455 Rich St · Syracuse, NY 13207

$84,999

3 bd · 1.0 ba · 864 sqft · SingleFamily public records · 154 Days on market

Built 1910 8,778 sqft lot $98/sqft · at area comps Est $86k · at est.

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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
• ARV discount +7.9/15.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming bungalow on a neighborhood street near bus lines and just minutes from Onondaga Community College and downtown Syracuse. This well-maintained home offers 3 bedrooms, 1 full bath, formal dining room, eat-in kitchen, and living room. Enjoy a fenced-in backyard and private driveway. Features include wall-to-wall carpet, a closed-in front porch, and classic character throughout. Perfect for first-time buyers or investors seeking a conveniently located property with solid space and neighborhood appeal

Key facts

• Private driveway
• Near bus lines
• Fenced-in backyard

Tags

• FENCED-IN BACKYARD
• PRIVATE DRIVEWAY
• CLOSED-IN FRONT PORCH
• NEAR BUS LINES
• MINUTES FROM DOWNTOWN SYRACUSE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $507 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 19.9% 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: 63 active listings in the ZIP; 20 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $587 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 154 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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.
• Current owner paid $70k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $460/mo; built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $74,799 (12.0% below list)

Questions for the listing agent

1. It's been on market 154 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 2.25% ✓
• Cap rate: 19.95%
• Cash-on-cash: 48.76%
• DSCR: 3.17
• GRM: 3.7

CMA / ARV

• ARV (median comp): $85,710
• List price: $84,999
• Delta: -0.83%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
228 Putnam St	0.68mi	3/1.5	868 (+0%)	14mo	$55,000	$63	54

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: 19.4%
• Equity multiple: 1.79×
• Total profit: $18,782
• Equity at exit: $12,674

10-year hold

• IRR: 27.8%
• Equity multiple: 3.48×
• Total profit: $59,066
• Equity at exit: $7,349

Cash invested: $23,800 (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 13207

• Home prices YoY: -23.0%
• Active inventory: 63
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,913 high
• Mortgage (P&I): −$446
• Tax from tax record: −$63 /mo · $756/yr
• Insurance: −$35
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $507

Break-even live

Break-even rent $1,272

Max offer price $84,999

Occupancy floor 69%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
158 Parkway Dr Syracuse, NY	4.0	3.0	1029	$2,250	$2.19	21d	1	0.38mi
409 Stolp Ave Syracuse, NY	1.0–3.0	1.0	849	$1,575	$1.86	13d	5	0.50mi
122 Putnam St Syracuse, NY	3.0	1.0	1064	$2,050	$1.93	21d	1	0.52mi
508-10 W Brighton Ave Syracuse, NY	2.0	1.0	735	$1,350	$1.84	13d	13	0.78mi
472 S Salina St Syracuse, NY	1.0–2.0	1.0	1022	$2,095	$2.05	14d	3	1.13mi
111 E Onondaga St Syracuse, NY	1.0–2.0	1.0–2.0	1150	$3,000	$2.61	21d	5	1.14mi
2859 S Salina St Unit 2 Syracuse, NY	2.0	1.0	1000	$1,200	$1.20	44d	1	1.18mi
1741 W Onondaga St Syracuse, NY	1.0–2.0	1.0–2.0	800	$1,250	$1.56	14d	3	1.22mi
120 Walton St Syracuse, NY	1.0–2.0	1.0–2.0	825	$3,200	$3.88	44d	2	1.29mi
110 Walton St Unit 201 Syracuse, NY	2.0	2.0	1051	$2,200	$2.09	44d	1	1.30mi
110 Walton St Unit 301 Syracuse, NY	2.0	2.0	1051	$2,000	$1.90	21d	1	1.30mi
205 E Jefferson St Unit 2B Syracuse, NY	2.0	2.5	1100	$2,200	$2.00	21d	1	1.30mi
201 E Jefferson St Syracuse, NY	2.0	1.0	662	$1,626	$2.45	14d	9	1.30mi
129 W Fayette St Unit 217 Syracuse, NY	2.0	2.0	1100	$1,550	$1.41	14d	1	1.34mi
538 Erie Blvd W Syracuse, NY	2.0	2.0	1110	$2,100	$1.89	21d	1	1.37mi
105 Smith Ln Syracuse, NY	1.0–2.0	1.0	518	$1,450	$2.80	14d	23	1.42mi
60 Presidential Plz Syracuse, NY	1.0–2.0	1.0–1.5	970	$1,315	$1.36	44d	1	1.43mi
324 W Water St Syracuse, NY	2.0	1.0	1007	$1,975	$1.96	14d	6	1.43mi
101 S Salina St Syracuse, NY	2.0	1.0	651	$2,871	$4.41	14d	14	1.45mi
208 W Water St Syracuse, NY	2.0	2.0	962	$1,800	$1.87	44d	1	1.47mi

