2430 Midland Ave · Syracuse, NY 13205

$79,900

3 bd · 1.0 ba · 1,159 sqft · SingleFamily public records · 2 Days on market

Built 1930 4,000 sqft lot $69/sqft · 23% below area Est $104k · 23% under

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Why this score? — see what drove the A 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
• ARV discount +15.0/15.0
• 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

Listing remarks

Welcome to 2430 Midland Ave, Syracuse, NY! This well-maintained 4-bedroom, 1-bath home offers 1,159 sq ft of comfortable living space with several recent updates already completed. Enjoy added peace of mind with a brand-new roof installed in 2025, updated bedroom and hallway flooring completed 2 years ago, and new windows also installed 2 years ago. The kitchen features laminate countertops, while the plumbing and electrical systems have no known issues. The home is equipped with an oil heating system for dependable comfort. With its functional layout and valuable updates, this property is a great opportunity for homeowners or investors alike.

Key facts

• Brand new roof
• Laminate countertops
• Oil heating system

Tags

• BRAND NEW ROOF
• UPDATED BEDROOM FLOORING
• UPDATED HALLWAY FLOORING
• NEW WINDOWS
• LAMINATE COUNTERTOPS
• OIL HEATING SYSTEM

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $764 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Cap rate 17.8% 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: 68 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 616 units permitted in Onondaga County in 2024 (256 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($552 loan paydown + $8k 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 $22k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 15y ago; this cycle's ask is 185% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $24k; list at $80k implies a 229% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $79,900

Questions for the listing agent

1. Built in 1930 — 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: 2.02% ✓
• Cap rate: 17.77%
• Cash-on-cash: 40.98%
• DSCR: 2.82
• GRM: 4.1

CMA / ARV

• ARV (median comp): $103,619
• List price: $79,900
• Delta: 6.16%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
160 Berger Ave	0.31mi	3/1.0	1,162 (+0%)	0mo	$35,000	$30	85
358 W Newell St	0.16mi	3/1.0	1,197 (+3%)	4mo	$19,900	$17	83
184 W Matson Ave	0.24mi	3/1.5	1,142 (-2%)	5mo	$105,000	$92	80
160 Baldwin Ave	0.36mi	2/1.0 (-1)	1,104 (-5%)	4mo	$75,000	$68	67
133 Hobart Ave	0.48mi	3/1.0	1,248 (+8%)	1mo	$145,000	$116	64
218 Girard Ave	0.48mi	2/1.0 (-1)	1,080 (-7%)	3mo	$123,750	$115	59
609 W Colvin St	0.58mi	3/1.5	1,236 (+7%)	2mo	$100,000	$81	58
721 Ballantyne Rd	0.45mi	2/1.5 (-1)	1,047 (-10%)	1mo	$130,000	$124	56
237 Evaleen Ave #39	0.47mi	3/1.0	1,298 (+12%)	5mo	$128,750	$99	53
308 Hope Ave	0.35mi	2/1.0 (-1)	992 (-14%)	3mo	$35,000	$35	52
604 W Ostrander Ave	0.29mi	2/2.5 (-1)	1,320 (+14%)	1mo	$201,000	$152	52
403 Pacific Ave	0.55mi	2/1.0 (-1)	1,331 (+15%)	3mo	$130,000	$98	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: 56.0%
• Equity multiple: 5.12×
• Total profit: $92,174
• Equity at exit: $71,980

10-year hold

• IRR: 49.5%
• Equity multiple: 11.42×
• Total profit: $233,168
• Equity at exit: $155,228

Cash invested: $22,372 (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 13205

• Home prices YoY: 3.0%
• Active inventory: 68
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,612 high
• Mortgage (P&I): −$419
• Tax from tax record: −$57 /mo · $684/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $764

Break-even live

Break-even rent $645

Max offer price $79,900

Occupancy floor 48%

Sensitivity live

Price	-10% $809	-5% $787	+0% $764	+5% $741	+10% $719
Rent	-10% $637	-5% $700	+0% $764	+5% $828	+10% $891
Rate	-1.0pp $804	-0.5pp $784	base $764	+0.5pp $743	+1.0pp $722

