222 Beley Ave · Mattydale, NY 13211

$119,900

3 bd · 1.0 ba · 990 sqft · SingleFamily public records · 5 Days on market

Built 1930 9,537 sqft lot Est $211k · 43% under

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Why this score? — see what drove the A- 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 +27.3/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +9.5/10.0
• 1% rule +9.2/10.0
• Schools +4.2/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Opportunity, affordability, and potential come together in this three-bedroom, one-bath home located in the North Syracuse Central School District. If you’ve been searching for a property where your vision and sweat equity can create lasting value, this is it. Why rent when you can own? Situated on a large, level lot, the property features a private, park-like backyard framed by mature trees—perfect for relaxing, gardening, or entertaining. An enclosed front porch provides additional living space, while the long driveway offers ample off-street parking. Inside, you’ll find solid bones and endless possibilities for updates and personalization. Important mechanical improv

Key facts

• Long driveway
• Enclosed front porch
• 9,537 sq ft lot

Tags

• PRIVATE PARK-LIKE BACKYARD
• ENCLOSED FRONT PORCH
• LONG DRIVEWAY

Property features AI

Exterior

• Parking: No garage
• Utilities: Electricity connected with circuit breakers; Public water connected; Sewer connected; High-speed internet available
• Home design: Single-story property; Existing construction
• Construction: Aluminum siding; Asphalt shingle roof; Block foundation
• Exterior features: Blacktop driveway; Rectangular residential lot (51 x 187)

Interior

• Kitchen: Gas oven; Gas range; Refrigerator
• Bedrooms: One bedroom on the main level
• Flooring: Carpet; Hardwood; Laminate; Varies
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Gas forced air heating
• Interior features: Ceiling fan(s); Galley kitchen; Sliding glass door(s); Sliding doors
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $347 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Cap rate 9.8% vs local median 5.5% 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: 20 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

• In year one you build about $13k of equity ($829 loan paydown + $12k 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 $34k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $50k; list at $120k implies a 140% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price; built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $119,900

Questions for the listing agent

1. Built in 1930 — 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: 1.42% ✓
• Cap rate: 9.77%
• Cash-on-cash: 12.42%
• DSCR: 1.55
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $210,870
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
367 Matty Ave	0.19mi	3/1.5	1,013 (+2%)	5mo	$249,200	$246	81
201 Hill Ave	0.32mi	3/1.0	1,040 (+5%)	7mo	$170,000	$163	71
155 Malden Rd	0.31mi	3/2.0	1,080 (+9%)	2mo	$210,000	$194	65
718 Matty Ave	0.56mi	2/1.0 (-1)	952 (-4%)	2mo	$210,000	$221	61
193 Medford Rd	0.50mi	2/1.0 (-1)	936 (-6%)	5mo	$175,000	$187	59
108 Harrington St	0.62mi	3/1.0	1,056 (+7%)	2mo	$225,000	$213	58
624 Wright Ave	0.44mi	2/2.0 (-1)	900 (-9%)	0mo	$233,000	$259	55
105 Florida Rd S	0.42mi	3/2.0	1,118 (+13%)	3mo	$242,500	$217	52
110 Edgemere Rd	0.74mi	3/1.5	910 (-8%)	1mo	$223,000	$245	49
200 Leonard St	0.53mi	3/1.5	1,125 (+14%)	5mo	$172,500	$153	47
209 Northwood Dr	0.59mi	4/2.0 (+1)	1,107 (+12%)	1mo	$235,000	$212	43
203 Brookline Rd	0.74mi	3/1.0	1,126 (+14%)	2mo	$190,000	$169	41

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: 33.4%
• Equity multiple: 3.61×
• Total profit: $87,560
• Equity at exit: $108,015

10-year hold

• IRR: 28.9%
• Equity multiple: 8.17×
• Total profit: $240,700
• Equity at exit: $232,939

Cash invested: $33,572 (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: 5.9×

Monthly cashflow live

• Estimated rent: $1,700 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$317 /mo · $3,802/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $347

Break-even live

Break-even rent $1,260

Max offer price $119,900

Occupancy floor 75%

Sensitivity live

Price	-10% $415	-5% $381	+0% $347	+5% $314	+10% $280
Rent	-10% $213	-5% $280	+0% $347	+5% $415	+10% $482
Rate	-1.0pp $408	-0.5pp $378	base $347	+0.5pp $316	+1.0pp $285

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	15d	1	0.36mi

Listing history 4 events

1. 2026-06-21
   days on market $119,900 Active 5 DOM
2. 2026-06-18
   days on market $119,900 Active 2 DOM
3. 2026-06-16
   remarks 681-char remark
4. 2026-06-16
   listed $119,900 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: $3,802 · $317/mo
• Projected year-2 tax: $3,802 · $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: $20,400
• − Mortgage interest: −$6,716
• − Property taxes: −$3,802
• − Insurance: −$600
• − Repairs & maintenance: −$1,632
• − Management: −$1,632
• − Depreciation: −$3,488
• Taxable income: $2,531
• Est. tax owed @ 24.0%: −$607
• After-tax cash flow: $3,562/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

+139.8% since first listed

2 events — show timeline

• 2026-06-16 Listed $119,900 CNYIS
• 1993-06-25 Sold (Public Records) $50,000 Public Records

Property tax history

+3.2%/yr

Latest (2025): $3,802 · +0.4% YoY. Source: county tax records.