416 Richfield Blvd · Mattydale, NY 13211

$145,000

2 bd · 1.0 ba · 1,180 sqft · SingleFamily public records · 4 Days on market

Built 1935 8,500 sqft lot $123/sqft · 29% below area Est $206k · 29% 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 +23.3/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +7.5/10.0
• 1% rule +7.2/10.0
• Schools +4.2/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Charming 3 bedroom, 1 bath bungalow that is move in ready and centrally located in North Syracuse School District. Situated on a neighborhood street near public transportation, Interstate 81, Syracuse Hancock International Airport, restaurants, and shopping. Just a couple of blocks from Richfield Park. A great opportunity for owner-occupants or investors alike, don’t miss this one! * 5/13 UPDATE: Offers kindly requested to be submitted by 10AM SAT 5/16. Thank you for your interest! *

Key facts

• Near shopping
• Centrally located
• Near restaurants

Tags

• MOVE IN READY
• CENTRALLY LOCATED
• PUBLIC TRANSPORTATION
• NEAR RESTAURANTS
• NEAR SHOPPING

Property features AI

Finance

• HOA & community: Trails/paths nearby

Exterior

• Parking: No garage
• Utilities: Public water connected; Sewer connected
• Home design: Single-story home; Existing construction; Vinyl siding; Block foundation
• Construction: Vinyl siding; Block foundation; Existing construction; Built as existing (year built details: Existing)
• Exterior features: Blacktop driveway; Deck; Near public transit; Rectangular lot (approx. 50 x 170)

Interior

• Kitchen: Dishwasher; Gas oven; Gas range; Microwave; Refrigerator
• Bedrooms: 3 main-level bedrooms
• Flooring: Carpet; Hardwood; Luxury vinyl; Resilient flooring; Varies
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Gas heating; Central air conditioning
• Interior features: Eat-in kitchen; Separate/formal living room; Living/dining room; Bedroom on main level; Partial basement
• Laundry & utility: Main-level laundry; Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $265 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Cap rate 8.5% vs local median 5.4% in Mattydale — 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 72/100 on livability (#360 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D, 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: 21 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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

• In year one you build about $16k of equity ($1k loan paydown + $14k appreciation (10.0% local appreciation)).
• Onondaga County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $41k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1935 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $145,000

Questions for the listing agent

1. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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 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?
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: 1.22% ✓
• Cap rate: 8.48%
• Cash-on-cash: 7.82%
• DSCR: 1.35
• GRM: 6.8

CMA / ARV

• ARV (median comp): $205,526
• List price: $145,000
• Delta: -29.45%
• 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
321 Richfield Blvd	0.15mi	3/1.0 (+1)	1,180 (0%)	9mo	$150,000	$127	80
302 Richfield Blvd	0.23mi	3/1.0 (+1)	1,120 (-5%)	3mo	$190,000	$170	73
416 Garden City Dr	0.08mi	3/2.0 (+1)	1,080 (-8%)	9mo	$199,900	$185	66
301 Richfield Blvd	0.24mi	3/2.0 (+1)	1,100 (-7%)	6mo	$167,301	$152	63
121 W Molloy Rd	0.51mi	3/2.0 (+1)	1,176 (-0%)	8mo	$170,000	$145	60
200 Leonard St	0.46mi	3/1.5 (+1)	1,125 (-5%)	5mo	$172,500	$153	60
162 Mc Alpine St	0.23mi	3/1.5 (+1)	1,344 (+14%)	3mo	$209,000	$156	56
203 Brookline Rd	0.66mi	3/1.0 (+1)	1,126 (-5%)	2mo	$190,000	$169	55
324 Leonard St	0.23mi	3/1.0 (+1)	1,008 (-15%)	9mo	$190,000	$188	52
108 Harrington St	0.56mi	3/1.0 (+1)	1,056 (-10%)	2mo	$225,000	$213	50
311 Raphael Ave	0.72mi	3/1.0 (+1)	1,116 (-5%)	10mo	$175,000	$157	44
201 Hill Ave	0.74mi	3/1.0 (+1)	1,040 (-12%)	7mo	$170,000	$163	35

