603 Clinton St · Fayetteville, NY 13066

$210,000

2 bd · 1.0 ba · 1,278 sqft · SingleFamily public records · 45 Days on market

Built 1863 0.29 ac lot $164/sqft · 25% below area Est $279k · 25% 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 +7.6/30.0
• Schools +7.1/10.0
• Livability +4.1/5.0
• 1% rule +4.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

This is the lowest priced "move-in" ready home in all of Fayetteville-Manlius! Major updates over the past 6 years includes a newer roof, furnace, hot water heater, and windows, offering peace of mind while preserving the home’s historic charm. This charming vintage home blends classic character with thoughtful updates, all set on a rare double flat lot in the heart of the Village of Fayetteville. The home offers a good sized first floor bedroom and a full bathroom. The bright and comfortable living area features wide plank wood floors. The space offers a warm, inviting feel with a functional layout. The living room flows into the large dining room, featuring hardwood floors

Key facts

• Covered front porch
• Double flat lot
• Covered rear patio

Tags

• DOUBLE FLAT LOT
• WIDE PLANK WOOD FLOORS
• GRANITE COUNTERTOPS
• BREAKFAST BAR
• COVERED FRONT PORCH
• COVERED REAR PATIO

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water connected; Sewer connected; Cable available; Circuit breaker electric service
• Home design: 2-story existing residence; Stone foundation; Asphalt shingle roof; Wood siding; Contains copper plumbing
• Construction: Built (existing); Wood siding construction; Stone foundation; Asphalt shingle roof
• Exterior features: Blacktop and gravel driveways; Covered porch; Patio; Shed(s) / exterior storage; Rectangular residential lot; City street frontage; Lot dimensions approximately 99 x 129

Interior

• Kitchen: Granite counters; Gas oven; Gas range; Refrigerator
• Bedrooms: One main-level bedroom
• Flooring: Hardwood; Luxury vinyl; Resilient flooring; Varies
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Gas forced-air heating; Window cooling unit(s)
• Interior features: Skylights; Breakfast bar; Separate formal dining room; Separate formal living room; Granite counters; Bedroom on main level; Has basement with exterior entry, partial finish, and walk-up access
• Laundry & utility: Laundry in basement; Electric and gas water heaters

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $-255 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $165k (21.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $190k (9.5% below list).
• Recommended offer: $165k (21.5% below list) — sets the bar for cash-flow.
• Cap rate 4.8% vs local median 3.1% in Fayetteville — 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 82/100 on livability (#71 in NY, #1,067 nationally) — a professional / high-income tenant draw. Strengths: employment A+, housing A+, health & safety A+; Watch: amenities D, commute F.
• Fayetteville-Manlius Central School District (suburban): math 79% / reading 81% proficiency, ranked #49 of 590 in NY (top 8%) — strong family-tenant draw, lease renewals of 3-5y typical; only 7% free/reduced lunch — higher-income household profile.
• Zoned schools: Fayetteville Elementary School (math 77% / reading 82%, grade A, #188 of 2,108 statewide, top 11%, 464 students, 23% FRL); Wellwood Middle School (math 68% / reading 78%, grade A, #72 of 729 statewide, top 10%, 652 students, 0% FRL); Fayetteville-Manlius Senior High School (math 98% / reading 84%, grade A+, #201 of 1,100 statewide, top 18%, 1,416 students, 0% FRL) — zoned schools at 8% FRL track the district average.
• Market conditions: 70 active listings in the ZIP; 1 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 $1k of loan paydown is wiped out by about $6k 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

• It's been on market 45 days — a 3% lower offer ($204k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 16y ago; this cycle's ask has dropped $14k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $130k; list at $210k implies a 62% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price; built in 1863 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $164,929 (21.5% 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. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Built in 1863 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. 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?
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: 0.90% ✗
• Cap rate: 4.84%
• Cash-on-cash: -5.21%
• DSCR: 0.77
• GRM: 9.2

CMA / ARV

• ARV (median comp): $279,444
• List price: $210,000
• Delta: -24.85%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
Lot 12 Clinton St	0.36mi	2/2.0	1,286 (+1%)	3mo	$435,000	$338	76
114 S Park St	0.29mi	3/1.5 (+1)	1,329 (+4%)	3mo	$287,000	$216	71
201 Warren St	0.23mi	3/2.5 (+1)	1,175 (-8%)	7mo	$281,500	$240	59
208 Concord Pl	0.40mi	3/2.5 (+1)	1,362 (+7%)	0mo	$335,000	$246	59
121 Mill St	0.37mi	3/1.0 (+1)	1,366 (+7%)	15mo	$135,000	$99	53
101 Griffin Dr	0.56mi	3/1.5 (+1)	1,202 (-6%)	6mo	$294,900	$245	52
312 South St	0.36mi	3/2.0 (+1)	1,417 (+11%)	6mo	$285,000	$201	51
106 Euclid Dr	0.68mi	2/2.0	1,316 (+3%)	10mo	$354,000	$269	51
206 Euclid Dr	0.69mi	3/1.0 (+1)	1,212 (-5%)	8mo	$290,000	$239	48
152 N Burdick St	0.72mi	2/1.0	1,110 (-13%)	0mo	$90,000	$81	44
213 Euclid Dr	0.67mi	3/1.5 (+1)	1,134 (-11%)	3mo	$280,000	$247	40
803 Oakwood St	0.59mi	3/2.0 (+1)	1,463 (+14%)	2mo	$320,000	$219	38

