413 Mountainview Ave · Syracuse, NY 13224

$199,900

3 bd · 1.0 ba · 1,193 sqft · SingleFamily public records · 4 Days on market

Built 1975 7,753 sqft lot Est $220k · 9% under

---

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 +20.0/30.0
• ARV discount +11.5/15.0
• Appreciation +8.6/10.0
• DSCR +6.3/10.0
• 1% rule +4.5/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks

Owned by the same family since approximately 1977, this ranch offers the convenience of one-level living with plenty of room to spread out, both inside and out. Hardwood floors run throughout much of the main level, while the finished walkout basement provides additional living space ideal for entertaining, game nights, a home office, hobbies, or simply relaxing. Step outside to enjoy the deck overlooking the fully fenced backyard, creating a great setting for summer barbecues, gatherings with friends, or a relaxing evening outdoors. A double-wide driveway provides ample parking, and the home’s convenient location puts you just minutes from Le Moyne College, shopping, restaurants, par

Key facts

• Convenient location
• Double wide driveway
• 7,753 sq ft lot

Tags

• FINISHED WALKOUT BASEMENT
• FULLY FENCED BACKYARD
• DOUBLE WIDE DRIVEWAY
• CONVENIENT LOCATION

Property features AI

Exterior

• Parking: Attached garage with one garage space; Garage with electricity and garage door opener; Driveway; Garage storage
• Security: Owned security system; Radon mitigation system
• Utilities: Electricity connected (circuit breakers and fuses); Public water connected; Sewer connected; High-speed internet available; Cable available
• Home design: Single-story home; Existing structure
• Construction: Vinyl siding; Copper plumbing; Asphalt roof; Poured foundation
• Exterior features: Blacktop driveway; Deck; Fully fenced yard; Private yard; Near public transit; Rectangular residential lot; City street frontage

Interior

• Kitchen: Dishwasher; Free-standing range; Oven; Range hood; Refrigerator; Disposal; Exhaust fan; Water purifier (owned)
• Bedrooms: Three main-level bedrooms; Bedroom on main level
• Flooring: Carpet; Hardwood; Tile; Vinyl; Varied flooring
• Bathrooms: Two full bathrooms; One main-level bathroom
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Ceiling fan(s); Separate/formal dining room; Entrance foyer; Eat-in kitchen; Separate/formal living room; Home office; Living/dining room; Sliding glass door(s); Storage; Window treatments; Convertible bedroom; Programmable thermostat; Workshop; Drapes; Sliding doors; Accessible bedroom; No stairs
• Laundry & utility: Washer; Dryer; Laundry in basement

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 $245 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $189k (5.5% below list).
• Recommended offer: $189k (5.5% below list) — sets the bar for 1% rule.

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: Hurlbut W Smith K-8 School (math 4% / reading 18%, grade F, #2,061 of 2,108 statewide, top 98%, 776 students, 83% 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-school proficiency averages 37% at this address vs 22% district-wide (+15 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: 25 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 616 units permitted in Onondaga County in 2024 (256 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $14k appreciation (7.2% 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 (7.2% appreciation + 3.0% rent growth), your $56k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $188,991 (5.5% below list)

Questions for the listing agent

1. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.95% ✗
• Cap rate: 7.76%
• Cash-on-cash: 5.25%
• DSCR: 1.23
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $219,512
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
245 Mountainview Ave	0.23mi	3/1.0	1,196 (+0%)	8mo	$172,500	$144	82
501 Mountainview Ave	0.13mi	3/1.5	1,250 (+5%)	6mo	$205,000	$164	80
248 Delray Ave	0.10mi	3/1.0	1,080 (-10%)	2mo	$205,000	$190	78
703 Mountainview Ave	0.27mi	2/1.5 (-1)	1,184 (-1%)	2mo	$232,720	$197	78
228 Fayette Blvd	0.17mi	3/1.5	1,264 (+6%)	5mo	$172,500	$136	76
217 Fayette Blvd	0.16mi	3/1.5	1,310 (+10%)	7mo	$218,100	$166	68
117 Foxboro Rd	0.20mi	2/1.5 (-1)	1,259 (+6%)	8mo	$250,000	$199	68
318 Seeley Rd	0.35mi	4/1.0 (+1)	1,080 (-10%)	0mo	$210,000	$194	63
202 Barrington Rd	0.72mi	4/2.0 (+1)	1,198 (+0%)	1mo	$220,000	$184	56
203 Candee Ave	0.45mi	2/1.5 (-1)	1,296 (+9%)	5mo	$220,000	$170	53
271 Fenway Dr	0.73mi	3/1.0	1,256 (+5%)	8mo	$161,500	$129	50
218 Arch St	0.66mi	4/2.0 (+1)	1,080 (-10%)	8mo	$205,000	$190	37

