311 Garden City Dr · Mattydale, NY 13211

$180,000

4 bd · 1.0 ba · 1,080 sqft · SingleFamily public records · 6 Days on market

Built 1955 7,500 sqft lot Est $176k · at est.

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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 +11.2/30.0
• Appreciation +10.0/10.0
• ARV discount +6.5/15.0
• 1% rule +4.7/10.0
• Schools +4.2/10.0
• Livability +3.6/5.0
• DSCR +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

If you have missed out on a house earlier this year check out this conveniently located 4 bedroom cape cod home with a large private yard. Come buy this house and be moved in to enjoy the holidays in your own home! It boasts a covered, screened porch/mudroom entryway to the kitchen. There are hardwood floors in the living room, hallway and 2 bedrooms on the first level. The kitchen and 2 upstairs bedrooms have new luxury vinyl flooring. After a long day relax in your own Jacuzzi brand jetted tub! New Furnace + hot water tank to fill that jetted tub. Washer and dryer are staying with the house. The full basement is dry and ready for your creativity to make additional space.

Key facts

• Private backyard
• Newer shed
• Enclosed porch

Tags

• ENCLOSED PORCH
• HARDWOOD FLOORS
• PRIVATE BACKYARD
• NEWER SHED
• LARGE CLEAN DRY BASEMENT

Property features AI

Finance

• Other: Community pool access

Exterior

• Parking: No garage
• Utilities: Electricity connected (circuit breakers); Public water connected; Sewer connected; High-speed internet available
• Home design: Single-story home; Resale property; Rectangular residential lot; Street frontage on a city street
• Construction: Block foundation; Block, frame and concrete construction with vinyl siding; Copper plumbing; Asphalt shingle roof; Built (existing)
• Exterior features: Blacktop driveway; Porch; Enclosed porch; Partial fencing; Shed(s) / storage

Interior

• Kitchen: Gas range; Gas oven; Refrigerator
• Bedrooms: 2 main-level bedrooms
• Flooring: Hardwood; Luxury vinyl; Varied flooring
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Accessible bedroom; Natural woodwork; Enclosed porch; Bedroom on main level; See remarks
• Laundry & utility: Washer and dryer in basement; Gas water heater; Sump pump in full basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $-68 ($-817/yr) — negative.
• To cash-flow at today's rent, offer at most $168k (6.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $175k (2.7% below list).
• Recommended offer: $168k (6.7% below list) — sets the bar for cash-flow.

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; 5 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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 $19k of equity ($1k loan paydown + $18k 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 $50k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 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 $128k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $167,978 (6.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.97% ✗
• Cap rate: 5.84%
• Cash-on-cash: -1.62%
• DSCR: 0.93
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $176,040
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
302 Richfield Blvd	0.11mi	3/1.0 (-1)	1,120 (+4%)	3mo	$190,000	$170	81
301 Richfield Blvd	0.08mi	3/2.0 (-1)	1,100 (+2%)	6mo	$167,301	$152	79
416 Garden City Dr	0.20mi	3/2.0 (-1)	1,080 (0%)	9mo	$199,900	$185	74
108 Harrington St	0.35mi	3/1.0 (-1)	1,056 (-2%)	2mo	$225,000	$213	74
321 Richfield Blvd	0.08mi	3/1.0 (-1)	1,180 (+9%)	9mo	$150,000	$127	68
203 Brookline Rd	0.44mi	3/1.0 (-1)	1,126 (+4%)	2mo	$190,000	$169	66
200 Leonard St	0.38mi	3/1.5 (-1)	1,125 (+4%)	5mo	$172,500	$153	64
308 Richfield Blvd	0.10mi	3/2.0 (-1)	996 (-8%)	11mo	$150,000	$151	64
324 Leonard St	0.32mi	3/1.0 (-1)	1,008 (-7%)	9mo	$190,000	$188	61
311 Raphael Ave	0.51mi	3/1.0 (-1)	1,116 (+3%)	10mo	$175,000	$157	58
201 Hill Ave	0.56mi	3/1.0 (-1)	1,040 (-4%)	7mo	$170,000	$163	57
121 W Molloy Rd	0.38mi	3/2.0 (-1)	1,176 (+9%)	8mo	$170,000	$145	52

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: 23.2%
• Equity multiple: 2.86×
• Total profit: $93,853
• Equity at exit: $162,158

10-year hold

• IRR: 20.7%
• Equity multiple: 6.56×
• Total profit: $280,095
• Equity at exit: $349,700

Cash invested: $50,400 (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: 8.6×

Monthly cashflow live

• Estimated rent: $1,751 high
• Mortgage (P&I): −$944
• Tax from tax record: −$433 /mo · $5,193/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $-68

Break-even live

Break-even rent $1,838

Max offer price $167,978

Occupancy floor 99%

Sensitivity live

Price	-10% $34	-5% $-17	+0% $-68	+5% $-119	+10% $-170
Rent	-10% $-206	-5% $-137	+0% $-68	+5% $1	+10% $70
Rate	-1.0pp $23	-0.5pp $-22	base $-68	+0.5pp $-115	+1.0pp $-162

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 5 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	0.36mi
2802 Lemoyne Ave Unit 1 Syracuse, NY	3.0	1.0	988	$1,700	$1.72	14d	1	0.48mi
1132 Wolf St Unit 4 Syracuse, NY	3.0	1.0	1041	$1,350	$1.30	44d	1	0.88mi
286 Ross Park Syracuse, NY	3.0	1.0	1100	$1,500	$1.36	45d	1	1.20mi
103 Hyland Dr Syracuse, NY	3.0	1.0	1260	$2,400	$1.90	14d	1	1.32mi

Listing history 7 events

1. 2026-06-19
   status $180,000 Active 6 DOM
2. 2026-06-17
   status $180,000 Pending 6 DOM
3. 2026-06-16
   days on market $180,000 Active 6 DOM
4. 2026-06-15
   days on market $180,000 Active 5 DOM
5. 2026-06-14
   days on market $180,000 Active 3 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $180,000 Active 2 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: $5,193 · $433/mo
• Projected year-2 tax: $5,193 · $433/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: $21,018
• − Mortgage interest: −$10,083
• − Property taxes: −$5,193
• − Insurance: −$900
• − Repairs & maintenance: −$1,681
• − Management: −$1,681
• − Depreciation: −$5,236
• Taxable loss: −$3,758
• Est. tax savings @ 24.0%: +$902
• After-tax cash flow: $85/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

+80.2% since first listed

14 events — show timeline

• 2026-06-10 Listed $180,000 CNYIS
• 2021-11-08 Sold (Public Records) $128,000 Public Records
• 2021-11-03 Sold (MLS) $128,000 CNYIS
• 2021-10-30 Pending — CNYIS
• 2021-09-15 Contingent — CNYIS
• 2021-09-10 Listed $124,900 CNYIS
• 2019-06-28 Sold (Public Records) $100,000 Public Records
• 2019-06-20 Sold (MLS) $100,000 CNYIS
• 2019-06-15 Pending — CNYIS
• 2019-05-24 Pending — CNYIS
• 2019-05-06 Contingent — CNYIS
• 2019-04-29 Relisted — CNYIS
• 2019-04-29 Contingent — CNYIS
• 2019-04-25 Listed $99,900 CNYIS

Property tax history

+5.0%/yr

Latest (2025): $5,193 · -0.7% YoY. Source: county tax records.