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 30.0%
• Equity multiple: 3.36×
• Total profit: $95,929
• Equity at exit: $130,627

10-year hold

• IRR: 26.0%
• Equity multiple: 7.64×
• Total profit: $269,465
• Equity at exit: $281,703

Cash invested: $40,600 (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 13211

• Home prices YoY: 10.7%
• Active inventory: 21
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,775 high
• Mortgage (P&I): −$760
• Tax from tax record: −$317 /mo · $3,805/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $265

Break-even live

Break-even rent $1,440

Max offer price $145,000

Occupancy floor 80%

Sensitivity live

Price	-10% $347	-5% $306	+0% $265	+5% $223	+10% $182
Rent	-10% $124	-5% $194	+0% $265	+5% $335	+10% $405
Rate	-1.0pp $338	-0.5pp $301	base $265	+0.5pp $227	+1.0pp $189

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
106 Harrington St Syracuse, NY	3.0	1.0	1168	$1,875	$1.61	44d	1	0.57mi
2802 Lemoyne Ave Unit 1 Syracuse, NY	3.0	1.0	988	$1,700	$1.72	14d	1	0.66mi
6715 Buckley Rd Syracuse, NY	1.0–2.0	1.0	725	$2,175	$3.00	14d	5	0.72mi
1140 Wolf St Apt 3 Syracuse, NY	2.0	1.0	800	$1,200	$1.50	44d	1	0.94mi
1132 Wolf St Unit 4 Syracuse, NY	3.0	1.0	1041	$1,350	$1.30	44d	1	0.95mi
103 Hyland Dr Syracuse, NY	3.0	1.0	1260	$2,400	$1.90	14d	1	1.25mi
286 Ross Park Syracuse, NY	3.0	1.0	1100	$1,500	$1.36	45d	1	1.34mi
100 Buckley Rd Liverpool, NY	1.0–2.0	1.0–2.0	985	$3,850	$3.91	14d	1	1.36mi
429 Beechwood Ave Liverpool, NY	3.0	1.0	900	$2,000	$2.22	22d	1	1.48mi

Listing history 2 events

1. 2026-05-16
   status Pending 494-char remark
2. 2026-05-12
   listed $145,000 Active 494-char remark

ⓘ 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: $3,805 · $317/mo
• Projected year-2 tax: $3,805 · $317/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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,303
• − Mortgage interest: −$8,122
• − Property taxes: −$3,805
• − Insurance: −$725
• − Repairs & maintenance: −$1,704
• − Management: −$1,704
• − Depreciation: −$4,218
• Taxable income: $1,024
• Est. tax owed @ 24.0%: −$246
• After-tax cash flow: $2,929/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 — Mattydale

• Score: 72/100
• State rank: #360
• US rank: #6130

Category grades

Amenities F Commute F Cost of living A+ Crime D Employment B- Housing A+ Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mattydale, NY
• City population: 6,155
• Population (ZIP): 6,155

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 (78%)
• Race & ethnicity: White 78% Two or more races 7% Asian 5% Hispanic / Latino 5% Black 4%
• Common ancestry: Romanian 7% Lithuanian 5% Iranian 2%
• Foreign-born: 5% · Philippines, India, Vietnam
• Languages at home: 93% English-only · Other Indo-European 2% Other Asian/Pacific 2% Russian/Polish/Slavic 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: ▲ 31.87%
• Current HPI: 330.266
• 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

• 2026-05-16 Pending — CNYIS
• 2026-05-12 Listed $145,000 CNYIS

Property tax history

+5.2%/yr

Latest (2025): $3,805 · -0.0% YoY. Source: county tax records.