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

7.21% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.3%
• Equity multiple: 2.57×
• Total profit: $87,920
• Equity at exit: $141,266

10-year hold

• IRR: 20.7%
• Equity multiple: 5.35×
• Total profit: $243,551
• Equity at exit: $270,862

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 13224

• Home prices YoY: 2.1%
• Active inventory: 25
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,890 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$117 /mo · $1,399/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$397
• Net cashflow: $245

Break-even live

Break-even rent $1,580

Max offer price $199,900

Occupancy floor 82%

Sensitivity live

Price	-10% $358	-5% $301	+0% $245	+5% $188	+10% $132
Rent	-10% $96	-5% $170	+0% $245	+5% $319	+10% $394
Rate	-1.0pp $345	-0.5pp $296	base $245	+0.5pp $193	+1.0pp $140

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 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
213 Beattie St Syracuse, NY	2.0	1.0	975	$1,370	$1.41	15d	1	0.53mi
118 Niven St Syracuse, NY	3.0	1.0	1150	$1,650	$1.43	22d	1	0.58mi
121 Doll Pkwy Unit A Syracuse, NY	4.0	2.0	1400	$2,800	$2.00	15d	1	0.61mi
99 Alpine Dr Unit 107-2 Syracuse, NY	3.0	1.0	1100	$1,700	$1.55	45d	1	0.90mi
131 Dell St Unit 133 DELL Syracuse, NY	4.0	1.0	853	$450	$0.53	45d	1	1.32mi
204 Mariposa St Unit pvt house Syracuse, NY	3.0	1.0	1128	$2,137	$1.89	15d	1	1.35mi

Listing history 4 events

1. 2026-06-15
   statusdays on market $199,900 Pending 4 DOM
2. 2026-06-14
   days on market $199,900 Active 3 DOM
3. 2026-06-13
   remarks 693-char remark
4. 2026-06-13
   listed $199,900 Active 2 DOM

ⓘ 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: $1,399 · $117/mo
• Projected year-2 tax: $2,389 · $199/mo
• Expected delta: +$989/yr (+$82/mo · 70.7%)

ⓘ 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 ≥96°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: $22,679
• − Mortgage interest: −$11,198
• − Property taxes: −$1,399
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,814
• − Management: −$1,814
• − Depreciation: −$5,815
• Taxable loss: −$361
• Est. tax savings @ 24.0%: +$87
• After-tax cash flow: $3,025/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): 8,659
• Household income: $76,500
• Rent vs Own: 34.9% rent · 65.1% own
• Severe rent burden: 423.0

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 0.67)
• Race & ethnicity: White 47% Black 32% Two or more races 10% Hispanic / Latino 8% Asian 6%
• Hispanic origin (detail): Puerto Rican 3% Cuban 1% Dominican 2%
• Common ancestry: Romanian 3% Arab 2% Subsaharan African 2%
• Foreign-born: 16% · Canada, China, Jamaica
• Languages at home: 84% English-only · Spanish 6% Arabic 4% Other Indo-European 2%

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: ▲ 7.21%
• Current HPI: 350.9419
• Rent YoY: —
• 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

1 event — show timeline

• 2026-06-10 Listed $199,900 CNYIS

Property tax history

+0.6%/yr

Latest (2025): $1,399 · +0.0% YoY. Source: county tax records.