1326 Madison St · Syracuse, NY 13210

$295,000

6 bd · 2.0 ba · 2,762 sqft · MultiFamily public records · 37 Days on market

Built 1875 Fair condition 5,162 sqft lot Garage $107/sqft · 44% below area Est $531k · 44% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• Rent growth +5.0/5.0
• Schools +4.2/10.0
• Livability +3.9/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

University property - Well maintained brick 2 family home near Syracuse University. 2 spacious 3 bedroom flats with parking for 5 cars, space for more. Front and back staircase, walk up attic storage. Newer roof was complete replacement. Newer electric, ceiling, laundry, stoves and Modern furnace. Great Location. Excellent as investment or for owner occupant. Close to campus- and just steps from Westcott Theater, shopping, services. Fully leased through 20-21 school year at $2320/mo plus utilities. A great return on your dollar.

Key facts

• Newer electric
• Newer roof
• Modern furnace

Tags

• TWO FAMILY BRICK HOME
• PARKING FOR 5 CARS
• WALK UP ATTIC STORAGE
• NEWER ROOF
• NEWER ELECTRIC
• MODERN FURNACE

🏷️ Possibly a rental listed for sale. The $295,000 price doesn't fit this home's estimated sale value (~$531,379) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.0-bath units multifamily listed at $295k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive. Per door: $619/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $295k).
• Recommended offer: $286k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.3% vs local median 7.6% 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: 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.
• Zoned schools: Edward Smith K-8 School (math 13% / reading 39%, grade F, #1,816 of 2,108 statewide, top 86%, 710 students, 69% FRL); Expeditionary Learning Middle School (math 17% / reading 32%, grade F, #611 of 729 statewide, top 88%, 170 students, 76% FRL); Nottingham High School (math 75% / reading 77%, grade A-, #616 of 1,100 statewide, top 57%, 1,226 students, 80% FRL) — zoned schools at 75% FRL track the district average.
• Zoned-school proficiency averages 42% at this address vs 22% district-wide (+20 pts) — the actual schools serving this property are materially stronger than the Syracuse City School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+11.2%/yr); 105 active listings in the ZIP; lower-income renter base — watch delinquency; 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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $83k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($286k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 10y 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 $168k; list at $295k implies a 76% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1875 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $286,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Built in 1875 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.32% ✓
• Cap rate: 11.33%
• Cash-on-cash: 18.00%
• DSCR: 1.80
• GRM: 6.3

CMA / ARV

• ARV (median comp): $531,379
• List price: $295,000
• Delta: -44.48%
• 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
231 Allen St	0.39mi	6/2.0	2,832 (+2%)	4mo	$185,000	$65	74
519 Clarendon St #21	0.46mi	6/2.0	2,744 (-1%)	9mo	$286,000	$104	70
225 Fellows Ave #27	0.53mi	6/2.0	2,652 (-4%)	1mo	$309,900	$117	68
522 Westmoreland Ave #24	0.46mi	6/2.0	2,872 (+4%)	10mo	$250,000	$87	64
437 Westmoreland Ave #39	0.49mi	6/2.0	2,980 (+8%)	3mo	$220,000	$74	62
452 Ellis St #54	0.51mi	6/2.0	2,560 (-7%)	5mo	$155,000	$61	60
136 Cumberland Ave	0.53mi	6/2.0	2,784 (+1%)	22mo	$166,000	$60	56
125 Cumberland Ave	0.55mi	6/2.0	2,664 (-4%)	18mo	$210,000	$79	53
814 Ackerman Ave	0.63mi	6/2.0	2,702 (-2%)	17mo	$360,000	$133	53
704-06 Allen St	0.58mi	6/2.0	2,620 (-5%)	17mo	$380,000	$145	51
133 Cumberland Ave #2	0.55mi	6/2.0	2,624 (-5%)	19mo	$125,000	$48	50
245 Fellows Ave	0.56mi	6/6.0	2,764 (+0%)	21mo	$450,000	$163	40

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 14.7%
• Equity multiple: 1.62×
• Total profit: $51,533
• Equity at exit: $43,985

10-year hold

• IRR: 26.8%
• Equity multiple: 3.90×
• Total profit: $239,547
• Equity at exit: $25,506

Cash invested: $82,600 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 6 active · 18 under contract
• Months of supply: 7.2 mo (14%/mo absorbed)
• Median asking: $386,500 ($123/sqft)
• Median days on market: 100 d
• This list price: 33% of active listings are priced below it
• ARV vs active asking: +56.2% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 13210

• Home prices YoY: -9.0%
• Rents YoY: 11.2%
• Active inventory: 105
• Price-to-rent: 12.7×

