6143 Palisades Dr · North Syracuse, NY 13039

$299,000

3 bd · 1.5 ba · 1,760 sqft · SingleFamily public records · 2 Days on market

Built 1985 9,821 sqft lot Est $368k · 19% under

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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).

• ARV discount +15.0/15.0
• Cash flow +13.2/30.0
• 1% rule +4.6/10.0
• Schools +4.2/10.0
• DSCR +4.0/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this meticulously maintained 3-bedroom, 2.5-bath property located in the desirable North Syracuse School District, where thoughtful updates, timeless curb appeal, and pride of ownership shine throughout. Beautiful landscaping and a decorative Stampcrete-style walkway set the tone from the moment you arrive, offering a warm and welcoming entrance that immediately showcases the care this home has received over the years. Inside, you’ll find comfortable living spaces paired with tasteful modern updates designed for both everyday living and entertaining. The updated kitchen features solid surface countertops, upgraded appliances, and abundant functionality, while the beaut

Key facts

• Renovated bathrooms
• Updated kitchen
• Private ensuite bath

Tags

• UPDATED KITCHEN
• RENOVATED BATHROOMS
• PRIVATE ENSUITE BATH
• BASEMENT WATERPROOFING
• MANUAL TRANSFER SWITCH PANEL
• LEAF FILTER GUTTER SYSTEM

Property features AI

Exterior

• Parking: Attached 2-car garage; Driveway; Garage with electricity and automatic door opener
• Utilities: Public water connected; Sewer connected; Cable available; High-speed internet available; Circuit breaker electrical
• Home design: Two-story single-family home; Existing construction; Architectural shingle roof
• Construction: Aluminum siding; Block foundation; Attic/crawl hatchway(s) insulated; Copper and PEX plumbing
• Exterior features: Blacktop driveway; Shed(s) and storage

Interior

• Kitchen: Electric oven; Electric range; Microwave; Refrigerator; Eat-in kitchen; Solid surface counters
• Bedrooms: Bedroom 1 (Second level); Bedroom 2 (Second level); Bedroom 3 (Second level)
• Flooring: Carpet; Laminate; Varies
• Bathrooms: 2 full bathrooms; 1 half bathroom; 1 bathroom on the main level
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Sliding glass doors; Solid surface counters; Window treatments; Drapes; Sliding doors
• Laundry & utility: Washer; Dryer; Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $299k.

Deal economics

• At list price, monthly cash flow is $-3 ($-35/yr) — negative.
• To cash-flow at today's rent, offer at most $298k (0.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $288k (3.7% below list).
• Recommended offer: $288k (3.7% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 5.1% in North 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 72/100 on livability (#379 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living A; Watch: schools C-, crime D, amenities F.
• North Syracuse Central School District (suburban): math 45% / reading 50% proficiency, ranked #402 of 590 in NY (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 87 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 616 units permitted in Onondaga County in 2024 (256 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 2 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $87k; list at $299k implies a 244% gain — meaningful room to come down on a strong offer.

Recommended offer $287,812 (3.7% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Crime grade is D 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?
4. 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?
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: 0.96% ✗
• Cap rate: 6.28%
• Cash-on-cash: -0.04%
• DSCR: 1.00
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $367,840
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6130 Palisades Dr	0.09mi	3/2.0	1,668 (-5%)	3mo	$345,000	$207	83
8486 Torchwood Ln	0.14mi	3/2.0	1,856 (+6%)	1mo	$350,000	$189	82
8500 Bayridge Rd	0.07mi	3/2.0	1,520 (-14%)	2mo	$304,500	$200	70
8509 Chinkapin Cir	0.22mi	4/2.0 (+1)	1,638 (-7%)	2mo	$314,000	$192	69
6364 Jane Ln	0.49mi	3/3.0	1,776 (+1%)	1mo	$331,000	$186	69
8598 Nazareth Dr	0.66mi	3/1.5	1,752 (-0%)	1mo	$367,000	$209	68
6302 Yulewood Cir	0.53mi	3/2.5	1,722 (-2%)	5mo	$402,000	$233	63
6272 Lakeshore Rd	0.34mi	4/2.0 (+1)	1,900 (+8%)	4mo	$285,000	$150	60
8494 Wayfarer Dr	0.72mi	3/2.0	1,686 (-4%)	2mo	$455,000	$270	56
6304 Hardwood Ln	0.55mi	3/2.0	1,534 (-13%)	0mo	$390,000	$254	51
6215 Diffin Rd	0.74mi	3/2.5	1,856 (+6%)	2mo	$390,000	$210	51
8511 Grandview Dr	0.61mi	3/2.0	1,528 (-13%)	1mo	$320,000	$209	47

