132 Brace St · Syracuse, NY 13208

$179,900

3 bd · 1.5 ba · 1,338 sqft · SingleFamily public records · 2 Days on market

Built 1947 6,370 sqft lot Est $159k · 13% over

---

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).

• Cash flow +17.8/30.0
• Appreciation +10.0/10.0
• DSCR +5.6/10.0
• 1% rule +4.0/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• ARV discount +1.7/15.0

Listing remarks MLS

Nice home that needs to be "Refreshed" with a coat of paint inside. Has many updates that include: New Furnace 2015, Newer Roof, Newer Vinyl Windows, Newer Circuit Breakers. This home has a 3 season room in back leading to level semi private backyard. There are also Hardwood Floors Throughout this house. Great House for the Money! Quick Closing Available.

Key facts

• 6,370 sq ft lot
• Garage
• Built 1947

Property features AI

Exterior

• Parking: Attached 1-car garage
• Utilities: Public water (connected); Sewer connected; Cable available; High-speed internet available; Circuit breaker electrical
• Home design: Single-story; Existing (previously built)
• Construction: Vinyl siding; Copper plumbing; Block foundation
• Exterior features: Blacktop driveway; Near public transit; Rectangular residential lot; City street frontage

Interior

• Kitchen: Gas oven; Gas range; Refrigerator
• Bedrooms: 2 main-level bedrooms
• Flooring: Hardwood; Vinyl; Varies
• Bathrooms: 1 full bathroom; 1 half bathroom; 1 main-level bathroom
• Heating & cooling: Forced air gas heating
• Interior features: Eat-in kitchen; Separate/formal living room; Full basement
• Laundry & utility: Laundry in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $149 ($2k/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 $161k (10.4% below list).
• Recommended offer: $161k (10.4% 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: 99 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 68% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 616 units permitted in Onondaga County in 2024 (256 in 5+ unit buildings).
• This rent runs 43% of the median local income ($45k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $18k 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 $50k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 11y 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 $78k; list at $180k implies a 132% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $161,213 (10.4% below list)

Questions for the listing agent

1. Built in 1947 — 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. 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: 0.90% ✗
• Cap rate: 7.29%
• Cash-on-cash: 3.56%
• DSCR: 1.16
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $159,222
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
121 Englert Ave	0.39mi	3/1.0	1,300 (-3%)	4mo	$200,000	$154	72
928 Kirkpatrick St N	0.28mi	3/1.0	1,236 (-8%)	0mo	$145,000	$117	72
125 Cadillac St	0.16mi	3/1.5	1,528 (+14%)	3mo	$165,000	$108	66
3119 Grant Blvd	0.36mi	3/1.0	1,478 (+10%)	2mo	$95,000	$64	62
117 Lawrence St	0.50mi	3/1.0	1,416 (+6%)	6mo	$90,000	$64	60
2363 Grant Blvd	0.32mi	2/1.0 (-1)	1,215 (-9%)	5mo	$153,700	$127	59
1615 Spring St	0.53mi	4/1.0 (+1)	1,392 (+4%)	4mo	$66,000	$47	58
143 Loma Ave	0.54mi	2/1.0 (-1)	1,260 (-6%)	6mo	$150,000	$119	53
125 1/2 Westview Ave	0.73mi	4/1.5 (+1)	1,292 (-3%)	3mo	$220,000	$170	52
232 Malverne Dr	0.57mi	3/1.5	1,142 (-15%)	1mo	$224,900	$197	49
1108 Wadsworth St	0.61mi	3/1.0	1,168 (-13%)	1mo	$165,000	$141	47
143 Huntley St	0.69mi	2/1.0 (-1)	1,218 (-9%)	2mo	$97,000	$80	44

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: $107,448
• Equity at exit: $162,068

10-year hold

• IRR: 23.5%
• Equity multiple: 7.13×
• Total profit: $308,835
• Equity at exit: $349,506

Cash invested: $50,372 (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 13208

• Home prices YoY: 8.4%
• Active inventory: 99
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,612 high
• Mortgage (P&I): −$943
• Tax from tax record: −$106 /mo · $1,269/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $149

Break-even live

Break-even rent $1,423

Max offer price $179,900

Occupancy floor 86%

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
286 Ross Park Syracuse, NY	3.0	1.0	1100	$1,500	$1.36	44d	1	0.37mi
1132 Wolf St Unit 4 Syracuse, NY	3.0	1.0	1041	$1,350	$1.30	43d	1	0.38mi
1507 N Salina St Unit 3 Syracuse, NY	3.0	2.0	1030	$1,350	$1.31	43d	1	0.68mi
912 Park St Unit 1 Syracuse, NY	3.0	1.0	1040	$1,200	$1.15	43d	1	0.85mi
126 Woodruff Ave Syracuse, NY	3.0	1.0	1200	$1,675	$1.40	43d	1	0.96mi
807-13 N Salina St Unit 809A Syracuse, NY	2.0	1.0	1020	$1,325	$1.30	43d	1	0.97mi
610 E Division St Unit F2 Syracuse, NY	2.0	1.0	900	$1,150	$1.28	43d	1	0.98mi
721 N Clinton St Unit 105 Syracuse, NY	2.0	2.0	1000	$1,475	$1.48	43d	1	1.11mi
721 N Clinton St Unit 213 Syracuse, NY	2.0	2.0	1000	$1,550	$1.55	43d	1	1.11mi
100 Buckley Rd Liverpool, NY	1.0–2.0	1.0–2.0	985	$3,850	$3.91	13d	1	1.13mi
210 W Division St Unit 24 Syracuse, NY	2.0	2.0	1200	$1,850	$1.54	20d	1	1.14mi
746 E Laurel St Unit 1 Syracuse, NY	4.0	2.0	1400	$1,500	$1.07	43d	1	1.16mi
210 W Division St Unit 87 Syracuse, NY	2.0	2.0	1200	$1,750	$1.46	43d	1	1.16mi
106 Harrington St Syracuse, NY	3.0	1.0	1168	$1,875	$1.61	43d	1	1.22mi
423 Wendell Ter Syracuse, NY	4.0	1.0	1312	$2,500	$1.91	13d	1	1.27mi
373 Spencer St Unit 303 Syracuse, NY	2.0	1.5	1085	$1,850	$1.71	43d	1	1.32mi
130 Old Liverpool Rd Liverpool, NY	4.0	1.0	1100	$1,700	$1.55	13d	1	1.38mi
2802 Lemoyne Ave Unit 1 Syracuse, NY	3.0	1.0	988	$1,700	$1.72	13d	1	1.47mi
416 Pearl St Unit 2 Syracuse, NY	3.0	1.0	900	$2,400	$2.67	13d	1	1.49mi

