311 Rowland St · Syracuse, NY 13204

$180,000

4 bd · 2.0 ba · 1,568 sqft · SingleFamily public records · 34 Days on market

Built 1900 5,808 sqft lot $115/sqft · 75% above area

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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 +23.4/30.0
• Appreciation +10.0/10.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• 1% rule +5.1/10.0
• Rent growth +4.6/5.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks MLS

Large 4 bed 1.5 bath Single family in good location with Huge Lot size. Needs TLC, Roof and Siding in excellent condition. Cash or hard money preferred. priced to sell

Key facts

• Updated appliances
• Multiple flex rooms
• Brand new kitchen

Tags

• BRAND NEW KITCHEN
• UPDATED CABINETRY
• UPDATED COUNTERTOPS
• UPDATED APPLIANCES
• MULTIPLE FLEX ROOMS
• OVERSIZED MAIN BATHROOM

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $277 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $175k (3.0% below list) — sets the bar for market timing.

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; 13 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 $1,821/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 $19k of equity ($1k loan paydown + $18k 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 $50k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $29k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $45k; list at $180k implies a 300% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; 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 $174,600 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.01% ✓
• Cap rate: 8.51%
• Cash-on-cash: 7.91%
• DSCR: 1.35
• GRM: 8.2

CMA / ARV

• ARV (median comp): $102,942
• List price: $180,000
• Delta: 74.86%
• 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
413 Fitch St	0.15mi	3/2.0 (-1)	1,624 (+4%)	9mo	$50,000	$31	75
505 Stinard Ave	0.48mi	4/2.0	1,496 (-5%)	7mo	$242,500	$162	64
201 Cadwell St	0.17mi	3/1.5 (-1)	1,352 (-14%)	0mo	$75,000	$55	62
1807 Bellevue Ave	0.47mi	5/2.0 (+1)	1,533 (-2%)	9mo	$274,000	$179	61
326 Coolidge Ave	0.67mi	4/1.0	1,578 (+1%)	5mo	$107,000	$68	59
412 Roberts Ave	0.51mi	4/1.0	1,639 (+4%)	7mo	$219,300	$134	59
305 Laforte Ave	0.34mi	5/1.0 (+1)	1,416 (-10%)	8mo	$150,000	$106	52
629 S Wilbur Ave	0.53mi	3/2.0 (-1)	1,389 (-11%)	2mo	$124,000	$89	50
153 Upland Rd	0.54mi	3/1.0 (-1)	1,404 (-10%)	3mo	$203,000	$145	46
1609 Bellevue Ave	0.37mi	3/1.0 (-1)	1,350 (-14%)	10mo	$52,000	$39	43
202 Fairdale Ave	0.73mi	3/1.5 (-1)	1,720 (+10%)	7mo	$227,000	$132	37
1607 Stolp Ave	0.70mi	3/2.5 (-1)	1,778 (+13%)	9mo	$279,900	$157	31

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: 31.0%
• Equity multiple: 3.49×
• Total profit: $125,266
• Equity at exit: $162,158

10-year hold

• IRR: 28.4%
• Equity multiple: 8.52×
• Total profit: $378,816
• Equity at exit: $349,700

Cash invested: $50,400 (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: 8.2×

Monthly cashflow live

• Estimated rent: $1,821 high
• Mortgage (P&I): −$944
• Tax from tax record: −$87 /mo · $1,046/yr
• Insurance: −$75
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $277

