415 Meadow Rd · Westvale, NY 13219

$139,900

3 bd · 1.5 ba · 1,358 sqft · SingleFamily public records · 2 Days on market

Built 1950 0.37 ac lot Est $266k · 47% under

---

Why this score? — see what drove the B- 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 +22.9/30.0
• ARV discount +15.0/15.0
• 1% rule +8.6/10.0
• DSCR +7.3/10.0
• Schools +5.3/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

3 bed 1 bath cape cod in need of total rehab. Features hardwood floor and dining room. Home will need foundation work and mold removal. No power or water on. Cash or rehab loans needed. * * Home is full of junk * * * * Will not be cleaned out * * * sold as is to settle estate. Bring flashlight and use caution in home. No offers will be reviewed until Monday at 2 pm.

Key facts

• 0.37 acre lot
• Garage
• Built 1950

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Utilities: Electricity connected (circuit breakers); Public water connected; Sewer connected; Cable available
• Home design: Single-story home; Resale fixer condition
• Construction: Vinyl siding; Copper plumbing; Asphalt architectural shingle roof; Block foundation; Existing structure
• Exterior features: Blacktop driveway; Flag lot; Residential lot; City street frontage; Lot dimensions approx. 65 x 248

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: 2 bedrooms on main level
• Flooring: Carpet; Hardwood; Resilient flooring; Varied flooring
• Bathrooms: 1 full bathroom on main level
• Heating & cooling: Gas forced-air heating
• Interior features: Separate/formal dining room; Eat-in kitchen; Separate/formal living room; Bedroom on main level; Full basement
• Laundry & utility: Laundry located in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $245 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Cap rate 8.4% vs local median 3.9% in Westvale — 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 80/100 on livability (#105 in NY, #1,731 nationally) — a professional / high-income tenant draw. Strengths: employment A+, housing A+, health & safety A; Watch: amenities F, commute F.
• Westhill Central School District (suburban): math 57% / reading 64% proficiency, ranked #212 of 590 in NY (top 36%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 11% free/reduced lunch — higher-income household profile.
• Zoned schools: Cherry Road Elementary School (math 65% / reading 72%, grade B+, #517 of 2,108 statewide, top 25%, 365 students, 32% FRL); Onondaga Hill Middle School (math 39% / reading 60%, grade C, #280 of 729 statewide, top 40%, 554 students, 32% FRL); Westhill High School (math 98% / reading 70%, grade A, #409 of 1,100 statewide, top 39%, 550 students, 25% FRL) — zoned schools average 29% FRL vs 11% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 53 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $967 of loan paydown is wiped out by about $4k 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

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 4.0% of price; built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $139,900

Questions for the listing agent

1. Built in 1950 — 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 A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.36% ✓
• Cap rate: 8.39%
• Cash-on-cash: 7.50%
• DSCR: 1.33
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $266,168
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
206 Haywood Rd	0.25mi	3/1.5	1,256 (-8%)	1mo	$345,000	$275	75
218 S Terry Rd	0.35mi	3/2.0	1,308 (-4%)	8mo	$252,000	$193	69
420 Newcastle Rd	0.30mi	3/2.0	1,455 (+7%)	8mo	$255,000	$175	66
515 Walberta Rd	0.33mi	3/2.0	1,478 (+9%)	9mo	$236,000	$160	60
603 Fern Rd	0.37mi	4/1.0 (+1)	1,260 (-7%)	8mo	$212,000	$168	58
103 Ronnell Dr	0.46mi	3/2.0	1,237 (-9%)	7mo	$260,000	$210	56
500 Walberta Rd	0.36mi	4/1.5 (+1)	1,240 (-9%)	10mo	$260,000	$210	56
202 Windemere Rd	0.54mi	3/1.0	1,224 (-10%)	4mo	$235,000	$192	53
215 Newcastle Rd	0.38mi	4/2.0 (+1)	1,493 (+10%)	9mo	$257,000	$172	52
113 Spruce Tree Ln	0.70mi	3/2.0	1,276 (-6%)	6mo	$250,000	$196	50
122 Century Dr	0.71mi	4/2.5 (+1)	1,404 (+3%)	3mo	$285,000	$203	50
113 Farnham Rd	0.49mi	4/2.0 (+1)	1,559 (+15%)	7mo	$305,000	$196	40

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: -4.7%
• Equity multiple: 0.82×
• Total profit: $-6,872
• Equity at exit: $20,860

10-year hold

• IRR: 5.1%
• Equity multiple: 1.38×
• Total profit: $14,932
• Equity at exit: $12,096

Cash invested: $39,172 (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 13219

• Home prices YoY: -20.6%
• Active inventory: 53
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,900 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$465 /mo · $5,574/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $245

Break-even live

Break-even rent $1,590

Max offer price $139,900

Occupancy floor 82%

Sensitivity live

Price	-10% $324	-5% $284	+0% $245	+5% $205	+10% $166
Rent	-10% $95	-5% $170	+0% $245	+5% $320	+10% $395
Rate	-1.0pp $315	-0.5pp $280	base $245	+0.5pp $209	+1.0pp $172

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4300 Fay Rd Syracuse, NY	2.0	2.0	1217	$2,200	$1.81	16d	1	0.78mi
306 Hall Ave Unit Left Side Solvay, NY	3.0	1.5	1120	$1,750	$1.56	46d	1	1.48mi
410 Chemung St Unit 1 Syracuse, NY	3.0	1.0	1100	$1,500	$1.36	16d	1	1.49mi

Listing history 4 events

1. 2026-06-15
   status $139,900 Pending 2 DOM
2. 2026-06-15
   days on market $139,900 Active 2 DOM
3. 2026-06-14
   remarks 377-char remark
4. 2026-06-14
   listed $139,900 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: $5,574 · $465/mo
• Projected year-2 tax: $5,574 · $465/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: $22,804
• − Mortgage interest: −$7,837
• − Property taxes: −$5,574
• − Insurance: −$700
• − Repairs & maintenance: −$1,824
• − Management: −$1,824
• − Depreciation: −$4,070
• Taxable income: $975
• Est. tax owed @ 24.0%: −$234
• After-tax cash flow: $2,704/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: Westhill Central School District
• NCES district ID: 3607320
• Math proficiency: 57% ▼ -10.00%
• Reading proficiency: 64% ▲ 9.00%
• Median HH income: $66,976
• Composite: 53.09/100
• National rank: #1516
• State rank: #212 of 590 in NY

Livability — Westvale

• Score: 80/100
• State rank: #105
• US rank: #1731

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Westvale, NY
• County: Onondaga County · 247,257 people
• City population: 15,546
• Metro: Syracuse, NY
• Population (ZIP): 14,744
• Household income: $85,149
• Rent vs Own: 14.1% rent · 85.9% own
• Severe rent burden: 222.0

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 (87%)
• Race & ethnicity: White 87% Two or more races 5% Hispanic / Latino 5% Black 4% Asian 1%
• Common ancestry: Romanian 8% Lithuanian 4% Subsaharan African 3%
• Foreign-born: 7% · Canada
• Languages at home: 91% English-only · Russian/Polish/Slavic 3% Spanish 2% Arabic 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: ▼ -77.80%
• Current HPI: 300.7211
• Rent YoY: —
• Metro: Syracuse, NY
• 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

1 event — show timeline

• 2026-06-12 Listed $139,900 CNYIS

Property tax history

+12.3%/yr

Latest (2025): $5,574 · +4.3% YoY. Source: county tax records.