306 John St · Syracuse, NY 13208

$150,000

3 bd · 3.0 ba · 2,336 sqft · MultiFamily public records · 26 Days on market

Built 1890 3,889 sqft lot Est $119k · 26% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• ARV discount +0.0/15.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Key facts

• 3,889 sq ft lot
• 2 parking spots
• Built 1890

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath multifamily listed at $150k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $150k).
• Recommended offer: $148k (1.5% below list) — sets the bar for market timing.
• Cap rate 17.4% 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: 99 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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).
• At $3,013/mo this rent would consume 81% of the median local household income ($45k/yr) (locally 1437% 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 + 3.0% 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 26 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 14y 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.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

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

Questions for the listing agent

1. Built in 1890 — 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.01% ✓
• Cap rate: 17.40%
• Cash-on-cash: 39.66%
• DSCR: 2.76
• GRM: 4.1

CMA / ARV

• ARV (on-the-fly): $119,136
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
635 E Division St	0.24mi	4/2.0 (+1)	2,376 (+2%)	11mo	$110,000	$46	68
501-503 Dewitt St	0.58mi	4/2.0 (+1)	2,370 (+2%)	2mo	$198,000	$84	60
1215 Oak St #17	0.52mi	4/2.0 (+1)	2,482 (+6%)	1mo	$218,200	$88	56
1107 Butternut St	0.11mi	4/2.0 (+1)	2,002 (-14%)	9mo	$34,900	$17	55
122 Josephine St	0.31mi	4/2.0 (+1)	2,212 (-5%)	16mo	$83,000	$38	54
1021 N Townsend St	0.44mi	3/2.0	2,030 (-13%)	6mo	$69,900	$34	49
606 N Mcbride St	0.64mi	4/3.0 (+1)	2,428 (+4%)	15mo	$185,000	$76	46
1004 Highland St #6	0.23mi	4/2.0 (+1)	2,034 (-13%)	16mo	$84,000	$41	46
317 E Division St	0.46mi	4/2.0 (+1)	2,016 (-14%)	2mo	$119,900	$59	45
1412 N State St	0.61mi	4/2.0 (+1)	2,168 (-7%)	10mo	$70,000	$32	42
313-315 Beecher St	0.45mi	4/2.0 (+1)	2,132 (-9%)	19mo	$109,000	$51	40
608 Court St	0.63mi	4/2.0 (+1)	2,016 (-14%)	18mo	$149,000	$74	24

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: 54.9%
• Equity multiple: 5.05×
• Total profit: $170,114
• Equity at exit: $135,132

10-year hold

• IRR: 48.5%
• Equity multiple: 11.27×
• Total profit: $431,476
• 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 13208

• Home prices YoY: 8.4%
• Active inventory: 99
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $3,013 high
• Mortgage (P&I): −$787
• Tax from tax record: −$143 /mo · $1,718/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$633
• Net cashflow: $1,388

Break-even live

Break-even rent $1,256

Max offer price $150,000

Occupancy floor 49%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,012
Total (2 units)			$3,013

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 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
214 1st North St Syracuse, NY	2.0	1.0	2731	$1,100	$0.40	43d	1	0.16mi
712 Oak St Syracuse, NY	3.0	1.0	2461	$1,700	$0.69	20d	1	0.56mi
210 W Division St Unit 3 Syracuse, NY	2.0	2.0	2800	$3,200	$1.14	43d	1	0.74mi
244 Harding St #46 Syracuse, NY	2.0	1.0	2200	$1,395	$0.63	43d	1	1.02mi
447 E Washington St Syracuse, NY	3.0	1.5	2095	$2,100	$1.00	13d	1	1.13mi
319 S Salina St Syracuse, NY	2.0	2.0	1860	$2,000	$1.08	20d	1	1.27mi
2340 Court St Syracuse, NY	2.0	1.5	1965	$2,200	$1.12	13d	1	1.30mi

Listing history 23 events

1. 2026-05-18
   status Pending
2. 2026-04-24
   historical Active Under Contract
3. 2026-04-21
   listed $150,000 Active
4. 2025-07-14
   status Pending
5. 2025-07-12
   listed $120,000 Active
6. 2025-07-12
   historical
7. 2025-05-31
   historical
8. 2024-12-31
   listed $119,900 Active
9. 2024-05-18
   historical
10. 2023-11-18
    listed $134,900 Active
11. 2022-03-08
    soldstatus $513,333
12. 2017-08-01
    soldstatus $42,000
13. 2017-07-11
    soldstatus $42,000 Closed Sale or Rented
14. 2017-05-15
    status Pending Sale
15. 2017-04-27
    historical Continue to Show- Under Contract
16. 2017-03-17
    listed $49,900 Active
17. 2013-02-19
    historical
18. 2013-01-29
    soldstatus $40,000
19. 2013-01-24
    soldstatus $47,500
20. 2012-07-06
    listed $50,000
21. 2007-07-13
    soldstatus $53,000
22. 2006-04-19
    soldstatus $34,000
23. 2006-03-28
    soldstatus $30,880

ⓘ 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: $1,718 · $143/mo
• Projected year-2 tax: $2,126 · $177/mo
• Expected delta: +$409/yr (+$34/mo · 23.8%)

ⓘ 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 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: $36,156
• − Mortgage interest: −$8,402
• − Property taxes: −$1,718
• − Insurance: −$750
• − Repairs & maintenance: −$2,892
• − Management: −$2,892
• − Depreciation: −$4,364
• Taxable income: $15,137
• Est. tax owed @ 24.0%: −$3,633
• After-tax cash flow: $13,023/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): 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

+385.8% since first listed

23 events — show timeline

• 2026-05-18 Pending — CNYIS
• 2026-04-24 Contingent — CNYIS
• 2026-04-21 Listed $150,000 CNYIS
• 2025-07-14 Pending — CNYIS
• 2025-07-12 Listing Removed — CNYIS
• 2025-07-12 Listed $120,000 CNYIS
• 2025-05-31 Listing Removed — CNYIS
• 2024-12-31 Listed $119,900 CNYIS
• 2024-05-18 Listing Removed — CNYIS
• 2023-11-18 Listed $134,900 CNYIS
• 2022-03-08 Sold (Public Records) $513,333 Public Records
• 2017-08-01 Sold (Public Records) $42,000 Public Records
• 2017-07-11 Sold (MLS) $42,000 CNYIS
• 2017-05-15 Pending — CNYIS
• 2017-04-27 Contingent — CNYIS
• 2017-03-17 Listed $49,900 CNYIS
• 2013-02-19 Listing Removed — CNYIS
• 2013-01-29 Sold (MLS) $40,000 CNYIS
• 2013-01-24 Sold (Public Records) $47,500 Public Records
• 2012-07-06 Listed $50,000 CNYIS
• 2007-07-13 Sold (Public Records) $53,000 Public Records
• 2006-04-19 Sold (Public Records) $34,000 Public Records
• 2006-03-28 Sold (Public Records) $30,880 Public Records

Property tax history

-0.5%/yr

Latest (2025): $1,718 · +0.0% YoY. Source: county tax records.