Break-even live

Break-even rent $1,470

Max offer price $180,000

Occupancy floor 80%

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
214 Rowland St Syracuse, NY	4.0	1.0	2092	$1,800	$0.86	13d	1	0.09mi
1110 Bellevue Ave Syracuse, NY	3.0	1.0	1449	$1,500	$1.04	43d	1	0.22mi
315 Grant Ave #17 Syracuse, NY	3.0	2.0	1477	$1,275	$0.86	13d	1	0.31mi
122 Putnam St Syracuse, NY	3.0	1.0	1064	$2,050	$1.93	21d	1	0.33mi
318 Kellogg St Unit 1 Syracuse, NY	3.0	1.0	1523	$1,650	$1.08	43d	1	0.42mi
318 Kellogg St Unit 2 Syracuse, NY	3.0	1.0	1523	$1,675	$1.10	43d	1	0.42mi
409 Stolp Ave Syracuse, NY	1.0–3.0	1.0	849	$1,575	$1.86	13d	5	0.47mi
326 Holland St Unit 1 Syracuse, NY	3.0	1.0	2100	$1,825	$0.87	43d	1	0.48mi
121 Whittier Ave Syracuse, NY	4.0	1.0	1400	$600	$0.43	43d	1	0.73mi
349 Bryant Ave Syracuse, NY	3.0	1.5	1500	$2,300	$1.53	13d	1	0.79mi
269 W Borden Ave Syracuse, NY	4.0	1.5	1800	$650	$0.36	21d	1	1.38mi
1330 Midland Ave Syracuse, NY	4.0	1.0	1870	$2,000	$1.07	21d	1	1.38mi
213 Fletcher Ave Unit 2 Syracuse, NY	3.0	1.0	1200	$1,700	$1.42	13d	1	1.48mi

Listing history 11 events

1. 2026-04-23
   listed $180,000 Active 788-char remark
2. 2026-03-17
   historical
3. 2026-02-25
   price $195,000
4. 2026-01-29
   listed $209,000 Active
5. 2024-10-08
   soldstatus $45,000
6. 2024-10-03
   soldstatus $45,000 Closed

   Show marketing remark (168 chars)

   Large 4 bed 1.5 bath Single family in good location with Huge Lot size. Needs TLC, Roof and Siding in excellent condition. Cash or hard money preferred. priced to sell

7. 2024-08-03
   price $54,999

   Show marketing remark (168 chars)

   Large 4 bed 1.5 bath Single family in good location with Huge Lot size. Needs TLC, Roof and Siding in excellent condition. Cash or hard money preferred. priced to sell

8. 2024-07-26
   price $59,999

   Show marketing remark (168 chars)

   Large 4 bed 1.5 bath Single family in good location with Huge Lot size. Needs TLC, Roof and Siding in excellent condition. Cash or hard money preferred. priced to sell

9. 2024-06-23
   price $60,000

   Show marketing remark (168 chars)

   Large 4 bed 1.5 bath Single family in good location with Huge Lot size. Needs TLC, Roof and Siding in excellent condition. Cash or hard money preferred. priced to sell

10. 2024-05-21
    listed $59,999 Active

    Show marketing remark (168 chars)

    Large 4 bed 1.5 bath Single family in good location with Huge Lot size. Needs TLC, Roof and Siding in excellent condition. Cash or hard money preferred. priced to sell

11. 2005-12-23
    soldstatus $37,500

ⓘ 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: $1,046 · $87/mo
• Projected year-2 tax: $2,044 · $170/mo
• Expected delta: +$998/yr (+$83/mo · 95.4%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 96% 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: $21,851
• − Mortgage interest: −$10,083
• − Property taxes: −$1,046
• − Insurance: −$1,566
• − Repairs & maintenance: −$1,748
• − Management: −$1,748
• − Depreciation: −$5,236
• Taxable income: $423
• Est. tax owed @ 24.0%: −$102
• After-tax cash flow: $3,221/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

+420.0% since first listed

10 events — show timeline

• 2026-03-17 Listing Removed — CNYIS
• 2026-02-25 Price Changed $195,000 CNYIS
• 2026-01-29 Listed $209,000 CNYIS
• 2024-10-08 Sold (Public Records) $45,000 Public Records
• 2024-10-03 Sold (MLS) $45,000 OneKey® MLS as Distributed by MLS Grid
• 2024-08-03 Price Changed $54,999 OneKey® MLS as Distributed by MLS Grid
• 2024-07-26 Price Changed $59,999 OneKey® MLS as Distributed by MLS Grid
• 2024-06-23 Price Changed $60,000 OneKey® MLS as Distributed by MLS Grid
• 2024-05-21 Listed $59,999 OneKey® MLS as Distributed by MLS Grid
• 2005-12-23 Sold (Public Records) $37,500 Public Records

Property tax history

-0.4%/yr

Latest (2025): $1,046 · -0.2% YoY. Source: county tax records.