1112 S Geddes St · Syracuse, NY 13204

$279,000

5 bd · 1.5 ba · 1,934 sqft · SingleFamily public records · 78 Days on market

Built 1900 3,208 sqft lot

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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 +14.6/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +4.6/5.0
• DSCR +4.5/10.0
• Livability +3.9/5.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks

Impressive turn of the century beauty w/ a total makeover including but not limited to new roof, new windows throughout, new vinyl siding, new enclosed porch, new refinished floorings, new kitchen w/ new cabinetry, new counter tops, new stainless steel appliances, new light fixtures, 3 new full baths remodeled. All new doors, finished attic with new barn door, new floorings, and new hot water heater. All new electric wirings & new plumbing throughout. It's literally a new house from top to bottom. It has also preserved the pillars and round archway for the charm & characters of the classic craftmanship. 2+ car parking spaces. There is a first floor office/den can be an in-law be

Key facts

• New kitchen
• New vinyl siding
• New roof

Tags

• NEW ROOF
• NEW WINDOWS
• NEW VINYL SIDING
• NEW ENCLOSED PORCH
• NEW REFINISHED FLOORINGS
• NEW KITCHEN

What this means for you Summary

Snapshot

• This is a 5-bed/1.5-bath single-family listed at $279k.

Deal economics

• At list price, monthly cash flow is $67 ($800/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 $219k (21.5% below list).
• Recommended offer: $219k (21.5% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 8.2% in Syracuse — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 616 units permitted in Onondaga County in 2024 (256 in 5+ unit buildings).
• At $2,189/mo this rent would consume 58% 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 $30k of equity ($2k loan paydown + $28k 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 $78k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$48k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($262k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $52k; list at $279k implies a 434% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $218,879 (21.5% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.78% ✗
• Cap rate: 6.58%
• Cash-on-cash: 1.02%
• DSCR: 1.05
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $172,126
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
207 Sabine St	0.37mi	4/2.0 (-1)	2,009 (+4%)	4mo	$70,000	$35	66
303 Putnam St	0.09mi	4/1.0 (-1)	1,852 (-4%)	20mo	$35,000	$19	65
806 Tallman St	0.68mi	4/1.5 (-1)	1,938 (+0%)	0mo	$140,000	$72	62
229 Holland St	0.59mi	4/1.5 (-1)	2,082 (+8%)	0mo	$137,000	$66	55
1905 S Geddes St	0.56mi	4/1.5 (-1)	2,046 (+6%)	10mo	$175,000	$86	51
1618 Bellevue Ave	0.45mi	4/1.5 (-1)	2,023 (+5%)	21mo	$190,000	$94	49
109 Summit Ave	0.50mi	4/1.5 (-1)	2,161 (+12%)	4mo	$240,000	$111	48
122 Lydell St	0.24mi	4/2.0 (-1)	1,654 (-14%)	12mo	$85,000	$51	48
221 Whittier Ave	0.71mi	4/1.5 (-1)	2,133 (+10%)	2mo	$190,000	$89	43
520 Stinard Ave	0.55mi	4/1.5 (-1)	1,752 (-9%)	13mo	$199,000	$114	43
1909 S Geddes St	0.58mi	4/1.5 (-1)	1,782 (-8%)	16mo	$205,000	$115	42
622 Stinard Ave	0.64mi	4/2.0 (-1)	2,136 (+10%)	10mo	$300,000	$140	37

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: 26.5%
• Equity multiple: 3.15×
• Total profit: $167,632
• Equity at exit: $251,345

10-year hold

• IRR: 24.5%
• Equity multiple: 7.64×
• Total profit: $518,709
• Equity at exit: $542,036

Cash invested: $78,120 (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: 10.6×

Monthly cashflow live

• Estimated rent: $2,189 medium
• Mortgage (P&I): −$1,463
• Tax from tax record: −$83 /mo · $998/yr
• Insurance: −$116
• HOA: −$0
• Vacancy / Maint / Mgmt: −$460
• Net cashflow: $67

Break-even live

Break-even rent $2,104

Max offer price $279,000

Occupancy floor 92%

Sensitivity live

Price	-10% $225	-5% $146	+0% $67	+5% $-12	+10% $-91
Rent	-10% $-106	-5% $-20	+0% $67	+5% $153	+10% $240
Rate	-1.0pp $207	-0.5pp $138	base $67	+0.5pp $-6	+1.0pp $-79

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: $69,750
• Closing costs: $8,370
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
214 Rowland St Syracuse, NY	4.0	1.0	2092	$1,800	$0.86	14d	1	0.04mi
121 Whittier Ave Syracuse, NY	4.0	1.0	1400	$600	$0.43	44d	1	0.75mi
269 W Borden Ave Syracuse, NY	4.0	1.5	1800	$650	$0.36	21d	1	1.34mi
1330 Midland Ave Syracuse, NY	4.0	1.0	1870	$2,000	$1.07	21d	1	1.34mi

Listing history 19 events

1. 2026-06-18
   days on market $279,000 Active 78 DOM
2. 2026-06-17
   days on market $279,000 Active 77 DOM
3. 2026-06-16
   days on market $279,000 Active 76 DOM
4. 2026-06-15
   days on market $279,000 Active 75 DOM
5. 2026-06-14
   days on market $279,000 Active 73 DOM
6. 2026-06-13
   days on market $279,000 Active 72 DOM
7. 2026-06-10
   days on market $279,000 Active 70 DOM
8. 2026-06-09
   days on market $279,000 Active 69 DOM
9. 2026-06-09
   status $279,000 Active 68 DOM
10. 2026-06-08
    days on market $279,000 Active Under Contract 68 DOM
11. 2026-06-07
    days on market $279,000 Active Under Contract 67 DOM
12. 2026-06-05
    days on market $279,000 Active Under Contract 64 DOM
13. 2026-06-02
    days on market $279,000 Active Under Contract 62 DOM
14. 2026-06-01
    days on market $279,000 Active Under Contract 61 DOM
15. 2026-05-31
    days on market $279,000 Active Under Contract 60 DOM
16. 2026-05-30
    days on market $279,000 Active Under Contract 59 DOM
17. 2026-04-19
    historical Active Under Contract
18. 2026-04-01
    listed $279,000 Active
19. 2021-12-17
    soldstatus $52,250

ⓘ 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: $998 · $83/mo
• Projected year-2 tax: $2,856 · $238/mo
• Expected delta: +$1,859/yr (+$155/mo · 186.3%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 70% 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: $26,265
• − Mortgage interest: −$15,628
• − Property taxes: −$998
• − Insurance: −$1,395
• − Repairs & maintenance: −$2,101
• − Management: −$2,101
• − Depreciation: −$8,116
• Taxable loss: −$4,074
• Est. tax savings @ 24.0%: +$978
• After-tax cash flow: $1,778/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

+434.0% since first listed

3 events — show timeline

• 2026-04-19 Contingent — CNYIS
• 2026-04-01 Listed $279,000 CNYIS
• 2021-12-17 Sold (Public Records) $52,250 Public Records

Property tax history

-0.3%/yr

Latest (2025): $998 · +0.0% YoY. Source: county tax records.