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2859 S Salina St Unit 2 Syracuse, NY	2.0	1.0	1000	$1,200	$1.20	45d	1	0.39mi
508-10 W Brighton Ave Syracuse, NY	2.0	1.0	735	$1,350	$1.84	14d	13	0.40mi
147 E Matson Ave Syracuse, NY	3.0	2.5	1421	$2,000	$1.41	22d	1	0.45mi
102 Newbury Hollow Ln Syracuse, NY	2.0	1.5	1200	$1,550	$1.29	15d	1	0.71mi
116 Newbury Hollow Ln Syracuse, NY	1.0–2.0	1.0	825	$1,295	$1.57	15d	7	0.82mi
300 Mains Ave Unit Bradford-7 Syracuse, NY	2.0	1.0	1200	$1,100	$0.92	15d	1	0.84mi
158 Parkway Dr Syracuse, NY	4.0	3.0	1029	$2,250	$2.19	22d	1	0.92mi
213 Fletcher Ave Unit 2 Syracuse, NY	3.0	1.0	1200	$1,700	$1.42	14d	1	0.93mi
154 Seeley Ave Syracuse, NY	4.0	1.0	1312	$2,100	$1.60	15d	1	0.97mi
260 Robert Dr Syracuse, NY	3.0	1.5	1200	$2,097	$1.75	45d	1	1.06mi
259 Robert Dr Syracuse, NY	3.0	1.5	1350	$699	$0.52	45d	1	1.08mi
683 E Seneca Tpke Syracuse, NY	1.0–2.0	1.0–2.0	937	$1,550	$1.65	15d	4	1.49mi

Listing history 23 events

1. 2026-06-21
   remarks 656-char remark
2. 2026-06-21
   pricedays on marketlisting id $79,900 Active 2 DOM
3. 2026-06-15
   days on market $110,000 Active 34 DOM
4. 2026-06-14
   days on market $110,000 Active 32 DOM
5. 2026-06-13
   days on market $110,000 Active 31 DOM
6. 2026-06-10
   days on market $110,000 Active 29 DOM
7. 2026-06-09
   days on market $110,000 Active 28 DOM
8. 2026-06-08
   days on market $110,000 Active 27 DOM
9. 2026-06-07
   days on market $110,000 Active 26 DOM
10. 2026-06-05
    days on market $110,000 Active 23 DOM
11. 2026-06-02
    days on market $110,000 Active 21 DOM
12. 2026-06-01
    days on market $110,000 Active 20 DOM
13. 2026-05-31
    days on market $110,000 Active 19 DOM
14. 2026-05-30
    days on market $110,000 Active 18 DOM
15. 2026-05-13
    price $110,000 114-char remark
16. 2026-05-12
    listed $105,000 Active 114-char remark
17. 2018-04-12
    historical
18. 2017-10-13
    listed $28,000 Active
19. 2011-10-31
    historical
20. 2011-10-26
    soldstatus $24,250
21. 2011-10-21
    soldstatus $24,250
22. 2011-07-28
    listed $25,000
23. 2008-12-19
    soldstatus $8,500

ⓘ 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: $684 · $57/mo
• Projected year-2 tax: $1,017 · $85/mo
• Expected delta: +$333/yr (+$28/mo · 48.7%)

ⓘ 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: $19,342
• − Mortgage interest: −$4,476
• − Property taxes: −$684
• − Insurance: −$400
• − Repairs & maintenance: −$1,547
• − Management: −$1,547
• − Depreciation: −$2,324
• Taxable income: $8,363
• Est. tax owed @ 24.0%: −$2,007
• After-tax cash flow: $7,161/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
• City population: 152,627
• Population (ZIP): 18,562

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 0.67)
• Race & ethnicity: Black 44% White 37% Two or more races 10% Hispanic / Latino 6% Asian 3%
• Hispanic origin (detail): Puerto Rican 4%
• Common ancestry: Romanian 2% Italian 2% Swiss 1%
• Foreign-born: 9% · Canada, China, Vietnam
• Languages at home: 87% English-only · Spanish 5% Arabic 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: ▲ 10.12%
• Current HPI: 345.8854
• Rent YoY: —
• Metro: —
• 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

+1194.1% since first listed

8 events — show timeline

• 2026-05-13 Price Changed $110,000 FSBO.com
• 2018-04-12 Listing Removed — CNYIS
• 2017-10-13 Listed $28,000 CNYIS
• 2011-10-31 Listing Removed — CNYIS
• 2011-10-26 Sold (Public Records) $24,250 Public Records
• 2011-10-21 Sold (MLS) $24,250 CNYIS
• 2011-07-28 Listed $25,000 CNYIS
• 2008-12-19 Sold (Public Records) $8,500 Public Records

Property tax history

+0.3%/yr

Latest (2025): $684 · +2.0% YoY. Source: county tax records.