mi	3/1.0	1,350 (-4%)	10mo	$52,000	$39	66
237 Markland Ave	0.37mi	3/1.0	1,344 (-5%)	10mo	$100,000	$74	64
413 Fitch St	0.19mi	3/2.0	1,624 (+15%)	9mo	$50,000	$31	57
505 Stinard Ave	0.44mi	4/2.0 (+1)	1,496 (+6%)	7mo	$242,500	$162	57
204 Davis St	0.38mi	2/1.0 (-1)	1,208 (-15%)	2mo	$122,300	$101	49
127 Wolcott Ter	0.73mi	3/2.0	1,344 (-5%)	8mo	$215,500	$160	49
127 Austin Ave	0.75mi	3/2.0	1,512 (+7%)	7mo	$205,000	$136	46
2105 S Geddes St	0.69mi	3/1.0	1,264 (-11%)	6mo	$174,900	$138	43
326 Coolidge Ave	0.66mi	4/1.0 (+1)	1,578 (+12%)	5mo	$107,000	$68	39

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 37.3%
• Equity multiple: 3.94×
• Total profit: $123,668
• Equity at exit: $135,132

10-year hold

• IRR: 33.8%
• Equity multiple: 9.62×
• Total profit: $362,223
• Equity at exit: $291,417

Cash invested: $42,000 (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 13204

• Home prices YoY: 31.6%
• Rents YoY: 8.2%
• Active inventory: 119
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,807 high
• Mortgage (P&I): −$787
• Tax from tax record: −$69 /mo · $828/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $510

Break-even live

Break-even rent $1,162

Max offer price $150,000

Occupancy floor 67%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1110 Bellevue Ave Syracuse, NY	3.0	1.0	1449	$1,500	$1.04	44d	1	0.16mi
315 Grant Ave #17 Syracuse, NY	3.0	2.0	1477	$1,275	$0.86	14d	1	0.24mi
122 Putnam St Syracuse, NY	3.0	1.0	1064	$2,050	$1.93	21d	1	0.33mi
409 Stolp Ave Syracuse, NY	1.0–3.0	1.0	849	$1,575	$1.86	13d	5	0.41mi
318 Kellogg St Unit 2 Syracuse, NY	3.0	1.0	1523	$1,675	$1.10	44d	1	0.43mi
318 Kellogg St Unit 1 Syracuse, NY	3.0	1.0	1523	$1,650	$1.08	44d	1	0.43mi
1741 W Onondaga St Syracuse, NY	1.0–2.0	1.0–2.0	800	$1,250	$1.56	14d	3	0.51mi
121 Whittier Ave Syracuse, NY	4.0	1.0	1400	$600	$0.43	44d	1	0.80mi
349 Bryant Ave Syracuse, NY	3.0	1.5	1500	$2,300	$1.53	13d	1	0.84mi
158 Parkway Dr Syracuse, NY	4.0	3.0	1029	$2,250	$2.19	21d	1	0.98mi
538 Erie Blvd W Syracuse, NY	2.0	2.0	1110	$2,100	$1.89	21d	1	1.20mi
5111 Ball Rd Syracuse, NY	1.0–2.0	1.0–1.5	1138	$1,820	$1.60	13d	16	1.31mi
202 Cayuga St Unit 1 Syracuse, NY	3.0	1.0	1036	$1,750	$1.69	13d	1	1.32mi
472 S Salina St Syracuse, NY	1.0–2.0	1.0	1022	$2,095	$2.05	14d	3	1.33mi
1330 Midland Ave Syracuse, NY	4.0	1.0	1870	$2,000	$1.07	21d	1	1.35mi
269 W Borden Ave Syracuse, NY	4.0	1.5	1800	$650	$0.36	21d	1	1.35mi
111 E Onondaga St Syracuse, NY	1.0–2.0	1.0–2.0	1150	$3,000	$2.61	21d	5	1.36mi
120 Walton St Syracuse, NY	1.0–2.0	1.0–2.0	825	$3,200	$3.88	44d	2	1.37mi
110 Walton St Unit 301 Syracuse, NY	2.0	2.0	1051	$2,000	$1.90	21d	1	1.39mi
110 Walton St Unit 201 Syracuse, NY	2.0	2.0	1051	$2,200	$2.09	44d	1	1.39mi
324 W Water St Syracuse, NY	2.0	1.0	1007	$1,975	$1.96	14d	6	1.41mi
324 W Water St Unit 106 Syracuse, NY	2.0	1.0	1436	$2,095	$1.46	21d	1	1.41mi
213 Fletcher Ave Unit 2 Syracuse, NY	3.0	1.0	1200	$1,700	$1.42	13d	1	1.41mi
317 S Clinton St Unit 3A Syracuse, NY	2.0	2.0	1500	$2,100	$1.40	44d	1	1.42mi
317 S Clinton St Unit 4A Syracuse, NY	2.0	1.5	1500	$2,100	$1.40	14d	1	1.43mi
129 W Fayette St Unit 217 Syracuse, NY	2.0	2.0	1100	$1,550	$1.41	14d	1	1.44mi
321 S Salina St Unit 201 Syracuse, NY	2.0	1.0	1446	$2,450	$1.69	44d	1	1.47mi
321 S Salina St Unit 501 Syracuse, NY	2.0	1.0	1446	$3,000	$2.07	44d	1	1.47mi
319 S Salina St Syracuse, NY	2.0	2.0	1860	$2,000	$1.08	21d	1	1.48mi

