118 Ruhamah Ave · Nedrow, NY 13205

$199,900

3 bd · 1.0 ba · 1,308 sqft · SingleFamily public records · 281 Days on market

Built 1932 8,900 sqft lot Est $181k · 11% over

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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 +17.7/30.0
• Appreciation +10.0/10.0
• 1% rule +5.5/10.0
• DSCR +5.5/10.0
• Schools +5.0/10.0
• Livability +3.6/5.0
• ARV discount +2.7/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

THIS LOVELY HOME LOCATED IN OCS SCHOOL DISTRICT BOASTS SO MANY GREAT FEATURES INCLUDING, NEW KITCHEN WITH GRANITE COUNTER TOPS AND ALL NEW CABNITRY, AND GREAT APPLIANCES!! THE BACKYARD IS PRIVATE WITH A NEW DECK FOR ENTERTAINING~~THE HOME HAS HARDWOOD FLOORS AND NATURAL WOODWORK THROUGHOUT~~FULL BATHROOM HAS ALSO BEEN FULLY REMODELED~~ VINYL SIDING ON THE EXTERIOR AND ALL ROOMS ON THE INETRIOR HAVE BEEN FRESHLY PAINTED~~COZY UP TO THE WOODBURNING FIREPLACE IN THE LARGE LIVINGROOM AND MAKE THIS HOME YOURS!!TAXES SHOWN WITH NO EXEMPTIONS

Key facts

• Covered front porch
• New furnace
• New bathroom

Tags

• NEW ROOF
• NEW FURNACE
• NEW WINDOWS
• NEW BATHROOM
• COVERED FRONT PORCH
• LARGE FENCED BACK YARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $161 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $176k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#415 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: employment C-, schools D, amenities F.
• Onondaga Central School District (rural): math 54% / reading 61% proficiency, ranked #261 of 590 in NY (top 44%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 67 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

• In year one you build about $21k of equity ($1k loan paydown + $20k 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 + 3.0% rent growth), your $56k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 281 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 15y ago; this cycle's ask has dropped $25k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $83k; list at $200k implies a 139% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1932 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $175,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 281 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 1932 — 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. 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.
7. 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.
8. 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: 1.05% ✓
• Cap rate: 7.26%
• Cash-on-cash: 3.46%
• DSCR: 1.15
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $180,504
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
217 Hoover Dr	0.21mi	3/2.0	1,302 (-0%)	4mo	$166,400	$128	82
120 Hoover Dr	0.10mi	2/1.0 (-1)	1,237 (-5%)	2mo	$134,250	$109	80
220 Hoover Dr	0.22mi	4/1.5 (+1)	1,308 (0%)	5mo	$179,900	$138	78
108 Hoover Dr	0.11mi	3/2.0	1,379 (+5%)	8mo	$190,000	$138	75
120 Maplewood Ave	0.33mi	3/1.0	1,221 (-7%)	8mo	$95,000	$78	66
132 Wendell Ave	0.45mi	4/2.0 (+1)	1,300 (-1%)	9mo	$167,500	$129	61
302 Everingham Rd	0.25mi	3/1.5	1,134 (-13%)	7mo	$225,000	$198	59
222 Hoover Dr	0.23mi	4/2.0 (+1)	1,460 (+12%)	8mo	$197,000	$135	54
209 Richfield Ave	0.44mi	4/2.0 (+1)	1,462 (+12%)	1mo	$250,000	$171	50
206 Rosemont Dr	0.70mi	3/1.0	1,116 (-15%)	0mo	$170,000	$152	43
313 Academy Pl	0.73mi	4/1.0 (+1)	1,112 (-15%)	2mo	$170,000	$153	34
108 Norman Ave	0.70mi	4/1.0 (+1)	1,112 (-15%)	6mo	$174,000	$156	32

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.8%
• Equity multiple: 3.13×
• Total profit: $119,244
• Equity at exit: $180,086

10-year hold

• IRR: 23.5%
• Equity multiple: 7.13×
• Total profit: $343,284
• Equity at exit: $388,362

Cash invested: $55,972 (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 13205

