8046 Bamm Hollow Rd · North Syracuse, NY 13041

$269,900

3 bd · 1.5 ba · 1,552 sqft · SingleFamily public records · 5 Days on market

Built 1974 8,775 sqft lot Est $306k · 12% 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).

• Cash flow +13.7/30.0
• ARV discount +12.8/15.0
• 1% rule +4.6/10.0
• Schools +4.2/10.0
• DSCR +4.1/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This well maintained Raised Ranch features 3 spacious bedrooms, 1 1/2 baths, family room with gas fireplace, combination living/dining room, fully applianced kitchen, first floor laundry room, foyer entry with large closet, 2 car garage with attached storage room, rear patio and fenced yard. Recent upgrades include: Remodeled Bathrooms 2026, New Stain Master carpet upstairs 2025, New Kitchen floor 2024, New Dishwasher 2024, New Kitchen Countertops, Sink, Breakfast Counter and Pantry 2021, New Anderson sliding glass door with interior blinds 2021, Updated Family Room and Gas Fireplace conversion 2021, New Hot Water heater 2022, New Furnace 2011, New Central Air Condenser 2012, New Garage Doo

Key facts

• Fenced yard
• Rear patio
• 8,775 sq ft lot

Tags

• FAMILY ROOM WITH GAS FIREPLACE
• FULLY APPLIANCED KITCHEN
• FIRST FLOOR LAUNDRY ROOM
• FOYER ENTRY WITH LARGE CLOSET
• REAR PATIO
• FENCED YARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $20 ($245/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 $258k (4.3% below list).
• Recommended offer: $258k (4.3% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 5.1% in North Syracuse — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: 62 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $2k of loan paydown is wiped out by about $8k 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.
• Current owner paid $105k; list at $270k implies a 158% gain — meaningful room to come down on a strong offer.

Recommended offer $258,225 (4.3% below list)

Questions for the listing agent

1. Built in 1974 — 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. 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?
4. 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?
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: 0.96% ✗
• Cap rate: 6.38%
• Cash-on-cash: 0.32%
• DSCR: 1.01
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $305,744
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8046 Bamm Hollow Rd	0.00mi	3/1.5	1,552 (0%)	1mo	$315,000	$203	99
8133 Duncowing Ln	0.06mi	4/2.0 (+1)	1,520 (-2%)	6mo	$250,000	$164	82
8084 Bamm Hollow Rd	0.19mi	3/1.5	1,508 (-3%)	7mo	$296,600	$197	81
8221 Lucchesi Dr	0.22mi	3/2.0	1,500 (-3%)	5mo	$270,000	$180	78
5317 Fortuna Pkwy	0.32mi	3/2.5	1,520 (-2%)	4mo	$300,000	$197	74
7998 Trina Cir	0.43mi	3/1.5	1,513 (-2%)	3mo	$281,000	$186	73
8025 Bamm Hollow Rd	0.15mi	3/2.0	1,700 (+10%)	4mo	$300,000	$176	72
8237 Mantova Dr	0.42mi	4/2.0 (+1)	1,632 (+5%)	1mo	$268,250	$164	64
8175 Caughdenoy Rd	0.73mi	3/1.5	1,468 (-5%)	3mo	$280,900	$191	54
8196 Rizzo Dr	0.64mi	4/1.5 (+1)	1,404 (-10%)	2mo	$330,000	$235	48
5496 Tobin Path	0.74mi	3/2.0	1,400 (-10%)	2mo	$410,000	$293	46
7949 Boxford Rd	0.68mi	4/3.5 (+1)	1,748 (+13%)	4mo	$385,400	$220	31

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: -15.7%
• Equity multiple: 0.44×
• Total profit: $-42,299
• Equity at exit: $40,243

10-year hold

• IRR: -7.2%
• Equity multiple: 0.54×
• Total profit: $-34,613
• Equity at exit: $23,336

Cash invested: $75,572 (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 13041

• Active inventory: 62
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $2,582 medium
• Mortgage (P&I): −$1,415
• Tax from tax record: −$492 /mo · $5,900/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$542
• Net cashflow: $20

Break-even live

Break-even rent $2,556

Max offer price $269,900

Occupancy floor 94%

Sensitivity live

Price	-10% $173	-5% $97	+0% $20	+5% $-56	+10% $-132
Rent	-10% $-184	-5% $-82	+0% $20	+5% $122	+10% $224
Rate	-1.0pp $156	-0.5pp $89	base $20	+0.5pp $-49	+1.0pp $-121

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: $67,475
• Closing costs: $8,097
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8091 Weblank Way Clay, NY	3.0	1.5	1150	$2,200	$1.91	22d	1	0.37mi
8244 Mantova Dr Clay, NY	3.0	2.0	1560	$2,800	$1.79	45d	1	0.40mi
5472 Alfreton Dr Clay, NY	3.0	2.0	1328	$2,800	$2.11	22d	1	0.79mi

Listing history 4 events

1. 2026-03-24
   status Pending
2. 2026-03-19
   listed $269,900 Active
3. 2003-05-28
   soldstatus $104,700
4. 1997-04-04
   soldstatus $79,000

ⓘ 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: $5,900 · $492/mo
• Projected year-2 tax: $5,900 · $492/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 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,987
• − Mortgage interest: −$15,119
• − Property taxes: −$5,900
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,479
• − Management: −$2,479
• − Depreciation: −$7,852
• Taxable loss: −$4,191
• Est. tax savings @ 24.0%: +$1,006
• After-tax cash flow: $1,251/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

• City population: 20,185
• Population (ZIP): 12,094

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 (83%)
• Race & ethnicity: White 83% Two or more races 10% Black 3% Asian 3% Hispanic / Latino 2%
• Common ancestry: Romanian 7% Lithuanian 3% Slovak 2%
• Foreign-born: 8% · Canada, China, Vietnam
• Languages at home: 89% English-only · Other Indo-European 4% Tagalog/Filipino 3% 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: ▼ -235.12%
• Current HPI: 326.7838
• 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

+241.6% since first listed

4 events — show timeline

• 2026-03-24 Pending — CNYIS
• 2026-03-19 Listed $269,900 CNYIS
• 2003-05-28 Sold (Public Records) $104,700 Public Records
• 1997-04-04 Sold (Public Records) $79,000 Public Records

Property tax history

+2.8%/yr

Latest (2025): $5,900 · +1.5% YoY. Source: county tax records.