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: -16.3%
• Equity multiple: 0.42×
• Total profit: $-48,464
• Equity at exit: $44,582

10-year hold

• IRR: -7.9%
• Equity multiple: 0.50×
• Total profit: $-41,740
• Equity at exit: $25,852

Cash invested: $83,720 (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 13039

• Home prices YoY: -28.9%
• Active inventory: 87
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $2,878 medium
• Mortgage (P&I): −$1,568
• Tax from tax record: −$584 /mo · $7,009/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$604
• Net cashflow: $-3

Break-even live

Break-even rent $2,882

Max offer price $298,484

Occupancy floor 95%

Sensitivity live

Price	-10% $166	-5% $82	+0% $-3	+5% $-88	+10% $-172
Rent	-10% $-230	-5% $-117	+0% $-3	+5% $111	+10% $224
Rate	-1.0pp $148	-0.5pp $73	base $-3	+0.5pp $-80	+1.0pp $-159

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16 Loso Dr Unit 1614 Cicero, NY	2.0	2.0	1342	$2,900	$2.16	23d	1	1.30mi
22 Loso Dr Brewerton, NY	1.0–2.0	1.0–2.0	1046	$2,850	$2.72	15d	1	1.30mi

Listing history 3 events

1. 2026-05-22
   status Pending
2. 2026-05-20
   listed $299,000 Active
3. 1994-04-11
   soldstatus $87,000

ⓘ 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: $7,009 · $584/mo
• Projected year-2 tax: $7,009 · $584/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 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,537
• − Mortgage interest: −$16,749
• − Property taxes: −$7,009
• − Insurance: −$1,495
• − Repairs & maintenance: −$2,763
• − Management: −$2,763
• − Depreciation: −$8,698
• Taxable loss: −$4,939
• Est. tax savings @ 24.0%: +$1,185
• After-tax cash flow: $1,150/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: North Syracuse Central School District
• NCES district ID: 3621210
• Math proficiency: 45% ▼ -9.00%
• Reading proficiency: 50% ▲ 1.00%
• Median HH income: $62,904
• Composite: 41.93/100
• National rank: #3356
• State rank: #402 of 590 in NY

Livability — North Syracuse

• Score: 72/100
• State rank: #379
• US rank: #6513

Category grades

Amenities F Commute F Cost of living A Crime D Employment C Housing A+ Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 20,185
• Population (ZIP): 17,184

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 (93%)
• Race & ethnicity: White 93% Asian 3% Two or more races 2% Black 2%
• Common ancestry: Romanian 10% Lithuanian 3% Slovak 2%
• Foreign-born: 4% · China, Canada, Mexico
• Languages at home: 95% English-only · Spanish 1% Other Indo-European 1% Chinese 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: ▼ -127.98%
• Current HPI: 314.7902
• 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

+243.7% since first listed

3 events — show timeline

• 2026-05-22 Pending — CNYIS
• 2026-05-20 Listed $299,000 CNYIS
• 1994-04-11 Sold (Public Records) $87,000 Public Records

Property tax history

+3.2%/yr

Latest (2025): $7,009 · +2.9% YoY. Source: county tax records.