• Home prices YoY: 3.0%
• Active inventory: 67
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $2,100 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$366 /mo · $4,394/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $161

Break-even live

Break-even rent $1,896

Max offer price $199,900

Occupancy floor 87%

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
154 Seeley Ave Syracuse, NY	4.0	1.0	1312	$2,100	$1.60	13d	1	1.32mi

Listing history 15 events

1. 2026-02-09
   status Pending
2. 2025-11-07
   price $199,900
3. 2025-09-17
   price $204,900
4. 2025-08-06
   price $209,900
5. 2025-07-16
   price $214,900
6. 2025-06-04
   price $219,900
7. 2025-05-04
   listed $224,900 Active
8. 2014-05-12
   historical 541-char remark

   Show marketing remark (541 chars)

   THIS LOVELY HOME LOCATED IN OCS SCHOOL DISTRICT BOASTS SO MANY GREAT FEATURES INCLUDING, NEW KITCHEN WITH GRANITE COUNTER TOPS AND ALL NEW CABNITRY, AND GREAT APPLIANCES!! THE BACKYARD IS PRIVATE WITH A NEW DECK FOR ENTERTAINING~~THE HOME HAS HARDWOOD FLOORS AND NATURAL WOODWORK THROUGHOUT~~FULL BATHROOM HAS ALSO BEEN FULLY REMODELED~~ VINYL SIDING ON THE EXTERIOR AND ALL ROOMS ON THE INETRIOR HAVE BEEN FRESHLY PAINTED~~COZY UP TO THE WOODBURNING FIREPLACE IN THE LARGE LIVINGROOM AND MAKE THIS HOME YOURS!!TAXES SHOWN WITH NO EXEMPTIONS

9. 2014-05-08
   soldstatus $83,475
10. 2014-05-07
    soldstatus $83,475 541-char remark

    Show marketing remark (541 chars)

    THIS LOVELY HOME LOCATED IN OCS SCHOOL DISTRICT BOASTS SO MANY GREAT FEATURES INCLUDING, NEW KITCHEN WITH GRANITE COUNTER TOPS AND ALL NEW CABNITRY, AND GREAT APPLIANCES!! THE BACKYARD IS PRIVATE WITH A NEW DECK FOR ENTERTAINING~~THE HOME HAS HARDWOOD FLOORS AND NATURAL WOODWORK THROUGHOUT~~FULL BATHROOM HAS ALSO BEEN FULLY REMODELED~~ VINYL SIDING ON THE EXTERIOR AND ALL ROOMS ON THE INETRIOR HAVE BEEN FRESHLY PAINTED~~COZY UP TO THE WOODBURNING FIREPLACE IN THE LARGE LIVINGROOM AND MAKE THIS HOME YOURS!!TAXES SHOWN WITH NO EXEMPTIONS

11. 2013-12-02
    listed $84,900 541-char remark

    Show marketing remark (541 chars)

    THIS LOVELY HOME LOCATED IN OCS SCHOOL DISTRICT BOASTS SO MANY GREAT FEATURES INCLUDING, NEW KITCHEN WITH GRANITE COUNTER TOPS AND ALL NEW CABNITRY, AND GREAT APPLIANCES!! THE BACKYARD IS PRIVATE WITH A NEW DECK FOR ENTERTAINING~~THE HOME HAS HARDWOOD FLOORS AND NATURAL WOODWORK THROUGHOUT~~FULL BATHROOM HAS ALSO BEEN FULLY REMODELED~~ VINYL SIDING ON THE EXTERIOR AND ALL ROOMS ON THE INETRIOR HAVE BEEN FRESHLY PAINTED~~COZY UP TO THE WOODBURNING FIREPLACE IN THE LARGE LIVINGROOM AND MAKE THIS HOME YOURS!!TAXES SHOWN WITH NO EXEMPTIONS

12. 2011-06-27
    historical 278-char remark

    Show marketing remark (278 chars)

    WELCOME HOME! ABSOLUTELY MINT 3 BEDROOM, 1 1/2 BATH. SPECIAL FEATURES INCLUDE BEAUTIFUL NEW KITCHEN WITH GRANITE COUNTERS, NEW APPLIACES, HARDWOODS, FIREPLACE, BEAUTIFUL NATURAL WOODWORK. SLIDER TO DECK, OPEN PORCH AND FULL ATTIC. 2 CAR GARAGE AND DEEP YARD. DONT MISS THIS ONE!

