327 Kimber Rd · Syracuse, NY 13224

$399,000

5 bd · 3.0 ba · 2,811 sqft · SingleFamily public records · 16 Days on market

Built 1951 0.50 ac lot $142/sqft · 17% below area Est $480k · 17% 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 +16.4/30.0
• ARV discount +15.0/15.0
• Appreciation +8.6/10.0
• DSCR +5.1/10.0
• Livability +3.9/5.0
• 1% rule +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks

Originally built in 1951 and inspired by the timeless style of Frank Lloyd Wright, this well-maintained ranch/split-level home offers approximately 2,811 square feet, 5 bedrooms, and 3 full bathrooms, including a flexible suite ideal for a primary bedroom, in-law setup, or guest space, along with potential office areas throughout the home. Filled with natural light, this distinctive contemporary home features soaring ceilings, warm wood details, a dramatic floor-to-ceiling stone gas fireplace, and an open layout throughout. Set on an oversized, partially fenced lot with a peaceful, almost country-like setting in the city, the home offers exceptional indoor-outdoor connection with a lower-le

Key facts

• Attached garage
• Private gardens
• Carport

Tags

• LOWER-LEVEL WALKOUT PATIO
• PRIVATE GARDENS
• ATTACHED GARAGE
• CARPORT
• BALCONY PATIO ACCESS
• GREAT ROOM

Property features AI

Exterior

• Parking: Attached garage with 2 spaces; Carport; Garage door opener; Driveway; Electricity to garage
• Utilities: Public water connected; Sewer connected; Cable available; High-speed internet available; Electric service with circuit breakers
• Home design: Single-story; Existing construction; Entry level main floor; Flat/membrane/rubber roof; Frame construction; Block foundation
• Construction: Built with frame construction; Block foundation; Flat/membrane/rubber roof
• Exterior features: Blacktop driveway; Balcony; Partial fencing; Shed(s)/storage; Near public transit; Rectangular lot

Interior

• Kitchen: Built-in range; Built-in oven; Electric cooktop; Electric oven; Electric range; Range hood; Dishwasher; Disposal; Refrigerator; Exhaust fan
• Bedrooms: 4 bedrooms on the main level
• Flooring: Carpet; Laminate; Tile; Varies
• Bathrooms: 3 full bathrooms total; 2 bathrooms on the main level
• Heating & cooling: Gas heating; Forced air; Hot water heating; Central air conditioning
• Interior features: Cathedral ceilings; Entrance foyer; Eat-in kitchen; Separate/formal living room; Great room; Home office; Living/dining room; Sliding glass doors; Skylights; Natural woodwork; In-law floorplan; Bath in primary bedroom; See remarks
• Laundry & utility: Washer; Dryer; Main-level laundry

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $399k.

Deal economics

• At list price, monthly cash flow is $227 ($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 $338k (15.2% below list).
• Recommended offer: $338k (15.2% 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: schools D+, 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.
• Market conditions: 24 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 616 units permitted in Onondaga County in 2024 (256 in 5+ unit buildings).
• At $3,383/mo this rent would consume 53% of the median local household income ($76k/yr) (locally 423% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $32k of equity ($3k loan paydown + $29k 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 $112k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$50k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($393k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $189k; list at $399k implies a 111% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $338,319 (15.2% below list)

Questions for the listing agent

1. Built in 1951 — 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: 0.85% ✗
• Cap rate: 6.98%
• Cash-on-cash: 2.44%
• DSCR: 1.11
• GRM: 9.8

CMA / ARV

• ARV (median comp): $479,960
• List price: $399,000
• Delta: -16.87%
• 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
220 Locksley Rd	0.18mi	4/2.0 (-1)	2,900 (+3%)	18mo	$352,000	$121	62
1904 Euclid Ave	0.51mi	5/3.5	2,704 (-4%)	10mo	$510,000	$189	60
107 Manderson Rd	0.50mi	4/3.0 (-1)	2,981 (+6%)	6mo	$650,000	$218	56
308 Bradford Pkwy	0.53mi	5/3.0	2,950 (+5%)	14mo	$445,000	$151	55
516 Standish Dr	0.63mi	4/2.5 (-1)	2,934 (+4%)	4mo	$477,000	$163	53
204 Old Lyme Rd Rd	0.64mi	4/3.0 (-1)	2,724 (-3%)	9mo	$623,000	$229	52
104 Old Lyme Rd	0.74mi	4/2.5 (-1)	2,960 (+5%)	1mo	$490,000	$166	49
503 Standish Dr	0.59mi	6/3.0 (+1)	3,004 (+7%)	12mo	$451,000	$150	46
116 Shirley Rd	0.58mi	5/3.0	2,506 (-11%)	10mo	$500,000	$200	46
507 Scott Ave	0.71mi	5/2.5	2,486 (-12%)	6mo	$310,000	$125	41
151 Edgehill Rd	0.73mi	4/1.5 (-1)	3,080 (+10%)	5mo	$320,000	$104	34
5270 Wethersfield Rd	0.72mi	4/2.5 (-1)	3,076 (+9%)	12mo	$510,000	$166	34

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: 20.1%
• Equity multiple: 2.42×
• Total profit: $158,797
• Equity at exit: $281,968

10-year hold

• IRR: 18.9%
• Equity multiple: 5.03×
• Total profit: $450,003
• Equity at exit: $540,641

Cash invested: $111,720 (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: 24
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $3,383 medium
• Mortgage (P&I): −$2,092
• Tax from tax record: −$187 /mo · $2,243/yr
• Insurance: −$166
• HOA: −$0
• Vacancy / Maint / Mgmt: −$710
• Net cashflow: $227

Break-even live

Break-even rent $3,096

Max offer price $399,000

Occupancy floor 88%

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: $99,750
• Closing costs: $11,970
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
215 Locksley Rd Syracuse, NY	4.0	3.5	2352	$4,300	$1.83	13d	1	0.15mi
750 Euclid Ave Syracuse, NY	5.0	2.0	2736	$4,100	$1.50	43d	1	1.42mi

Listing history 3 events

1. 2026-05-11
   historical Active Under Contract 1380-char remark
2. 2026-05-06
   listed $399,000 Active 1380-char remark
3. 2005-09-23
   soldstatus $189,000

ⓘ 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: $2,243 · $187/mo
• Projected year-2 tax: $4,493 · $374/mo
• Expected delta: +$2,250/yr (+$187/mo · 100.3%)

ⓘ 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 2/10 Low 7 d/yr ≥96°F today · 15 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: $40,598
• − Mortgage interest: −$22,350
• − Property taxes: −$2,243
• − Insurance: −$1,995
• − Repairs & maintenance: −$3,248
• − Management: −$3,248
• − Depreciation: −$11,607
• Taxable loss: −$4,093
• Est. tax savings @ 24.0%: +$982
• After-tax cash flow: $3,708/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

+111.1% since first listed

4 events — show timeline

• 2026-05-22 Pending — CNYIS
• 2026-05-11 Contingent — CNYIS
• 2026-05-06 Listed $399,000 CNYIS
• 2005-09-23 Sold (Public Records) $189,000 Public Records

Property tax history

+0.4%/yr

Latest (2025): $2,243 · -2.2% YoY. Source: county tax records.