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: -25.0%
• Equity multiple: 0.15×
• Total profit: $-50,063
• Equity at exit: $31,312

10-year hold

• IRR: -20.5%
• Equity multiple: -0.08×
• Total profit: $-63,640
• Equity at exit: $18,157

Cash invested: $58,800 (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 13066

• Home prices YoY: -28.0%
• Active inventory: 70
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,900 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$567 /mo · $6,808/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $-255

Break-even live

Break-even rent $2,223

Max offer price $164,929

Occupancy floor —

Sensitivity live

Price	-10% $-136	-5% $-196	+0% $-255	+5% $-315	+10% $-374
Rent	-10% $-405	-5% $-330	+0% $-255	+5% $-180	+10% $-105
Rate	-1.0pp $-149	-0.5pp $-202	base $-255	+0.5pp $-310	+1.0pp $-365

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
219 Highbridge St #5 Fayetteville, NY	2.0	1.5	1518	$1,900	$1.25	15d	1	0.45mi

Listing history 19 events

1. 2026-06-09
   status $210,000 Pending 45 DOM
2. 2026-06-08
   days on market $210,000 Active 45 DOM
3. 2026-06-07
   days on market $210,000 Active 44 DOM
4. 2026-06-05
   days on market $210,000 Active 41 DOM
5. 2026-06-02
   days on market $210,000 Active 39 DOM
6. 2026-06-01
   days on market $210,000 Active 38 DOM
7. 2026-05-31
   days on market $210,000 Active 37 DOM
8. 2026-05-30
   days on market $210,000 Active 36 DOM
9. 2026-05-01
   price $218,000 1560-char remark
10. 2026-04-24
    listed $224,000 Active 1560-char remark
11. 2026-04-14
    historical
12. 2026-02-11
    price $224,000
13. 2026-01-21
    price $230,000
14. 2025-12-12
    listed $235,000 Active
15. 2024-01-23
    soldstatus $129,838
16. 2014-07-07
    historical
17. 2010-03-12
    listed $47,500
18. 2005-01-25
    soldstatus $88,000
19. 1995-01-23
    soldstatus $68,500

ⓘ 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: $6,808 · $567/mo
• Projected year-2 tax: $6,808 · $567/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 ≥94°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: $22,800
• − Mortgage interest: −$11,763
• − Property taxes: −$6,808
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,824
• − Management: −$1,824
• − Depreciation: −$6,109
• Taxable loss: −$6,579
• Est. tax savings @ 24.0%: +$1,579
• After-tax cash flow: $-1,483/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: Fayetteville-Manlius Central School District
• NCES district ID: 3618330
• Math proficiency: 79% ▼ -5.00%
• Reading proficiency: 81% ▲ 7.00%
• Median HH income: $86,156
• Composite: 71.12/100
• National rank: #238
• State rank: #49 of 590 in NY

Livability — Fayetteville

• Score: 82/100
• State rank: #71
• US rank: #1067

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fayetteville, NY
• City population: 12,680
• Population (ZIP): 12,680

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 (88%)
• Race & ethnicity: White 88% Two or more races 4% Hispanic / Latino 3% Asian 3% Black 2%
• Common ancestry: Romanian 5% Scotch-Irish 3% Lithuanian 3%
• Foreign-born: 7% · Canada, China
• Languages at home: 92% English-only · Other Indo-European 2% Chinese 2% Spanish 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: ▼ -124.65%
• Current HPI: 319.9702
• 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

+206.6% since first listed

13 events — show timeline

• 2026-06-08 Pending — CNYIS
• 2026-05-24 Price Changed $210,000 CNYIS
• 2026-05-01 Price Changed $218,000 CNYIS
• 2026-04-24 Listed $224,000 CNYIS
• 2026-04-14 Listing Removed — CNYIS
• 2026-02-11 Price Changed $224,000 CNYIS
• 2026-01-21 Price Changed $230,000 CNYIS
• 2025-12-12 Listed $235,000 CNYIS
• 2024-01-23 Sold (Public Records) $129,838 Public Records
• 2014-07-07 Listing Removed — CNYIS
• 2010-03-12 Listed $47,500 CNYIS
• 2005-01-25 Sold (Public Records) $88,000 Public Records
• 1995-01-23 Sold (Public Records) $68,500 Public Records

Property tax history

+4.1%/yr

Latest (2025): $6,808 · +7.0% YoY. Source: county tax records.