13. 2011-06-22
    soldstatus $85,900 278-char remark

    Show marketing remark (278 chars)

    WELCOME HOME! ABSOLUTELY MINT 3 BEDROOM, 1 1/2 BATH. SPECIAL FEATURES INCLUDE BEAUTIFUL NEW KITCHEN WITH GRANITE COUNTERS, NEW APPLIACES, HARDWOODS, FIREPLACE, BEAUTIFUL NATURAL WOODWORK. SLIDER TO DECK, OPEN PORCH AND FULL ATTIC. 2 CAR GARAGE AND DEEP YARD. DONT MISS THIS ONE!

14. 2011-06-20
    soldstatus $85,900
15. 2011-03-28
    listed $84,900 278-char remark

    Show marketing remark (278 chars)

    WELCOME HOME! ABSOLUTELY MINT 3 BEDROOM, 1 1/2 BATH. SPECIAL FEATURES INCLUDE BEAUTIFUL NEW KITCHEN WITH GRANITE COUNTERS, NEW APPLIACES, HARDWOODS, FIREPLACE, BEAUTIFUL NATURAL WOODWORK. SLIDER TO DECK, OPEN PORCH AND FULL ATTIC. 2 CAR GARAGE AND DEEP YARD. DONT MISS THIS ONE!

ⓘ 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: $4,394 · $366/mo
• Projected year-2 tax: $4,394 · $366/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 ≥95°F today · 17 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: $25,200
• − Mortgage interest: −$11,198
• − Property taxes: −$4,394
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,016
• − Management: −$2,016
• − Depreciation: −$5,815
• Taxable loss: −$1,238
• Est. tax savings @ 24.0%: +$297
• After-tax cash flow: $2,232/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: Onondaga Central School District
• NCES district ID: 3621810
• Math proficiency: 54% ▼ -5.00%
• Reading proficiency: 61% ▲ 16.00%
• Median HH income: $60,148
• Composite: 49.95/100
• National rank: #1929
• State rank: #261 of 590 in NY

Livability — Nedrow

• Score: 71/100
• State rank: #415
• US rank: #7218

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Nedrow, NY
• Population (ZIP): 18,562

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 0.67)
• Race & ethnicity: Black 44% White 37% Two or more races 10% Hispanic / Latino 6% Asian 3%
• Hispanic origin (detail): Puerto Rican 4%
• Common ancestry: Romanian 2% Italian 2% Swiss 1%
• Foreign-born: 9% · Canada, China, Vietnam
• Languages at home: 87% English-only · Spanish 5% Arabic 1% Other Indo-European 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: ▲ 10.12%
• Current HPI: 345.8854
• 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

+135.5% since first listed

15 events — show timeline

• 2026-02-09 Pending — CNYIS
• 2025-11-07 Price Changed $199,900 CNYIS
• 2025-09-17 Price Changed $204,900 CNYIS
• 2025-08-06 Price Changed $209,900 CNYIS
• 2025-07-16 Price Changed $214,900 CNYIS
• 2025-06-04 Price Changed $219,900 CNYIS
• 2025-05-04 Listed $224,900 CNYIS
• 2014-05-12 Listing Removed — CNYIS
• 2014-05-08 Sold (Public Records) $83,475 Public Records
• 2014-05-07 Sold (MLS) $83,475 CNYIS
• 2013-12-02 Listed $84,900 CNYIS
• 2011-06-27 Listing Removed — CNYIS
• 2011-06-22 Sold (MLS) $85,900 CNYIS
• 2011-06-20 Sold (Public Records) $85,900 Public Records
• 2011-03-28 Listed $84,900 CNYIS

Property tax history

+4.2%/yr

Latest (2025): $4,394 · +1.7% YoY. Source: county tax records.