105 Randall Ave · Syracuse, NY 13207

$69,900

3 bd · 1.5 ba · 1,216 sqft · SingleFamily public records · 31 Days on market

Built 1930 4,356 sqft lot $57/sqft · 33% below area Est $104k · 33% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great investment property for an experienced or 1st time.

Key facts

• 4,356 sq ft lot
• Built 1930
• Listed 31 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water connected; Sewer connected
• Home design: 2-story residence; Existing property condition
• Construction: Aluminum siding; Block foundation
• Exterior features: Gravel driveway; Rectangular residential lot (approximately 0.1 acres, 33 x 132); City street frontage

Interior

• Kitchen: Electric oven; Electric range; Refrigerator
• Bedrooms: Total rooms: 7 (includes living, family, laundry areas)
• Flooring: Hardwood; Vinyl; Varies
• Bathrooms: 1 full bathroom; 1 half bathroom; Main level bathroom present
• Heating & cooling: Gas forced-air heating
• Interior features: Separate/formal dining room; Eat-in kitchen; Separate/formal living room; Full basement
• Laundry & utility: Laundry located in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $870 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.
• Cap rate 21.2% vs local median 8.2% in Syracuse — 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 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: 63 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $483 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 15y 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 $35k; list at $70k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $67,803 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — 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. 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?
5. 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?
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: 2.42% ✓
• Cap rate: 21.22%
• Cash-on-cash: 53.31%
• DSCR: 3.37
• GRM: 3.4

CMA / ARV

• ARV (median comp): $104,037
• List price: $69,900
• Delta: -32.81%
• 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
609 W Colvin St	0.21mi	3/1.5	1,236 (+2%)	2mo	$100,000	$81	86
141 Charmouth Dr	0.40mi	3/1.5	1,248 (+3%)	4mo	$65,000	$52	74
172 Parkway Dr	0.31mi	3/1.5	1,296 (+7%)	2mo	$165,000	$127	73
119 Clyde Ave	0.24mi	3/1.0	1,296 (+7%)	5mo	$78,000	$60	71
122 Charmouth Dr	0.36mi	3/1.0	1,286 (+6%)	1mo	$187,500	$146	70
358 W Newell St	0.47mi	3/1.0	1,197 (-2%)	4mo	$19,900	$17	70
309 W Kennedy St	0.46mi	2/1.5 (-1)	1,196 (-2%)	2mo	$101,000	$84	69
160 Berger Ave	0.55mi	3/1.0	1,162 (-4%)	0mo	$35,000	$30	64
1606 W Colvin St	0.32mi	3/1.0	1,344 (+10%)	3mo	$57,000	$42	63
347 Palmer Ave	0.59mi	3/1.5	1,144 (-6%)	4mo	$70,000	$61	59
160 Baldwin Ave	0.55mi	2/1.0 (-1)	1,104 (-9%)	4mo	$75,000	$68	49
604 W Ostrander Ave	0.62mi	2/2.5 (-1)	1,320 (+9%)	1mo	$201,000	$152	47

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: 51.4%
• Equity multiple: 3.25×
• Total profit: $44,070
• Equity at exit: $10,422

10-year hold

• IRR: 56.7%
• Equity multiple: 6.61×
• Total profit: $109,748
• Equity at exit: $6,044

Cash invested: $19,572 (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 13207

• Home prices YoY: -23.0%
• Active inventory: 63
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,690 high
• Mortgage (P&I): −$367
• Tax from tax record: −$70 /mo · $838/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $870

Break-even live

Break-even rent $589

Max offer price $69,900

Occupancy floor 44%

Sensitivity live

Price	-10% $909	-5% $889	+0% $870	+5% $850	+10% $830
Rent	-10% $736	-5% $803	+0% $870	+5% $936	+10% $1,003
Rate	-1.0pp $905	-0.5pp $887	base $870	+0.5pp $851	+1.0pp $833