Monthly cashflow live

• Estimated rent: $3,882 high
• Mortgage (P&I): −$1,547
• Tax from tax record: −$158 /mo · $1,898/yr
• Insurance: −$123
• HOA: −$0
• Vacancy / Maint / Mgmt: −$815
• Net cashflow: $1,239

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$3,882
Total (2 units)			$3,882

Break-even live

Break-even rent $2,314

Max offer price $295,000

Occupancy floor 63%

Sensitivity live

Price	-10% $1,406	-5% $1,322	+0% $1,239	+5% $1,155	+10% $1,072
Rent	-10% $932	-5% $1,085	+0% $1,239	+5% $1,392	+10% $1,545
Rate	-1.0pp $1,387	-0.5pp $1,314	base $1,239	+0.5pp $1,162	+1.0pp $1,084

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: $73,750
• Closing costs: $8,850
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1322 Madison St Unit 11 Syracuse, NY	4.0	1.0	—	$2,200	—	139d	1	0.02mi
424 Columbus Ave Unit 1 Syracuse, NY	3.0	2.0	—	$1,700	—	6d	1	0.13mi
430 Columbus Ave Unit 5 Syracuse, NY	2.0	1.0	—	$1,350	—	117d	1	0.13mi
216 Bassett St Unit 22 Syracuse, NY	3.0	1.0	—	$2,250	—	109d	1	0.14mi
435 Columbus Ave Unit 21 Syracuse, NY	4.0	2.0	—	$2,200	—	6d	1	0.16mi
113 Lexington Ave Unit 2 Syracuse, NY	2.0	1.0	—	$1,750	—	109d	1	0.17mi
1530 E Genesee St Syracuse, NY	2.0	1.0	—	$510	—	6d	1	0.17mi
109 Lexington Ave Unit 3 Syracuse, NY	4.0	2.0	—	$2,200	—	109d	1	0.17mi
121 Lexington Ave Syracuse, NY	4.0	2.5	—	$2,400	—	139d	1	0.18mi
1920 E Genesee St Unit 2 Syracuse, NY	2.0	1.0	—	$1,650	—	6d	1	0.18mi
309 Columbus Ave Unit 4 Syracuse, NY	2.0	1.0	—	$1,550	—	6d	1	0.18mi
139 Lexington Ave Unit 11 Syracuse, NY	4.0	2.0	—	$2,500	—	117d	1	0.19mi
307 Columbus Ave Unit 55 Syracuse, NY	2.0	1.0	—	$1,300	—	6d	1	0.19mi
1531 E Genesee St Unit 22 Syracuse, NY	4.0	2.0	—	$2,600	—	6d	1	0.20mi
205 Cherry St Unit 2 Syracuse, NY	3.0	2.0	—	$1,950	—	109d	1	0.20mi
203 Cherry St Unit 11 Syracuse, NY	3.0	2.0	—	$1,950	—	6d	1	0.21mi
1209 Madison St Fl -1 Syracuse, NY	3.0	1.0	—	$2,180	—	6d	1	0.21mi
1207 Madison St Apt -1 Syracuse, NY	3.0	1.0	—	$2,180	—	139d	1	0.22mi
208 Columbus Ave Unit 11 Syracuse, NY	4.0	2.0	—	$2,200	—	6d	1	0.22mi
205 Lexington Ave Unit 11 Syracuse, NY	4.0	1.5	—	$1,800	—	109d	1	0.23mi
410 Westcott St Unit 3 Syracuse, NY	4.0	1.0	—	$2,500	—	139d	1	0.23mi
1205 Madison St Fl -1 Syracuse, NY	4.0	3.0	2988	$2,640	$0.88	139d	1	0.23mi
206 Columbus Ave Unit 22 Syracuse, NY	3.0	1.0	—	$1,800	—	139d	1	0.23mi
539 Columbus Ave Unit 1 Syracuse, NY	4.0	1.5	—	$2,500	—	139d	1	0.23mi
420 Westcott St Syracuse, NY	3.0	2.0	—	$2,100	—	6d	1	0.24mi
1611 E Fayette St #2 Syracuse, NY	2.0	1.0	—	$650	—	139d	1	0.25mi
1702 E Fayette St Unit 2 Syracuse, NY	2.0	1.0	850	$1,200	$1.41	6d	1	0.26mi
1436 E Genesee St Unit 33 Syracuse, NY	2.0	1.0	—	$1,400	—	117d	1	0.26mi
1436 E Genesee St Unit 22 Syracuse, NY	3.0	1.0	—	$1,725	—	139d	1	0.26mi
1108 Madison St Apt 1W Syracuse, NY	3.0	1.0	—	$2,080	—	117d	1	0.28mi
1108 Madison St Unit 2 Syracuse, NY	3.0	1.5	1580	$2,080	$1.32	139d	1	0.28mi
1710 E Fayette St Unit 11 Syracuse, NY	3.0	1.0	—	$1,575	—	6d	1	0.28mi
131 Dell St Unit 133 DELL Syracuse, NY	4.0	1.0	853	$550	$0.64	6d	1	0.28mi
1407 E Fayette St Unit 1 Syracuse, NY	4.0	1.0	—	$2,100	—	139d	1	0.29mi
1414 E Genesee St Syracuse, NY	4.0	2.0	—	$2,600	—	6d	1	0.30mi
127 Comstock Pl Syracuse, NY	4.0	1.5	—	$2,600	—	6d	1	0.30mi
205 Comstock Ave Apt 4 Syracuse, NY	2.0	1.0	—	$1,600	—	6d	1	0.31mi
201 Comstock Ave Unit 1R Syracuse, NY	4.0	1.5	—	$2,500	—	139d	1	0.31mi
147 Cambridge St Syracuse, NY	4.0	1.5	—	$2,700	—	139d	1	0.32mi
147 Cambridge St Unit 2 Syracuse, NY	3.0	1.0	—	$2,100	—	139d	1	0.32mi

