617 Plymouth Ave · Mattydale, NY 13211

$285,000

3 bd · 2.0 ba · 1,326 sqft · SingleFamily public records · 6 Days on market

Built 2002 6,450 sqft lot Est $206k · 39% over

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Why this score? — see what drove the F 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).

• Appreciation +10.0/10.0
• Cash flow +6.5/30.0
• Schools +4.2/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• DSCR +0.8/10.0
• ARV discount +0.0/15.0

Listing remarks

Welcome to 617 Plymouth Ave, an inviting and beautifully maintained Cape Cod that perfectly blends charm, comfort, and functionality in the North Syracuse School District. Featuring 5 bedrooms, a dedicated office/den, and 3 full bathrooms, this move-in ready home offers exceptional space, flexibility, and storage with large closets throughout. The stunning sunroom provides the perfect place to enjoy your morning coffee, unwind at the end of the day, or gather with family and friends. The updated kitchen features beautiful granite countertops, while hardwood floors, luxury vinyl flooring, tiled bathrooms, and stylish lighting fixtures add warmth and character throughout the home. A convenien

Key facts

• Oversized shed
• Stunning sunroom
• Finished basement

Tags

• DEDICATED OFFICE DEN
• STUNNING SUNROOM
• UPDATED KITCHEN
• LARGE FENCED BACKYARD
• OVERSIZED SHED
• FINISHED BASEMENT

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water connected; Sewer connected; Connected utilities
• Home design: Single-story home; Vinyl siding; Resale property
• Construction: Block foundation; Vinyl siding
• Exterior features: Blacktop driveway; Patio; Shed(s) / exterior storage

Interior

• Kitchen: Granite counters; Electric oven; Electric range; Microwave; Dishwasher; Refrigerator
• Bedrooms: One main-level bedroom
• Flooring: Carpet; Hardwood; Luxury vinyl; Tile; Varies
• Bathrooms: Three full bathrooms; One main-level bathroom
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Den; Entrance foyer; Separate/formal living room; Granite counters; Combined living and dining area; Storage
• Laundry & utility: Washer and dryer; Laundry located in basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $285k.

Deal economics

• At list price, monthly cash flow is $-481 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $200k (29.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $198k (30.4% below list).
• Recommended offer: $198k (30.4% below list) — sets the bar for 1% rule.
• Cap rate 4.3% vs local median 5.5% in Mattydale — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: 20 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 616 units permitted in Onondaga County in 2024 (256 in 5+ unit buildings).

Forward outlook

• In year one you build about $30k of equity ($2k loan paydown + $28k 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.
• By year 2, paydown + projected appreciation supports a ~$49k 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.
• Current owner paid $90k; list at $285k implies a 217% gain — meaningful room to come down on a strong offer.

Recommended offer $198,284 (30.4% 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. 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 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?
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: 0.70% ✗
• Cap rate: 4.27%
• Cash-on-cash: -7.23%
• DSCR: 0.68
• GRM: 12.0

CMA / ARV

• ARV (on-the-fly): $205,530
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
509 Wright Ave	0.20mi	3/1.5	1,326 (0%)	8mo	$255,000	$192	82
624 Breman Ave	0.05mi	3/3.0	1,256 (-5%)	5mo	$144,200	$115	81
406 Beley Ave	0.38mi	3/2.0	1,156 (-13%)	1mo	$255,000	$221	60
112 Northwood Dr	0.61mi	4/1.5 (+1)	1,331 (+0%)	7mo	$201,400	$151	58
132 Lind Ave	0.74mi	3/1.0	1,284 (-3%)	2mo	$190,000	$148	54
906 Beley Ave	0.60mi	3/1.0	1,388 (+5%)	8mo	$200,000	$144	54
209 Breman Ave	0.39mi	2/2.0 (-1)	1,473 (+11%)	7mo	$227,900	$155	52
106 Westwood Ave	0.53mi	3/1.5	1,176 (-11%)	8mo	$182,000	$155	47
907 E Molloy Rd	0.67mi	3/2.0	1,496 (+13%)	6mo	$235,000	$157	43
104 Sand Rd	0.48mi	2/1.5 (-1)	1,144 (-14%)	8mo	$195,000	$170	42
405 E Molloy Rd	0.52mi	3/2.5	1,518 (+14%)	10mo	$245,000	$161	41
302 Northwood Dr	0.52mi	2/1.5 (-1)	1,500 (+13%)	10mo	$200,000	$133	38

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: 19.2%
• Equity multiple: 2.56×
• Total profit: $124,664
• Equity at exit: $256,751

10-year hold

• IRR: 17.7%
• Equity multiple: 5.90×
• Total profit: $391,359
• Equity at exit: $553,692

Cash invested: $79,800 (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: 20
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $1,983 medium
• Mortgage (P&I): −$1,495
• Tax from tax record: −$434 /mo · $5,209/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$416
• Net cashflow: $-481

Break-even live

Break-even rent $2,592

Max offer price $200,038

Occupancy floor —

Sensitivity live

Price	-10% $-320	-5% $-400	+0% $-481	+5% $-562	+10% $-642
Rent	-10% $-638	-5% $-559	+0% $-481	+5% $-403	+10% $-324
Rate	-1.0pp $-337	-0.5pp $-408	base $-481	+0.5pp $-555	+1.0pp $-630

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2802 Lemoyne Ave Unit 1 Syracuse, NY	3.0	1.0	988	$1,700	$1.72	14d	1	0.81mi
106 Harrington St Syracuse, NY	3.0	1.0	1168	$1,875	$1.61	45d	1	1.06mi
103 Hyland Dr Syracuse, NY	3.0	1.0	1260	$2,400	$1.90	14d	1	1.14mi

Listing history 5 events

1. 2026-06-21
   days on market $285,000 Active 6 DOM
2. 2026-06-18
   days on market $285,000 Active 3 DOM
3. 2026-06-17
   days on market $285,000 Active 2 DOM
4. 2026-06-15
   remarks 699-char remark
5. 2026-06-15
   listed $285,000 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: $5,209 · $434/mo
• Projected year-2 tax: $5,209 · $434/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 100% 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: $23,794
• − Mortgage interest: −$15,964
• − Property taxes: −$5,209
• − Insurance: −$1,425
• − Repairs & maintenance: −$1,904
• − Management: −$1,904
• − Depreciation: −$8,291
• Taxable loss: −$10,902
• Est. tax savings @ 24.0%: +$2,617
• After-tax cash flow: $-3,155/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

+216.7% since first listed

2 events — show timeline

• 2026-06-15 Listed $285,000 CNYIS
• 2003-04-30 Sold (Public Records) $90,000 Public Records

Property tax history

+2.8%/yr

Latest (2025): $5,209 · -1.4% YoY. Source: county tax records.