Listing history 21 events

1. 2026-06-18
   days on market $84,999 Active 154 DOM
2. 2026-06-17
   days on market $84,999 Active 153 DOM
3. 2026-06-16
   days on market $84,999 Active 152 DOM
4. 2026-06-15
   days on market $84,999 Active 151 DOM
5. 2026-06-14
   days on market $84,999 Active 149 DOM
6. 2026-06-13
   days on market $84,999 Active 148 DOM
7. 2026-06-10
   days on market $84,999 Active 146 DOM
8. 2026-06-09
   days on market $84,999 Active 145 DOM
9. 2026-06-08
   days on market $84,999 Active 144 DOM
10. 2026-06-07
    days on market $84,999 Active 143 DOM
11. 2026-06-05
    days on market $84,999 Active 140 DOM
12. 2026-06-02
    days on market $84,999 Active 138 DOM
13. 2026-06-01
    days on market $84,999 Active 137 DOM
14. 2026-05-31
    days on market $84,999 Active 136 DOM
15. 2026-05-30
    days on market $84,999 Active 135 DOM
16. 2026-01-15
    listed $84,999 Active 510-char remark

    Show marketing remark (510 chars)

    Charming bungalow on a neighborhood street near bus lines and just minutes from Onondaga Community College and downtown Syracuse. This well-maintained home offers 3 bedrooms, 1 full bath, formal dining room, eat-in kitchen, and living room. Enjoy a fenced-in backyard and private driveway. Features include wall-to-wall carpet, a closed-in front porch, and classic character throughout. Perfect for first-time buyers or investors seeking a conveniently located property with solid space and neighborhood appeal

17. 2022-12-07
    soldstatus $69,900
18. 2022-12-06
    soldstatus $69,900 Closed Sale or Rented 545-char remark

    Show marketing remark (545 chars)

    Great beginnings. This home is located on a double lot. The burn pit and seating will remain. The large shed holds all the barb-b-que tools and yard equipment you will need. The driveway is double deep so there is plenty of room for vehicles on snowy nights. A large enclosed deck leads to the spacious dining area, and living room. A large kitchen area with lots of cabinetry also has a breakfast bar. Upper-level 3rd bedroom or craft room has its own closet with a doorway to a spacious attic area for storage. Electric fireplace is cosmetic

19. 2022-08-24
    status Pending Sale 545-char remark

    Show marketing remark (545 chars)

    Great beginnings. This home is located on a double lot. The burn pit and seating will remain. The large shed holds all the barb-b-que tools and yard equipment you will need. The driveway is double deep so there is plenty of room for vehicles on snowy nights. A large enclosed deck leads to the spacious dining area, and living room. A large kitchen area with lots of cabinetry also has a breakfast bar. Upper-level 3rd bedroom or craft room has its own closet with a doorway to a spacious attic area for storage. Electric fireplace is cosmetic

20. 2022-08-15
    historical Continue to Show- Under Contract 545-char remark

    Show marketing remark (545 chars)

    Great beginnings. This home is located on a double lot. The burn pit and seating will remain. The large shed holds all the barb-b-que tools and yard equipment you will need. The driveway is double deep so there is plenty of room for vehicles on snowy nights. A large enclosed deck leads to the spacious dining area, and living room. A large kitchen area with lots of cabinetry also has a breakfast bar. Upper-level 3rd bedroom or craft room has its own closet with a doorway to a spacious attic area for storage. Electric fireplace is cosmetic

21. 2022-08-07
    listed $69,900 Active 545-char remark

    Show marketing remark (545 chars)

    Great beginnings. This home is located on a double lot. The burn pit and seating will remain. The large shed holds all the barb-b-que tools and yard equipment you will need. The driveway is double deep so there is plenty of room for vehicles on snowy nights. A large enclosed deck leads to the spacious dining area, and living room. A large kitchen area with lots of cabinetry also has a breakfast bar. Upper-level 3rd bedroom or craft room has its own closet with a doorway to a spacious attic area for storage. Electric fireplace is cosmetic

ⓘ 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: $756 · $63/mo
• Projected year-2 tax: $1,096 · $91/mo
• Expected delta: +$340/yr (+$28/mo · 45.0%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AE · 99% 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 100% 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: $22,956
• − Mortgage interest: −$4,761
• − Property taxes: −$756
• − Insurance: −$5,950
• − Repairs & maintenance: −$1,836
• − Management: −$1,836
• − Depreciation: −$2,473
• Taxable income: $5,343
• Est. tax owed @ 24.0%: −$1,282
• After-tax cash flow: $4,798/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): 12,383

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 43% Black 33% Hispanic / Latino 17% Two or more races 11% Native American 1% Asian 1%
• Hispanic origin (detail): Puerto Rican 13% Cuban 1%
• Common ancestry: Romanian 3% Lithuanian 1% Slovak 1%
• Foreign-born: 4% · Canada, South Korea
• Languages at home: 89% English-only · Spanish 9% French/Haitian/Cajun 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: ▼ -95.17%
• Current HPI: 318.9257
• 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

+21.6% since first listed

6 events — show timeline

• 2026-01-15 Listed $84,999 CNYIS
• 2022-12-07 Sold (Public Records) $69,900 Public Records
• 2022-12-06 Sold (MLS) $69,900 CNYIS
• 2022-08-24 Pending — CNYIS
• 2022-08-15 Contingent — CNYIS
• 2022-08-07 Listed $69,900 CNYIS

Property tax history

-0.0%/yr

Latest (2025): $756 · +0.0% YoY. Source: county tax records.