Property features AI

Finance

• Financial info: Property contains 2 separate rental units with separate gas and electric metersUnit 1 rent: $900 (lease expires Jan 1, 2027)Unit 2 rent: $1,350 (lease expires Jan 31, 2027)Owner pays grounds care and water; rent includes gardener and waterOperating expenses include maintenance and structure (see remarks)

Exterior

• Parking: Paved parking available5 garage spaces
• Utilities: Public water connectedSewer connected
• Home design: Two-story buildingResale propertyBrick and frame construction
• Construction: Brick and frame constructionExisting (previously built)
• Exterior features: Corner lot with irregular dimensions (56 x 91)

Interior

• Kitchen: No kitchen appliance list provided
• Bedrooms: Two 3-bedroom units (each unit has 3 bedrooms)
• Flooring: HardwoodVaries
• Bathrooms: Two full bathrooms (one in each unit)
• Heating & cooling: Gas forced-air heating
• Interior features: Hardwood and varying flooring throughoutFull basement
• Laundry & utility: Gas water heater

Listing history 43 events

1. 2026-09-24
   days on market $295,000 Active 37 DOM
2. 2026-09-24
   days on market $295,000 Active 36 DOM
3. 2026-09-22
   days on market $295,000 Active 35 DOM
4. 2026-09-21
   days on market $295,000 Active 34 DOM
5. 2026-09-20
   days on market $295,000 Active 33 DOM
6. 2026-09-18
   days on market $295,000 Active 31 DOM
7. 2026-09-17
   days on market $295,000 Active 30 DOM
8. 2026-09-16
   days on market $295,000 Active 29 DOM
9. 2026-09-15
   days on market $295,000 Active 28 DOM
10. 2026-09-14
    days on market $295,000 Active 27 DOM
11. 2026-09-13
    days on market $295,000 Active 26 DOM
12. 2026-09-12
    days on market $295,000 Active 25 DOM
13. 2026-09-11
    days on market $295,000 Active 24 DOM
14. 2026-09-05
    days on market $295,000 Active 18 DOM
15. 2026-09-04
    days on market $295,000 Active 17 DOM
16. 2026-09-03
    days on market $295,000 Active 16 DOM
17. 2026-08-31
    days on market $295,000 Active 13 DOM
18. 2026-08-30
    days on market $295,000 Active 12 DOM
19. 2026-08-29
    days on market $295,000 Active 11 DOM
20. 2026-08-28
    days on market $295,000 Active 10 DOM
21. 2026-08-27
    days on market $295,000 Active 9 DOM
22. 2026-08-25
    days on market $295,000 Active 7 DOM
23. 2026-08-24
    days on market $295,000 Active 6 DOM
24. 2026-08-23
    days on market $295,000 Active 5 DOM
25. 2026-08-22
    days on market $295,000 Active 4 DOM
26. 2026-08-21
    days on market $295,000 Active 3 DOM
27. 2026-08-20
    days on market $295,000 Active 2 DOM
28. 2026-08-18
    remarks 680-char remark
29. 2026-08-18
    pricestatusdays on marketlisting id $295,000 Active 1 DOM
30. 2021-07-30
    historical
31. 2021-06-22
    price $184,900
32. 2021-06-03
    price $189,900
33. 2021-05-07
    listed $194,900 Active
34. 2021-02-25
    soldstatus $168,000 Closed Sale or Rented 534-char remark

    Show marketing remark (534 chars)

    University property - Well maintained brick 2 family home near Syracuse University. 2 spacious 3 bedroom flats with parking for 5 cars, space for more. Front and back staircase, walk up attic storage. Newer roof was complete replacement. Newer electric, ceiling, laundry, stoves and Modern furnace. Great Location. Excellent as investment or for owner occupant. Close to campus- and just steps from Westcott Theater, shopping, services. Fully leased through 20-21 school year at $2320/mo plus utilities. A great return on your dollar.

