8237 Mantova Dr · North Syracuse, NY 13041

$265,000

3 bd · 1.0 ba · 1,632 sqft · SingleFamily public records · 21 Days on market

Built 1981 7,749 sqft lot Est $312k · 15% under

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Why this score? — see what drove the C 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 +19.1/30.0
• ARV discount +14.2/15.0
• DSCR +6.0/10.0
• 1% rule +5.4/10.0
• Schools +4.2/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Lovingly maintained by its original owner, this spacious 4-bedroom, 2 full bath raised ranch offers flexibility, comfort, and room to fit a variety of lifestyles. The pride of ownership is evident throughout, making this a home that has truly been cherished for years. The main level features hardwood floors, a bright and spacious family room, an inviting kitchen with rich dark cabinetry, granite countertops, and newer appliances, along with three bedrooms and a full bath. The lower level has been thoughtfully configured to offer exceptional versatility. Previously used as an in-law suite, this space includes a bedroom, sitting area, small kitchenette, full bath with stand-up shower, full la

Key facts

• Inviting kitchen
• In-law suite
• Bright family room

Tags

• HARDWOOD FLOORS
• BRIGHT FAMILY ROOM
• INVITING KITCHEN
• GRANITE COUNTERTOPS
• NEWER APPLIANCES
• IN-LAW SUITE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $282 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $265k).
• Recommended offer: $261k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 5.1% in North Syracuse — 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 (#379 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living A; Watch: schools C-, 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: 63 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 616 units permitted in Onondaga County in 2024 (256 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 21 days — a 2% lower offer ($261k) is reasonable based on typical stale-listing flexibility.

Recommended offer $261,025 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.04% ✓
• Cap rate: 7.57%
• Cash-on-cash: 4.56%
• DSCR: 1.20
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $311,712
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8237 Mantova Dr	0.00mi	4/2.0 (+1)	1,632 (0%)	0mo	$268,250	$164	91
5317 Fortuna Pkwy	0.15mi	3/2.5	1,520 (-7%)	4mo	$300,000	$197	73
8046 Bamm Hollow Rd	0.42mi	3/1.5	1,552 (-5%)	1mo	$315,000	$203	69
8221 Lucchesi Dr	0.25mi	3/2.0	1,500 (-8%)	5mo	$270,000	$180	66
8025 Bamm Hollow Rd	0.44mi	3/2.0	1,700 (+4%)	4mo	$300,000	$176	65
8104 Maple Rd	0.75mi	3/1.0	1,660 (+2%)	0mo	$295,000	$178	62
5722 Boulia Dr	0.21mi	4/2.0 (+1)	1,856 (+14%)	2mo	$355,000	$191	57
5182 Novara Ln	0.52mi	3/1.5	1,794 (+10%)	1mo	$370,000	$206	57
8133 Duncowing Ln	0.40mi	4/2.0 (+1)	1,520 (-7%)	6mo	$250,000	$164	56
8175 Caughdenoy Rd	0.56mi	3/1.5	1,468 (-10%)	3mo	$280,900	$191	52
8196 Rizzo Dr	0.51mi	4/1.5 (+1)	1,404 (-14%)	2mo	$330,000	$235	44
5496 Tobin Path	0.62mi	3/2.0	1,400 (-14%)	1mo	$410,000	$293	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -9.2%
• Equity multiple: 0.66×
• Total profit: $-24,918
• Equity at exit: $39,512

10-year hold

• IRR: 0.3%
• Equity multiple: 1.02×
• Total profit: $1,716
• Equity at exit: $22,912

Cash invested: $74,200 (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 13041

• Active inventory: 63
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $2,743 medium
• Mortgage (P&I): −$1,390
• Tax from tax record: −$385 /mo · $4,624/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$576
• Net cashflow: $282

Break-even live

Break-even rent $2,387

Max offer price $265,000

Occupancy floor 85%

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8244 Mantova Dr Clay, NY	3.0	2.0	1560	$2,800	$1.79	44d	1	0.06mi
5472 Alfreton Dr Clay, NY	3.0	2.0	1328	$2,800	$2.11	21d	1	0.59mi
8091 Weblank Way Clay, NY	3.0	1.5	1150	$2,200	$1.91	21d	1	0.76mi
8587 Caughdenoy Rd Clay, NY	3.0	1.0	1128	$2,500	$2.22	21d	1	1.43mi

Listing history 3 events

1. 2026-04-16
   status Pending
2. 2026-04-01
   historical Active Under Contract
3. 2026-03-26
   listed $265,000 Active

ⓘ 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: $4,624 · $385/mo
• Projected year-2 tax: $4,624 · $385/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 2/10 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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,920
• − Mortgage interest: −$14,844
• − Property taxes: −$4,624
• − Insurance: −$1,325
• − Repairs & maintenance: −$2,634
• − Management: −$2,634
• − Depreciation: −$7,709
• Taxable loss: −$849
• Est. tax savings @ 24.0%: +$204
• After-tax cash flow: $3,586/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 — North Syracuse

• Score: 72/100
• State rank: #379
• US rank: #6513

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 20,185
• Population (ZIP): 12,094

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 (83%)
• Race & ethnicity: White 83% Two or more races 10% Black 3% Asian 3% Hispanic / Latino 2%
• Common ancestry: Romanian 7% Lithuanian 3% Slovak 2%
• Foreign-born: 8% · Canada, China, Vietnam
• Languages at home: 89% English-only · Other Indo-European 4% Tagalog/Filipino 3% French/Haitian/Cajun 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: ▼ -235.12%
• Current HPI: 326.7838
• 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

3 events — show timeline

• 2026-04-16 Pending — CNYIS
• 2026-04-01 Contingent — CNYIS
• 2026-03-26 Listed $265,000 CNYIS

Property tax history

+5.7%/yr

Latest (2025): $4,624 · +1.4% YoY. Source: county tax records.