225 Marsh Dr · De Witt, NY 13214

$244,900

4 bd · 2.0 ba · 1,628 sqft · SingleFamily public records · 7 Days on market

Built 1965 0.27 ac lot Est $274k · 10% 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 +12.2/15.0
• Cash flow +11.5/30.0
• Schools +6.2/10.0
• 1% rule +4.8/10.0
• DSCR +3.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

FOUR BEDROOM, TWO FULL BATHS RANCH WITH 1628 SQUARE FEET IN DEWITT. GOOD SIZE ROOMS, STONE FACED FIRPLACE IN THE LIVING ROOM AND 2ND STONE FACED FIREPLACE IN THE FULL BASEMENT FOR FUTHER FINISHING. PRIMARY BEDROOM WITH FULL BATHROOM. HOUSE NEEDS UPDATING. TOTAL INSIDE NEEDS PAINTING. HARDWOOD FLOORS IN THE LIVING ROOM, DINING ROOM, HALLWAY TO THE BEDROOMS AND ALL FOUR BEDROOMS ALL NEED TO BE REFINISHED. ONE BATH HAS ALREADY BEEN UPDATED BUT SECOND BATH NEEDS TO BE UPDATED. LOW PRICE REFLECTS NEED FOR UPDATING. SWEAT EQUITY WOULD MAKE FOR A GREAT VALUE WHEN FINISHING IS COMPLETED. LOCATED IN A CLOSED STREET NEIGHBORHOOD CONVENIET TO SHOPPING, JD SCHOOLS, SYRACUSE UNIVERSITY, LEMOYNE COLLEGE,

Key facts

• 0.27 acre lot
• 2 garage spots
• Built 1965

Tags

• STONE FACED FIREPLACE
• CLOSED STREET NEIGHBORHOOD
• CONVENIENT TO SHOPPING
• CONVENIENT TO SCHOOLS
• CONVENIENT TO RESTAURANTS
• CONVENIENT TO DOWNTOWN

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $-79 ($-946/yr) — negative.
• To cash-flow at today's rent, offer at most $231k (5.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $239k (2.3% below list).
• Recommended offer: $231k (5.7% below list) — sets the bar for cash-flow.
• Cap rate 5.9% vs local median 3.8% in De Witt — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Jamesville-Dewitt Central School District (suburban): math 69% / reading 71% proficiency, ranked #124 of 590 in NY (top 21%) — strong family-tenant draw, lease renewals of 3-5y typical; only 13% free/reduced lunch — higher-income household profile.
• Market conditions: 33 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $2k of loan paydown is wiped out by about $7k 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 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price.

Recommended offer $230,971 (5.7% 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 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.98% ✗
• Cap rate: 5.91%
• Cash-on-cash: -1.38%
• DSCR: 0.94
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $273,504
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
225 Marsh Dr	0.00mi	4/2.0	1,628 (0%)	1mo	$225,000	$138	99
240 Marsh Dr	0.11mi	4/2.0	1,596 (-2%)	23mo	$330,000	$207	73
113 Craig Cir	0.08mi	4/2.0	1,824 (+12%)	8mo	$320,000	$175	69
135 Robbins Ln	0.09mi	4/2.0	1,729 (+6%)	22mo	$290,000	$168	67
27 Wexford Rd	0.72mi	4/1.0	1,680 (+3%)	2mo	$240,000	$143	56
242 Marsh Dr	0.12mi	4/2.5	1,850 (+14%)	22mo	$330,000	$178	52
31 Wexford Rd	0.68mi	4/2.0	1,808 (+11%)	14mo	$280,000	$155	38
12 Drovers Ln	0.53mi	5/1.0 (+1)	1,432 (-12%)	12mo	$245,000	$171	36
23 Wexford Rd	0.74mi	3/1.0 (-1)	1,536 (-6%)	23mo	$252,500	$164	28

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: -18.5%
• Equity multiple: 0.35×
• Total profit: $-44,500
• Equity at exit: $36,515

10-year hold

• IRR: -10.6%
• Equity multiple: 0.35×
• Total profit: $-44,376
• Equity at exit: $21,174

Cash invested: $68,572 (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 13214

• Home prices YoY: -10.3%
• Active inventory: 33
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $2,394 high
• Mortgage (P&I): −$1,284
• Tax from tax record: −$584 /mo · $7,004/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$503
• Net cashflow: $-79

Break-even live

Break-even rent $2,494

Max offer price $230,971

Occupancy floor 98%

Sensitivity live

Price	-10% $60	-5% $-10	+0% $-79	+5% $-148	+10% $-217
Rent	-10% $-268	-5% $-173	+0% $-79	+5% $16	+10% $110
Rate	-1.0pp $44	-0.5pp $-17	base $-79	+0.5pp $-142	+1.0pp $-207

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: $61,225
• Closing costs: $7,347
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15 Wexford Rd Syracuse, NY	4.0	1.0	1416	$2,400	$1.69	14d	1	0.76mi
129 Orvilton Dr Syracuse, NY	3.0	2.5	1693	$2,950	$1.74	45d	1	0.81mi
4449 E Genesee St Syracuse, NY	3.0	1.0	1100	$2,100	$1.91	14d	1	0.86mi
99 Alpine Dr Unit 107-2 Syracuse, NY	3.0	1.0	1100	$1,700	$1.55	45d	1	1.24mi
102 Elmsford Rd Syracuse, NY	3.0	2.0	1297	$2,295	$1.77	45d	1	1.33mi

Listing history 2 events

1. 2026-04-13
   status Pending
2. 2026-04-06
   listed $244,900 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: $7,004 · $584/mo
• Projected year-2 tax: $7,004 · $584/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 2/10 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: $28,726
• − Mortgage interest: −$13,718
• − Property taxes: −$7,004
• − Insurance: −$1,224
• − Repairs & maintenance: −$2,298
• − Management: −$2,298
• − Depreciation: −$7,124
• Taxable loss: −$4,941
• Est. tax savings @ 24.0%: +$1,186
• After-tax cash flow: $240/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: Jamesville-Dewitt Central School District
• NCES district ID: 3609090
• Math proficiency: 69% ▼ -8.00%
• Reading proficiency: 71% ▲ 3.00%
• Median HH income: $74,483
• Composite: 61.71/100
• National rank: #739
• State rank: #124 of 590 in NY

Livability — De Witt

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: De Witt, NY
• City population: 8,713
• Population (ZIP): 8,713

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 (67%)
• Race & ethnicity: White 67% Black 14% Two or more races 9% Hispanic / Latino 7% Asian 5% Native American 1%
• Hispanic origin (detail): Dominican 3%
• Common ancestry: Romanian 6% Lithuanian 3% Italian 2%
• Foreign-born: 8% · Canada, China, Vietnam
• Languages at home: 84% English-only · Spanish 7% Chinese 2% 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: ▼ -38.16%
• Current HPI: 333.2268
• 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

2 events — show timeline

• 2026-04-13 Pending — CNYIS
• 2026-04-06 Listed $244,900 CNYIS

Property tax history

+3.6%/yr

Latest (2025): $7,004 · +1.8% YoY. Source: county tax records.