35. 2021-02-25
    soldstatus $168,000

    Show marketing remark (534 chars)

    University property - Well maintained brick 2 family home near Syracuse University. 2 spacious 3 bedroom flats with parking for 5 cars, space for more. Front and back staircase, walk up attic storage. Newer roof was complete replacement. Newer electric, ceiling, laundry, stoves and Modern furnace. Great Location. Excellent as investment or for owner occupant. Close to campus- and just steps from Westcott Theater, shopping, services. Fully leased through 20-21 school year at $2320/mo plus utilities. A great return on your dollar.

36. 2020-12-01
    status Pending Sale 534-char remark

    Show marketing remark (534 chars)

    University property - Well maintained brick 2 family home near Syracuse University. 2 spacious 3 bedroom flats with parking for 5 cars, space for more. Front and back staircase, walk up attic storage. Newer roof was complete replacement. Newer electric, ceiling, laundry, stoves and Modern furnace. Great Location. Excellent as investment or for owner occupant. Close to campus- and just steps from Westcott Theater, shopping, services. Fully leased through 20-21 school year at $2320/mo plus utilities. A great return on your dollar.

37. 2020-11-16
    status Active 534-char remark

    Show marketing remark (534 chars)

    University property - Well maintained brick 2 family home near Syracuse University. 2 spacious 3 bedroom flats with parking for 5 cars, space for more. Front and back staircase, walk up attic storage. Newer roof was complete replacement. Newer electric, ceiling, laundry, stoves and Modern furnace. Great Location. Excellent as investment or for owner occupant. Close to campus- and just steps from Westcott Theater, shopping, services. Fully leased through 20-21 school year at $2320/mo plus utilities. A great return on your dollar.

38. 2020-07-23
    status Under Contract- Do Not Show 534-char remark

    Show marketing remark (534 chars)

    University property - Well maintained brick 2 family home near Syracuse University. 2 spacious 3 bedroom flats with parking for 5 cars, space for more. Front and back staircase, walk up attic storage. Newer roof was complete replacement. Newer electric, ceiling, laundry, stoves and Modern furnace. Great Location. Excellent as investment or for owner occupant. Close to campus- and just steps from Westcott Theater, shopping, services. Fully leased through 20-21 school year at $2320/mo plus utilities. A great return on your dollar.

39. 2020-07-17
    listed $179,900 Active 534-char remark

    Show marketing remark (534 chars)

    University property - Well maintained brick 2 family home near Syracuse University. 2 spacious 3 bedroom flats with parking for 5 cars, space for more. Front and back staircase, walk up attic storage. Newer roof was complete replacement. Newer electric, ceiling, laundry, stoves and Modern furnace. Great Location. Excellent as investment or for owner occupant. Close to campus- and just steps from Westcott Theater, shopping, services. Fully leased through 20-21 school year at $2320/mo plus utilities. A great return on your dollar.

40. 2017-01-06
    soldstatus $153,000
41. 2016-12-29
    soldstatus $166,000 Closed Sale or Rented
42. 2016-11-08
    historical Under Contract- Do Not Show
43. 2016-10-31
    listed $99,000 Active

ⓘ 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: $1,898 · $158/mo
• Projected year-2 tax: $3,442 · $287/mo
• Expected delta: +$1,544/yr (+$129/mo · 81.3%)

ⓘ 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 · 14 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: $46,584
• − Mortgage interest: −$16,525
• − Property taxes: −$1,898
• − Insurance: −$1,475
• − Repairs & maintenance: −$3,727
• − Management: −$3,727
• − Depreciation: −$8,582
• Taxable income: $10,651
• Est. tax owed @ 24.0%: −$2,556
• After-tax cash flow: $12,308/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.

Condition & rehab AI · 2 photos

Fair 45/100 Moderate rehab Est. rehab $69,050–$124,290 screening

This multi-family home requires extensive repairs and updates to its exterior, interior, and systems. Significant improvements to the roof, siding, landscaping, and interior would greatly increase its value.