Listing history 9 events

1. 2026-05-14
   status Pending
2. 2026-05-12
   listed $179,900 Active
3. 2016-06-01
   soldstatus $77,500
4. 2016-05-31
   soldstatus $77,500 Closed Sale or Rented 367-char remark

   Show marketing remark (367 chars)

   Nice home that needs to be "Refreshed" with a coat of paint inside. Has many updates that include: New Furnace 2015, Newer Roof, Newer Vinyl Windows, Newer Circuit Breakers. This home has a 3 season room in back leading to level semi private backyard. There are also Hardwood Floors Throughout this house. Great House for the Money! Quick Closing Available.

5. 2016-03-28
   status Pending Sale 367-char remark

   Show marketing remark (367 chars)

   Nice home that needs to be "Refreshed" with a coat of paint inside. Has many updates that include: New Furnace 2015, Newer Roof, Newer Vinyl Windows, Newer Circuit Breakers. This home has a 3 season room in back leading to level semi private backyard. There are also Hardwood Floors Throughout this house. Great House for the Money! Quick Closing Available.

6. 2016-02-22
   historical Continue to Show- Under Contract 367-char remark

   Show marketing remark (367 chars)

   Nice home that needs to be "Refreshed" with a coat of paint inside. Has many updates that include: New Furnace 2015, Newer Roof, Newer Vinyl Windows, Newer Circuit Breakers. This home has a 3 season room in back leading to level semi private backyard. There are also Hardwood Floors Throughout this house. Great House for the Money! Quick Closing Available.

7. 2016-01-07
   price $84,900 367-char remark

   Show marketing remark (367 chars)

   Nice home that needs to be "Refreshed" with a coat of paint inside. Has many updates that include: New Furnace 2015, Newer Roof, Newer Vinyl Windows, Newer Circuit Breakers. This home has a 3 season room in back leading to level semi private backyard. There are also Hardwood Floors Throughout this house. Great House for the Money! Quick Closing Available.

8. 2015-11-13
   price $89,900 367-char remark

   Show marketing remark (367 chars)

   Nice home that needs to be "Refreshed" with a coat of paint inside. Has many updates that include: New Furnace 2015, Newer Roof, Newer Vinyl Windows, Newer Circuit Breakers. This home has a 3 season room in back leading to level semi private backyard. There are also Hardwood Floors Throughout this house. Great House for the Money! Quick Closing Available.

9. 2015-10-13
   listed $94,900 Active 367-char remark

   Show marketing remark (367 chars)

   Nice home that needs to be "Refreshed" with a coat of paint inside. Has many updates that include: New Furnace 2015, Newer Roof, Newer Vinyl Windows, Newer Circuit Breakers. This home has a 3 season room in back leading to level semi private backyard. There are also Hardwood Floors Throughout this house. Great House for the Money! Quick Closing Available.

ⓘ 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: $1,269 · $106/mo
• Projected year-2 tax: $2,155 · $180/mo
• Expected delta: +$886/yr (+$74/mo · 69.8%)

ⓘ 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 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: $19,346
• − Mortgage interest: −$10,077
• − Property taxes: −$1,269
• − Insurance: −$900
• − Repairs & maintenance: −$1,548
• − Management: −$1,548
• − Depreciation: −$5,233
• Taxable loss: −$1,229
• Est. tax savings @ 24.0%: +$295
• After-tax cash flow: $2,088/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): 22,993
• Household income: $44,712
• Rent vs Own: 50.8% rent · 49.2% own
• Severe rent burden: 1437.0

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: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: White 46% Black 24% Asian 14% Two or more races 10% Hispanic / Latino 6%
• Hispanic origin (detail): Puerto Rican 4% Dominican 1%
• Common ancestry: Romanian 3% Swedish 3% Italian 1%
• Foreign-born: 22% · Vietnam, Philippines, Canada
• Languages at home: 70% English-only · Spanish 6% Other Asian/Pacific 5% Vietnamese 4%

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: ▲ 30.91%
• Current HPI: 399.3284
• 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

+89.6% since first listed

9 events — show timeline

• 2026-05-14 Pending — CNYIS
• 2026-05-12 Listed $179,900 CNYIS
• 2016-06-01 Sold (Public Records) $77,500 Public Records
• 2016-05-31 Sold (MLS) $77,500 CNYIS
• 2016-03-28 Pending — CNYIS
• 2016-02-22 Contingent — CNYIS
• 2016-01-07 Price Changed $84,900 CNYIS
• 2015-11-13 Price Changed $89,900 CNYIS
• 2015-10-13 Listed $94,900 CNYIS

Property tax history

+4.8%/yr

Latest (2025): $1,269 · +0.0% YoY. Source: county tax records.