5336 Caughdenoy Rd · North Syracuse, NY 13041

$229,000

3 bd · 1.5 ba · 1,568 sqft · SingleFamily public records · 52 Days on market

Built 1960 0.73 ac lot Est $309k · 26% 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 +18.6/30.0
• ARV discount +15.0/15.0
• DSCR +5.8/10.0
• 1% rule +5.5/10.0
• 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

Who is looking for a ranch style home in the Town of Clay?? This new to the market listing is a 4 bed, bath and a half with a 2-car garage located on Caughdenoy Rd near the Micron site. This property is sure to be loved just as the last family did for over 20 years. When entering you find a large living room that opens to the dining room and large kitchen with a lot of counter space. There is a slider to a deck to enjoy your yard as well! Heading down the hallway there are 3 bedrooms on one side (one with a half bath) and the other side has the primary bedroom that has shared access to the hall bath. Basement access is through the garage with a human door to the back yard. Basement is alway

Key facts

• 0.73 acre lot
• 2 garage spots
• Built 1960

Property features AI

Exterior

• Parking: Attached garage with 2 spaces; Driveway; Garage door opener
• Utilities: Public water (connected); Septic tank; Cable available; Circuit breaker electrical
• Home design: Single-story property; Resale condition
• Construction: Frame construction; Shake siding; Copper plumbing; Architectural composition shingle roof; Block foundation; Built as existing (year built details listed as existing)
• Exterior features: Blacktop driveway; Deck; Shed(s) and storage

Interior

• Kitchen: Electric oven; Electric range; Range hood; Dishwasher; Disposal; Refrigerator; Exhaust fan
• Bedrooms: Four main-level bedrooms
• Flooring: Carpet; Vinyl; Varied flooring
• Bathrooms: One full bathroom; One half bathroom; Two bathrooms on the main level
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Separate/formal living room; Pull-down attic stairs; Sliding glass doors; Skylights; Bedroom on main level
• Laundry & utility: Washer and dryer included; Main-level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $229k.

Deal economics

• At list price, monthly cash flow is $222 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $229k).
• Recommended offer: $222k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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 22d 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 $7k 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 52 days — a 3% lower offer ($222k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $99k; list at $229k implies a 131% gain — meaningful room to come down on a strong offer.

Recommended offer $222,130 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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. 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.
6. 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.
7. 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: 1.05% ✓
• Cap rate: 7.45%
• Cash-on-cash: 4.15%
• DSCR: 1.18
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $308,896
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7998 Trina Cir	0.18mi	3/1.5	1,513 (-4%)	3mo	$281,000	$186	83
8046 Bamm Hollow Rd	0.51mi	3/1.5	1,552 (-1%)	1mo	$315,000	$203	74
5370 Vineyard Dr	0.35mi	3/1.5	1,628 (+4%)	7mo	$250,000	$154	72
8084 Bamm Hollow Rd	0.39mi	3/1.5	1,508 (-4%)	7mo	$296,600	$197	70
8025 Bamm Hollow Rd	0.43mi	3/2.0	1,700 (+8%)	4mo	$300,000	$176	60
8133 Duncowing Ln	0.49mi	4/2.0 (+1)	1,520 (-3%)	6mo	$250,000	$164	60
8221 Lucchesi Dr	0.62mi	3/2.0	1,500 (-4%)	5mo	$270,000	$180	57
5317 Fortuna Pkwy	0.74mi	3/2.5	1,520 (-3%)	4mo	$300,000	$197	53
5538 Piazza Ln	0.69mi	3/1.5	1,387 (-12%)	1mo	$313,000	$226	48
7949 Boxford Rd	0.38mi	4/3.5 (+1)	1,748 (+12%)	4mo	$385,400	$220	47
5182 Novara Ln	0.74mi	3/1.5	1,794 (+14%)	1mo	$370,000	$206	41
8179 Rizzo Dr	0.74mi	3/2.5	1,780 (+14%)	7mo	$360,000	$202	33

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: -9.8%
• Equity multiple: 0.64×
• Total profit: $-22,895
• Equity at exit: $34,145

10-year hold

• IRR: -0.3%
• Equity multiple: 0.98×
• Total profit: $-1,382
• Equity at exit: $19,800

Cash invested: $64,120 (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: $2,397 medium
• Mortgage (P&I): −$1,201
• Tax from tax record: −$375 /mo · $4,503/yr
• Insurance: −$95
• HOA: −$0
• Vacancy / Maint / Mgmt: −$503
• Net cashflow: $222

Break-even live

Break-even rent $2,116

Max offer price $229,000

Occupancy floor 86%

Sensitivity live

Price	-10% $351	-5% $287	+0% $222	+5% $157	+10% $92
Rent	-10% $32	-5% $127	+0% $222	+5% $316	+10% $411
Rate	-1.0pp $337	-0.5pp $280	base $222	+0.5pp $162	+1.0pp $102

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: $57,250
• Closing costs: $6,870
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8091 Weblank Way Clay, NY	3.0	1.5	1150	$2,200	$1.91	21d	1	0.62mi
8244 Mantova Dr Clay, NY	3.0	2.0	1560	$2,800	$1.79	44d	1	0.85mi
5548 Bear Rd Syracuse, NY	2.0	1.0–1.5	1100	$1,560	$1.42	14d	2	1.17mi
5472 Alfreton Dr Clay, NY	3.0	2.0	1328	$2,800	$2.11	21d	1	1.30mi

Listing history 5 events

1. 2026-05-30
   status $229,000 Pending 52 DOM
2. 2026-04-14
   historical Active Under Contract
3. 2026-04-07
   listed $229,000 Active
4. 2003-07-10
   soldstatus $99,000
5. 1995-02-14
   soldstatus $83,000

ⓘ 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: $4,503 · $375/mo
• Projected year-2 tax: $4,503 · $375/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: $28,759
• − Mortgage interest: −$12,828
• − Property taxes: −$4,503
• − Insurance: −$1,145
• − Repairs & maintenance: −$2,301
• − Management: −$2,301
• − Depreciation: −$6,662
• Taxable loss: −$980
• Est. tax savings @ 24.0%: +$235
• After-tax cash flow: $2,896/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

+175.9% since first listed

4 events — show timeline

• 2026-04-14 Contingent — CNYIS
• 2026-04-07 Listed $229,000 CNYIS
• 2003-07-10 Sold (Public Records) $99,000 Public Records
• 1995-02-14 Sold (Public Records) $83,000 Public Records

Property tax history

+16.6%/yr

Latest (2025): $4,503 · +1.6% YoY. Source: county tax records.