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
508-10 W Brighton Ave Syracuse, NY	2.0	1.0	735	$1,350	$1.84	14d	13	0.26mi
158 Parkway Dr Syracuse, NY	4.0	3.0	1029	$2,250	$2.19	21d	1	0.27mi
213 Fletcher Ave Unit 2 Syracuse, NY	3.0	1.0	1200	$1,700	$1.42	14d	1	0.70mi
2859 S Salina St Unit 2 Syracuse, NY	2.0	1.0	1000	$1,200	$1.20	44d	1	0.77mi
409 Stolp Ave Syracuse, NY	1.0–3.0	1.0	849	$1,575	$1.86	14d	5	0.85mi
122 Putnam St Syracuse, NY	3.0	1.0	1064	$2,050	$1.93	21d	1	1.02mi
1110 Bellevue Ave Syracuse, NY	3.0	1.0	1449	$1,500	$1.04	44d	1	1.08mi
147 E Matson Ave Syracuse, NY	3.0	2.5	1421	$2,000	$1.41	21d	1	1.09mi
315 Grant Ave #17 Syracuse, NY	3.0	2.0	1477	$1,275	$0.86	14d	1	1.14mi
300 Mains Ave Unit Bradford-7 Syracuse, NY	2.0	1.0	1200	$1,100	$0.92	14d	1	1.17mi
260 Robert Dr Syracuse, NY	3.0	1.5	1200	$2,097	$1.75	44d	1	1.30mi
259 Robert Dr Syracuse, NY	3.0	1.5	1350	$699	$0.52	44d	1	1.33mi
102 Newbury Hollow Ln Syracuse, NY	2.0	1.5	1200	$1,550	$1.29	14d	1	1.33mi
116 Newbury Hollow Ln Syracuse, NY	1.0–2.0	1.0	825	$1,295	$1.57	14d	7	1.42mi

Listing history 13 events

1. 2026-06-01
   status $69,900 Pending 31 DOM
2. 2026-05-31
   days on market $69,900 Active 31 DOM
3. 2026-05-30
   days on market $69,900 Active 30 DOM
4. 2026-04-30
   listed $69,900 Active 350-char remark
5. 2021-02-09
   soldstatus $35,000
6. 2021-02-08
   soldstatus $35,000 Closed Sale or Rented 57-char remark

   Show marketing remark (57 chars)

   Great investment property for an experienced or 1st time.

7. 2020-11-25
   status Pending Sale 57-char remark

   Show marketing remark (57 chars)

   Great investment property for an experienced or 1st time.

8. 2020-09-25
   status Under Contract- Do Not Show 57-char remark

   Show marketing remark (57 chars)

   Great investment property for an experienced or 1st time.

9. 2020-09-24
   listed $35,000 Active 57-char remark

   Show marketing remark (57 chars)

   Great investment property for an experienced or 1st time.

10. 2011-12-08
    historical

    Show marketing remark (121 chars)

    Solid single family home. Currently rented. Some updating needed but well worth the investment. Offered at a great price.

11. 2011-12-01
    soldstatus $12,500

    Show marketing remark (121 chars)

    Solid single family home. Currently rented. Some updating needed but well worth the investment. Offered at a great price.

12. 2011-11-22
    soldstatus $12,500
13. 2011-06-21
    listed $14,900

    Show marketing remark (121 chars)

    Solid single family home. Currently rented. Some updating needed but well worth the investment. Offered at a great price.

ⓘ 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: $838 · $70/mo
• Projected year-2 tax: $1,010 · $84/mo
• Expected delta: +$172/yr (+$14/mo · 20.5%)

ⓘ 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: $20,280
• − Mortgage interest: −$3,915
• − Property taxes: −$838
• − Insurance: −$350
• − Repairs & maintenance: −$1,622
• − Management: −$1,622
• − Depreciation: −$2,033
• Taxable income: $9,898
• Est. tax owed @ 24.0%: −$2,376
• After-tax cash flow: $8,059/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
• City population: 152,627
• Population (ZIP): 12,383

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 0.68)
• Race & ethnicity: White 43% Black 33% Hispanic / Latino 17% Two or more races 11% Native American 1% Asian 1%
• Hispanic origin (detail): Puerto Rican 13% Cuban 1%
• Common ancestry: Romanian 3% Lithuanian 1% Slovak 1%
• Foreign-born: 4% · Canada, South Korea
• Languages at home: 89% English-only · Spanish 9% French/Haitian/Cajun 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: ▼ -95.17%
• Current HPI: 318.9257
• 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

+369.1% since first listed

11 events — show timeline

• 2026-06-01 Pending — CNYIS
• 2026-04-30 Listed $69,900 CNYIS
• 2021-02-09 Sold (Public Records) $35,000 Public Records
• 2021-02-08 Sold (MLS) $35,000 CNYIS
• 2020-11-25 Pending — CNYIS
• 2020-09-25 Pending — CNYIS
• 2020-09-24 Listed $35,000 CNYIS
• 2011-12-08 Listing Removed — CNYIS
• 2011-12-01 Sold (MLS) $12,500 CNYIS
• 2011-11-22 Sold (Public Records) $12,500 Public Records
• 2011-06-21 Listed $14,900 CNYIS

Property tax history

-0.1%/yr

Latest (2025): $838 · +0.8% YoY. Source: county tax records.