Listing history 14 events

1. 2026-04-27
   listed $150,000 Active 424-char remark
2. 2017-07-18
   soldstatus $63,000
3. 2017-07-13
   soldstatus $63,000 Closed Sale or Rented 140-char remark

   Show marketing remark (140 chars)

   This property has many updates, new hardwood floors, all new windows, new electrical, and plumbing. Kitchen appliances are included as well.

4. 2017-05-17
   historical Under Contract- Do Not Show 140-char remark

   Show marketing remark (140 chars)

   This property has many updates, new hardwood floors, all new windows, new electrical, and plumbing. Kitchen appliances are included as well.

5. 2017-03-14
   price $64,900 140-char remark

   Show marketing remark (140 chars)

   This property has many updates, new hardwood floors, all new windows, new electrical, and plumbing. Kitchen appliances are included as well.

6. 2017-03-10
   listed $68,900 Active 140-char remark

   Show marketing remark (140 chars)

   This property has many updates, new hardwood floors, all new windows, new electrical, and plumbing. Kitchen appliances are included as well.

7. 2017-02-23
   status Active
8. 2016-11-01
   historical
9. 2016-10-07
   status Pending Sale
10. 2016-08-23
    listed $68,900 Active
11. 2016-04-01
    historical
12. 2015-09-29
    listed $68,900 Active
13. 2014-12-22
    soldstatus $37,000
14. 1993-07-21
    soldstatus $58,500

ⓘ 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: $828 · $69/mo
• Projected year-2 tax: $1,681 · $140/mo
• Expected delta: +$854/yr (+$71/mo · 103.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% 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: $21,689
• − Mortgage interest: −$8,402
• − Property taxes: −$828
• − Insurance: −$750
• − Repairs & maintenance: −$1,735
• − Management: −$1,735
• − Depreciation: −$4,364
• Taxable income: $3,875
• Est. tax owed @ 24.0%: −$930
• After-tax cash flow: $5,187/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): 19,440
• Household income: $45,351
• Rent vs Own: 70.8% rent · 29.2% own
• Severe rent burden: 2073.0

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 0.68)
• Race & ethnicity: White 47% Black 26% Hispanic / Latino 17% Two or more races 13% Native American 1%
• Hispanic origin (detail): Puerto Rican 12% Cuban 2% Dominican 1%
• Common ancestry: Romanian 5% Lithuanian 2% Subsaharan African 2%
• Foreign-born: 7% · Canada, Jamaica
• Languages at home: 83% English-only · Spanish 11% Russian/Polish/Slavic 3% 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: ▲ 100.14%
• Current HPI: 416.7272
• Rent YoY: ▲ 8.24%
• 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

+156.4% since first listed

15 events — show timeline

• 2026-05-21 Pending — CNYIS
• 2026-04-27 Listed $150,000 CNYIS
• 2017-07-18 Sold (Public Records) $63,000 Public Records
• 2017-07-13 Sold (MLS) $63,000 CNYIS
• 2017-05-17 Contingent — CNYIS
• 2017-03-14 Price Changed $64,900 CNYIS
• 2017-03-10 Listed $68,900 CNYIS
• 2017-02-23 Relisted — CNYIS
• 2016-11-01 Listing Removed — CNYIS
• 2016-10-07 Pending — CNYIS
• 2016-08-23 Listed $68,900 CNYIS
• 2016-04-01 Listing Removed — CNYIS
• 2015-09-29 Listed $68,900 CNYIS
• 2014-12-22 Sold (Public Records) $37,000 Public Records
• 1993-07-21 Sold (Public Records) $58,500 Public Records

Property tax history

-1.9%/yr

Latest (2025): $828 · +0.9% YoY. Source: county tax records.