325 S Midler Ave · Syracuse, NY 13206

$225,500

3 bd · 1.0 ba · 1,516 sqft · SingleFamily public records · 17 Days on market

Built 1905 5,280 sqft 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 +16.2/30.0
• DSCR +5.0/10.0
• Rent growth +4.0/5.0
• Livability +3.9/5.0
• 1% rule +3.4/10.0
• ARV discount +2.9/15.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Conveniently located, this Eastwood home welcomes you with a large 3 season porch, a living room featuring hardwood floors and a wood burning fireplace, formal dining room and kitchen. Upstairs you'll find 4 generous sized bedrooms and 1 1/2 updated bathrooms.

Key facts

• Private driveway
• Cozy fireplace
• Expansive back deck

Tags

• ENCLOSED FRONT PORCH
• COZY FIREPLACE
• LARGE PRIVATE BACKYARD
• EXPANSIVE BACK DECK
• PRIVATE DRIVEWAY
• NEARBY SUNNYCREST PARK

Property features AI

Exterior

• Parking: No garage
• Utilities: Electricity available; Public water; Sewer connected
• Home design: 2-story house; Existing (previously built) construction
• Construction: Block foundation; Block and concrete construction with vinyl siding
• Exterior features: Blacktop driveway; Enclosed porch; Open porch; Private yard; See remarks

Interior

• Kitchen: Gas cooktop; Range hood; Exhaust fan; Refrigerator
• Bedrooms: Total rooms: 9
• Flooring: Carpet; Hardwood; Laminate; Tile; Varied flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Gas forced-air heating; Window air conditioning units
• Interior features: Attic; Living/dining room; Sliding glass doors; Walk-in pantry; Sunroom / Florida room / Bonus room; Full basement
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $226k.

Deal economics

• At list price, monthly cash flow is $121 ($1k/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 $190k (15.7% below list).
• Recommended offer: $190k (15.7% 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: 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.
• Zoned schools: Syracuse Latin School (math 31% / reading 62%, grade D-, #1,262 of 2,108 statewide, top 60%, 642 students, 42% FRL); Expeditionary Learning Middle School (math 17% / reading 32%, grade F, #611 of 729 statewide, top 88%, 170 students, 76% FRL); Henninger High School (math 65% / reading 50%, grade C, #885 of 1,100 statewide, top 81%, 1,499 students, 85% FRL).
• Zoned-school proficiency averages 43% at this address vs 22% district-wide (+21 pts) — the actual schools serving this property are materially stronger than the Syracuse City School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+5.8%/yr); 43 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 616 units permitted in Onondaga County in 2024 (256 in 5+ unit buildings).
• This rent runs 36% of the median local income ($63k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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

• It's been on market 17 days — a 2% lower offer ($222k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y 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 $130k; list at $226k implies a 73% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1905 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $189,998 (15.7% below list)

Questions for the listing agent

1. Built in 1905 — 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: 0.84% ✗
• Cap rate: 6.94%
• Cash-on-cash: 2.31%
• DSCR: 1.10
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $204,660
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
140 Hillsdale Ave	0.37mi	3/1.0	1,540 (+2%)	7mo	$195,000	$127	74
141 Milford Dr E	0.54mi	3/1.5	1,484 (-2%)	8mo	$265,000	$179	63
124 Winthrop Rd	0.32mi	3/1.0	1,320 (-13%)	4mo	$240,000	$182	60
135 Plymouth Dr	0.40mi	3/1.5	1,671 (+10%)	4mo	$188,000	$113	58
136 S Collingwood Ave	0.34mi	4/1.0 (+1)	1,344 (-11%)	3mo	$60,236	$45	58
218 North Ave	0.67mi	3/1.5	1,555 (+3%)	8mo	$210,000	$135	56
138 Hickok Ave	0.57mi	3/2.0	1,576 (+4%)	8mo	$179,900	$114	56
337 Lillian Ave	0.66mi	3/1.5	1,436 (-5%)	3mo	$100,000	$70	56
206 Lillian Ave	0.53mi	4/2.0 (+1)	1,448 (-4%)	6mo	$176,800	$122	54
362 Hickok Ave	0.49mi	3/1.0	1,320 (-13%)	3mo	$199,900	$151	53
158 Norwood Ave	0.55mi	4/1.0 (+1)	1,292 (-15%)	3mo	$200,000	$155	42
241 N Edwards Ave	0.61mi	3/1.0	1,296 (-14%)	6mo	$175,000	$135	42

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 · 5.85% rent growth · sell at horizon

5-year hold

• IRR: -9.9%
• Equity multiple: 0.63×
• Total profit: $-23,287
• Equity at exit: $33,623

10-year hold

• IRR: 2.7%
• Equity multiple: 1.22×
• Total profit: $13,728
• Equity at exit: $19,497

Cash invested: $63,140 (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 13206

• Home prices YoY: -7.1%
• Rents YoY: 5.8%
• Active inventory: 43
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,900 high
• Mortgage (P&I): −$1,183
• Tax from tax record: −$103 /mo · $1,237/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $121

