307 Shaver Ave · North Syracuse, NY 13212

$177,500

2 bd · 1.0 ba · 1,617 sqft · SingleFamily public records · 5 Days on market

Built 1950 9,180 sqft lot Est $230k · 23% 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 +12.2/30.0
• 1% rule +4.4/10.0
• Schools +4.2/10.0
• DSCR +3.6/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Discover the charm and convenience of village living in this classic brick ranch nestled in the Village of North Syracuse! This freshly painted, well-maintained home offers comfortable one-level living with 2 bedrooms and 1 full bath. Step inside to find a welcoming living room highlighted by a cozy fireplace, a formal dining room, and a functional kitchen with plenty of potential. The full basement provides abundant storage space and endless possibilities for additional use. Don't miss the walk-up attic for even more storage! Outside, enjoy a peaceful tree-lined yard, a deck ideal for relaxing or summer gatherings, and a detached one-car garage. A wonderful opportunity to make this invitin

Key facts

• Functional kitchen
• Formal dining room
• Classic brick ranch

Tags

• CLASSIC BRICK RANCH
• ONE LEVEL LIVING
• WELCOMING LIVING ROOM
• COZY FIREPLACE
• FORMAL DINING ROOM
• FUNCTIONAL KITCHEN

Property features AI

Exterior

• Parking: Detached garage (1 car)
• Utilities: Public water (connected); Sewer connected; Cable available
• Home design: Single-story; Resale property; Brick construction
• Construction: Brick exterior; Block foundation; Existing (previously built)
• Exterior features: Blacktop driveway; Deck; Near public transit; Rectangular residential lot; City street frontage

Interior

• Kitchen: Free-standing range; Oven; Disposal; Refrigerator; Freezer
• Bedrooms: 2 main-level bedrooms
• Flooring: Hardwood; Varies
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Separate/formal dining room; Separate/formal living room; Bedroom on main level; Full basement; One fireplace
• Laundry & utility: Washer and dryer in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $178k.

Deal economics

• At list price, monthly cash flow is $-36 ($-435/yr) — negative.
• To cash-flow at today's rent, offer at most $171k (3.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $167k (5.9% below list).
• Recommended offer: $167k (5.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 72/100 on livability (#379 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living A; Watch: schools C-, crime D, amenities F.
• North Syracuse Central School District (suburban): math 45% / reading 50% proficiency, ranked #402 of 590 in NY (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 65 active listings in the ZIP; 2 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 $5k 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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $167,096 (5.9% 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. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Crime grade is D 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. 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?
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: 0.94% ✗
• Cap rate: 6.05%
• Cash-on-cash: -0.88%
• DSCR: 0.96
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $229,614
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
122 Elm St	0.35mi	3/1.5 (+1)	1,612 (-0%)	2mo	$175,100	$109	74
206 Helen St	0.38mi	3/1.0 (+1)	1,504 (-7%)	13mo	$220,000	$146	55
5384 Bear Rd	0.43mi	3/1.5 (+1)	1,574 (-3%)	19mo	$190,000	$121	53
205 Richardson Dr	0.14mi	3/1.5 (+1)	1,410 (-13%)	16mo	$250,000	$177	52
117 Oak Dr	0.62mi	3/1.0 (+1)	1,450 (-10%)	0mo	$175,000	$121	49
112 Shaver Ave	0.36mi	2/1.5	1,440 (-11%)	17mo	$192,500	$134	49
121 Chestnut St	0.34mi	2/1.5	1,381 (-15%)	12mo	$186,000	$135	48
113 Fergerson Ave	0.41mi	3/1.5 (+1)	1,516 (-6%)	19mo	$260,000	$172	47
102 Baum Ave	0.62mi	3/1.5 (+1)	1,519 (-6%)	9mo	$216,450	$142	47
7742 Davis Rd S	0.41mi	3/2.0 (+1)	1,384 (-14%)	11mo	$218,000	$158	38
7655 Doubletree Cir	0.64mi	3/2.5 (+1)	1,848 (+14%)	9mo	$360,000	$195	28
217 Church St	0.74mi	3/1.0 (+1)	1,386 (-14%)	18mo	$190,000	$137	22

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: -17.7%
• Equity multiple: 0.38×
• Total profit: $-30,969
• Equity at exit: $26,466

10-year hold

• IRR: -9.6%
• Equity multiple: 0.41×
• Total profit: $-29,517
• Equity at exit: $15,347

Cash invested: $49,700 (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 13212

• Active inventory: 65
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,671 medium
• Mortgage (P&I): −$931
• Tax from tax record: −$352 /mo · $4,219/yr
• Insurance: −$74
• HOA: −$0
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $-36

Break-even live

Break-even rent $1,717

Max offer price $171,090

Occupancy floor 97%

Sensitivity live

Price	-10% $64	-5% $14	+0% $-36	+5% $-87	+10% $-137
Rent	-10% $-168	-5% $-102	+0% $-36	+5% $30	+10% $96
Rate	-1.0pp $53	-0.5pp $9	base $-36	+0.5pp $-82	+1.0pp $-129

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: $44,375
• Closing costs: $5,325
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5548 Bear Rd Syracuse, NY	2.0	1.0–1.5	1100	$1,560	$1.42	14d	2	0.24mi
107 Stephen Pl Syracuse, NY	2.0	1.0	1199	$2,250	$1.88	44d	1	1.39mi

Listing history 5 events

1. 2026-06-02
   status $177,500 Pending 5 DOM
2. 2026-06-01
   days on market $177,500 Active 5 DOM
3. 2026-05-31
   days on market $177,500 Active 4 DOM
4. 2026-05-30
   days on market $177,500 Active 3 DOM
5. 2026-05-27
   listed $177,500 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: $4,219 · $352/mo
• Projected year-2 tax: $4,219 · $352/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 · 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: $20,052
• − Mortgage interest: −$9,943
• − Property taxes: −$4,219
• − Insurance: −$888
• − Repairs & maintenance: −$1,604
• − Management: −$1,604
• − Depreciation: −$5,164
• Taxable loss: −$3,369
• Est. tax savings @ 24.0%: +$809
• After-tax cash flow: $373/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: North Syracuse Central School District
• NCES district ID: 3621210
• Math proficiency: 45% ▼ -9.00%
• Reading proficiency: 50% ▲ 1.00%
• Median HH income: $62,904
• Composite: 41.93/100
• National rank: #3356
• State rank: #402 of 590 in NY

Livability — North Syracuse

• Score: 72/100
• State rank: #379
• US rank: #6513

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Syracuse, NY
• City population: 20,185
• Population (ZIP): 20,185

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 (90%)
• Race & ethnicity: White 90% Two or more races 5% Hispanic / Latino 4% Black 1%
• Common ancestry: Romanian 10% Lithuanian 5% Slovak 2%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 3% Other Indo-European 2% German/W. Germanic 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: ▼ -210.93%
• Current HPI: 317.7322
• 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

1 event — show timeline

• 2026-05-27 Listed $177,500 CNYIS

Property tax history

+3.3%/yr

Latest (2025): $4,219 · +3.4% YoY. Source: county tax records.