8326 Doreen Ave · North Syracuse, NY 13039

$224,900

3 bd · 1.0 ba · 854 sqft · SingleFamily public records · 7 Days on market

Built 1962 0.31 ac lot Est $205k · 10% over

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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 +13.6/30.0
• 1% rule +4.8/10.0
• Schools +4.2/10.0
• DSCR +4.1/10.0
• Livability +3.6/5.0
• ARV discount +3.1/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Move right into this charming ranch that offers comfort, convenience, and so much more! From the moment you step inside, you’ll appreciate the spacious, light-filled kitchen—perfect for cooking, gathering, or simply enjoying your morning coffee while overlooking the deck and above-ground pool. This home features three comfortable bedrooms, all with hardwood floors hidden beneath the carpeting, along with additional finished space in the basement ideal for a family room, home office, workout area, or recreation space—giving you flexibility to fit your lifestyle. Outside, you’ll find even more to love with a generous yard offering plenty of room to relax, entertain, or

Key facts

• Generous yard
• Light filled kitchen
• Above ground pool

Tags

• LIGHT FILLED KITCHEN
• FINISHED SPACE IN BASEMENT
• GENEROUS YARD
• ABOVE GROUND POOL
• DETACHED GARAGE
• WOOD BURNING STOVE

Property features AI

Exterior

• Parking: Attached garage with workshop area; Two garage spaces; Second (separate) garage
• Utilities: Electricity connected (circuit breakers); Public water connected; Sewer connected
• Home design: Two-story house; Existing construction
• Construction: Vinyl siding; Blown-in insulation; Shingle roof; Block foundation
• Exterior features: Blacktop driveway; Deck; Above-ground pool; Second garage; Rectangular residential lot; City street frontage; Lot dimensions approximately 70 x 192

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric oven; Electric range; Microwave; Range hood; Refrigerator; Kitchen island; Pantry; Eat-in kitchen
• Bedrooms: Three main-level bedrooms
• Flooring: Hardwood; Carpet; Laminate; Vinyl; Varied flooring
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Gas heating; Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Separate/formal living room; Country-style kitchen; Kitchen island; Combined living/dining area; Pantry; Sliding glass doors; Sliding doors
• Laundry & utility: Washer and dryer in basement; Laundry located in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $11 ($135/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 $220k (2.2% below list).
• Recommended offer: $220k (2.2% 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: 88 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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.
• Current owner paid $60k; list at $225k implies a 275% gain — meaningful room to come down on a strong offer.

Recommended offer $220,000 (2.2% below list)

Questions for the listing agent

1. Built in 1962 — 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: 0.98% ✗
• Cap rate: 6.35%
• Cash-on-cash: 0.21%
• DSCR: 1.01
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $204,960
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6300 S Bay Rd	0.25mi	3/1.0	936 (+10%)	6mo	$224,900	$240	67
6302 Jane Ln	0.58mi	3/1.0	932 (+9%)	4mo	$230,000	$247	54
6061 State Route 31	0.61mi	3/1.0	821 (-4%)	15mo	$70,000	$85	53

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: -15.9%
• Equity multiple: 0.43×
• Total profit: $-35,589
• Equity at exit: $33,533

10-year hold

• IRR: -7.4%
• Equity multiple: 0.53×
• Total profit: $-29,505
• Equity at exit: $19,445

Cash invested: $62,972 (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 13039

• Home prices YoY: -28.9%
• Active inventory: 88
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $2,200 medium
• Mortgage (P&I): −$1,179
• Tax from tax record: −$454 /mo · $5,444/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $11

Break-even live

Break-even rent $2,186

Max offer price $224,900

Occupancy floor 94%

Sensitivity live

Price	-10% $139	-5% $75	+0% $11	+5% $-52	+10% $-116
Rent	-10% $-163	-5% $-76	+0% $11	+5% $98	+10% $185
Rate	-1.0pp $124	-0.5pp $68	base $11	+0.5pp $-47	+1.0pp $-106

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: $56,225
• Closing costs: $6,747
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6626 State Route 31 Cicero, NY	3.0	1.5	1120	$2,200	$1.96	16d	1	1.34mi

Listing history 6 events

1. 2026-06-02
   statusdays on market $224,900 Pending 7 DOM
2. 2026-06-01
   days on market $224,900 Active 6 DOM
3. 2026-05-31
   days on market $224,900 Active 5 DOM
4. 2026-05-30
   days on market $224,900 Active 4 DOM
5. 2026-05-26
   listed $224,900 Active
6. 1996-05-31
   soldstatus $60,000

ⓘ 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: $5,444 · $454/mo
• Projected year-2 tax: $5,444 · $454/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: $26,400
• − Mortgage interest: −$12,598
• − Property taxes: −$5,444
• − Insurance: −$1,124
• − Repairs & maintenance: −$2,112
• − Management: −$2,112
• − Depreciation: −$6,543
• Taxable loss: −$3,533
• Est. tax savings @ 24.0%: +$848
• After-tax cash flow: $983/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): 17,184

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 (93%)
• Race & ethnicity: White 93% Asian 3% Two or more races 2% Black 2%
• Common ancestry: Romanian 10% Lithuanian 3% Slovak 2%
• Foreign-born: 4% · China, Canada, Mexico
• Languages at home: 95% English-only · Spanish 1% Other Indo-European 1% Chinese 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: ▼ -127.98%
• Current HPI: 314.7902
• 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

+274.8% since first listed

2 events — show timeline

• 2026-05-26 Listed $224,900 CNYIS
• 1996-05-31 Sold (Public Records) $60,000 Public Records

Property tax history

+3.2%/yr

Latest (2025): $5,444 · +2.9% YoY. Source: county tax records.