Break-even live

Break-even rent $1,746

Max offer price $225,500

Occupancy floor 89%

Sensitivity live

Price	-10% $249	-5% $185	+0% $121	+5% $58	+10% $-6
Rent	-10% $-29	-5% $46	+0% $121	+5% $196	+10% $271
Rate	-1.0pp $235	-0.5pp $179	base $121	+0.5pp $63	+1.0pp $4

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: $56,375
• Closing costs: $6,765
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
202 Stafford Ave Syracuse, NY	3.0	1.0	1692	$1,800	$1.06	15d	1	0.49mi
112 Gale Ave Unit 1 Syracuse, NY	2.0	1.0	1848	$1,400	$0.76	45d	1	0.69mi
204 Mariposa St Unit pvt house Syracuse, NY	3.0	1.0	1128	$2,137	$1.89	15d	1	0.77mi
297 Norwood Ave Syracuse, NY	3.0	1.0	1188	$2,050	$1.73	23d	1	0.78mi
1801 James St #2 Syracuse, NY	3.0	1.0	1244	$1,800	$1.45	15d	1	0.92mi
417 Hazelhurst Ave Syracuse, NY	2.0	1.0	1536	$1,250	$0.81	23d	1	1.06mi
1618 James St #3 Syracuse, NY	2.0	1.0	1150	$2,200	$1.91	15d	1	1.06mi
118 Niven St Syracuse, NY	3.0	1.0	1150	$1,650	$1.43	23d	1	1.10mi
423 Wendell Ter Syracuse, NY	4.0	1.0	1312	$2,500	$1.91	15d	1	1.41mi
99 Alpine Dr Unit 107-2 Syracuse, NY	3.0	1.0	1100	$1,700	$1.55	45d	1	1.42mi
121 Doll Pkwy Unit A Syracuse, NY	4.0	2.0	1400	$2,800	$2.00	15d	1	1.47mi

Listing history 14 events

1. 2026-06-21
   days on market $225,500 Active 17 DOM
2. 2026-06-18
   price $225,500 Active 14 DOM
3. 2026-06-18
   days on market $237,000 Active 14 DOM
4. 2026-06-17
   days on market $237,000 Active 13 DOM
5. 2026-06-16
   days on market $237,000 Active 12 DOM
6. 2026-06-15
   days on market $237,000 Active 11 DOM
7. 2026-06-14
   days on market $237,000 Active 9 DOM
8. 2026-06-13
   days on market $237,000 Active 8 DOM
9. 2026-06-10
   days on market $237,000 Active 6 DOM
10. 2026-06-09
    days on market $237,000 Active 5 DOM
11. 2026-06-08
    days on market $237,000 Active 4 DOM
12. 2026-06-07
    days on market $237,000 Active 3 DOM
13. 2026-06-05
    remarks 677-char remark
14. 2026-06-05
    listed $237,000 Active 1 DOM

ⓘ 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: $1,237 · $103/mo
• Projected year-2 tax: $2,524 · $210/mo
• Expected delta: +$1,287/yr (+$107/mo · 104.0%)

ⓘ 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 ≥94°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: $22,800
• − Mortgage interest: −$12,632
• − Property taxes: −$1,237
• − Insurance: −$1,128
• − Repairs & maintenance: −$1,824
• − Management: −$1,824
• − Depreciation: −$6,560
• Taxable loss: −$2,404
• Est. tax savings @ 24.0%: +$577
• After-tax cash flow: $2,034/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): 16,245
• Household income: $63,136
• Rent vs Own: 42.5% rent · 57.5% own
• Severe rent burden: 725.0

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: Predominantly White (67%)
• Race & ethnicity: White 67% Black 13% Two or more races 9% Hispanic / Latino 8% Asian 5%
• Hispanic origin (detail): Puerto Rican 4%
• Common ancestry: Romanian 6% Lithuanian 4% Slovak 2%
• Foreign-born: 8% · Canada, Jamaica, China
• Languages at home: 89% English-only · Spanish 3% Arabic 2% Other Indo-European 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: ▼ -24.60%
• Current HPI: 322.231
• Rent YoY: ▲ 5.85%
• 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

+523.7% since first listed

10 events — show timeline

• 2026-06-04 Listed $237,000 CNYIS
• 2021-05-21 Sold (Public Records) $130,000 Public Records
• 2021-05-17 Sold (MLS) $130,000 CNYIS
• 2021-04-02 Pending — CNYIS
• 2021-03-23 Contingent — CNYIS
• 2021-03-16 Listed $130,000 CNYIS
• 2019-05-29 Sold (MLS) $38,250 CNYIS
• 2019-05-15 Pending — CNYIS
• 2019-05-02 Contingent — CNYIS
• 2019-04-25 Listed $38,000 CNYIS

Property tax history

+1.0%/yr

Latest (2025): $1,237 · +0.0% YoY. Source: county tax records.