Repairs flagged

• Major roof — Visible damage and potential leaks.
• Major siding — Signs of wear and tear, with some areas appearing loose or damaged.
• Major landscaping — Overgrown and needs trimming.
• Major fencing — Broken or missing sections.
• Major kitchen and bathrooms — Signs of wear and tear.
• Major flooring — Signs of wear and tear.
• Major interior walls and paint — Signs of wear and tear.
• Major HVAC and mechanical systems — Signs of wear and tear.
• Major foundation and structure — Signs of wear and tear.

Value-add opportunities

• Both roof replacement — A new roof would significantly improve the home's appearance and functionality. ↑
• Both exterior painting and repairs — A fresh coat of paint and repairs to the siding and fencing would improve the home's curb appeal. ↑
• Both landscaping and fencing repairs — A well-maintained landscape and repaired fencing would enhance the home's curb appeal and increase its value. ↑
• Both kitchen and bathroom updates — Updating the kitchen and bathrooms would improve the home's functionality and increase its value. ↑
• Both flooring replacement — Replacing worn-out flooring would improve the home's functionality and increase its value. ↑
• Both interior painting and repairs — Painting and repairing interior walls would improve the home's functionality and increase its value. ↑
• Both HVAC and mechanical system upgrades — Upgrading the HVAC and mechanical systems would improve the home's functionality and increase its value. ↑
• Both foundation and structure repairs — Repairing the foundation and structure would improve the home's functionality and increase its value. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 42/100

Zoned Schools

Elementary Edward Smith K-8 School F NY #1,816/2,108 Nat'l #29,575/41,679 Middle Expeditionary Learning Middle School F NY #611/729 Nat'l #10,474/14,009 High Nottingham High School A- NY #616/1,100 Nat'l #1,484/17,239

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

B Composite livability gradescore 77/100

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 · 467,894 people
• City population: 152,627
• Metro: Syracuse, NY
• Population (ZIP): 19,803
• Household income: $41,738
• Rent vs Own: 70.6% rent · 29.4% own
• Severe rent burden: 13% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 58% Black 18% Asian 9% Hispanic / Latino 9% Two or more races 8%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Romanian 3% Lithuanian 3% Italian 2%
• Foreign-born: 18% · China, Canada, South Korea
• Languages at home: 78% English-only · Chinese 5% Spanish 4% Other Indo-European 2%

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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: ▼ -37.59%
• Current HPI: 378.0277
• Rent YoY: ▲ 11.18%
• Metro: Syracuse, NY
• State GDP YoY: ▲ 2.60%
• F500 in state: 92

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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

Property features AI

Finance

• Financial info: Property contains 2 separate rental units with separate gas and electric metersUnit 1 rent: $900 (lease expires Jan 1, 2027)Unit 2 rent: $1,350 (lease expires Jan 31, 2027)Owner pays grounds care and water; rent includes gardener and waterOperating expenses include maintenance and structure (see remarks)

Exterior

• Parking: Paved parking available5 garage spaces
• Utilities: Public water connectedSewer connected
• Home design: Two-story buildingResale propertyBrick and frame construction
• Construction: Brick and frame constructionExisting (previously built)
• Exterior features: Corner lot with irregular dimensions (56 x 91)

Interior

• Kitchen: No kitchen appliance list provided
• Bedrooms: Two 3-bedroom units (each unit has 3 bedrooms)
• Flooring: HardwoodVaries
• Bathrooms: Two full bathrooms (one in each unit)
• Heating & cooling: Gas forced-air heating
• Interior features: Hardwood and varying flooring throughoutFull basement
• Laundry & utility: Gas water heater

Price history

+198.0% since first listed

15 events — show timeline

• 2026-08-18 Listed $295,000 CNYIS
• 2021-07-30 Listing Removed — CNYIS
• 2021-06-22 Price Changed $184,900 CNYIS
• 2021-06-03 Price Changed $189,900 CNYIS
• 2021-05-07 Listed $194,900 CNYIS
• 2021-02-25 Sold (Public Records) $168,000 Public Records
• 2021-02-25 Sold (MLS) $168,000 CNYIS
• 2020-12-01 Pending — CNYIS
• 2020-11-16 Relisted — CNYIS
• 2020-07-23 Pending — CNYIS
• 2020-07-17 Listed $179,900 CNYIS
• 2017-01-06 Sold (Public Records) $153,000 Public Records
• 2016-12-29 Sold (MLS) $166,000 CNYIS
• 2016-11-08 Contingent — CNYIS
• 2016-10-31 Listed $99,000 CNYIS

Property tax history

+2.1%/yr

Latest (2025): $1,898 · -0.8% YoY. Source: county tax records.