221 Stonefield Rd · Nedrow, NY 13205

$159,900

3 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 9 Days on market

Built 1955 6,750 sqft lot Est $156k · at est.

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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 +27.4/30.0
• Appreciation +10.0/10.0
• DSCR +9.6/10.0
• 1% rule +8.1/10.0
• ARV discount +6.4/15.0
• Schools +5.0/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

A very nice Nedrow neighborhood. House has lots of potential, 3 bedrooms, large living room and eat-in kitchen Basement fully finished could be used for playroom, family room or another bedroom Attic is partially finished, has potential for an extra bedroom. All it needs is your special touch. Backyard is very large, all fenced in! Great location, walking distance to the famous Green Hills grocery store.

Key facts

• Large backyard
• 6,750 sq ft lot
• Built 1955

Tags

• FULLY FINISHED BASEMENT
• PARTIALLY FINISHED ATTIC
• LARGE BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $470 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).

Location & tenants

• Location reads 71/100 on livability (#415 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: employment C-, amenities F, commute F.
• Onondaga Central School District (rural): math 54% / reading 61% proficiency, ranked #261 of 590 in NY (top 44%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Wheeler Elementary School (math 47% / reading 62%, grade C, #908 of 2,108 statewide, top 46%, 233 students, 54% FRL); Onondaga Senior High School (math 62% / reading 67%, grade B-, #776 of 1,100 statewide, top 73%, 327 students, 50% FRL) — zoned schools average 52% FRL vs 30% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 69 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 $17k of equity ($1k loan paydown + $16k 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 $45k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $51k; list at $160k implies a 214% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $159,900

Questions for the listing agent

1. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
5. 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.
6. 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: 1.31% ✓
• Cap rate: 9.82%
• Cash-on-cash: 12.59%
• DSCR: 1.56
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $156,240
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
225 Ruhamah Ave	0.10mi	3/1.0	1,056 (+5%)	1mo	$152,000	$144	87
404 W Roswell Ave	0.43mi	3/1.0	974 (-3%)	3mo	$60,000	$62	72
150 Everingham Rd	0.17mi	2/1.5 (-1)	1,080 (+7%)	5mo	$167,000	$155	69
102 Thompson Rd	0.48mi	3/1.5	1,032 (+2%)	9mo	$170,000	$165	64
108 Everingham Ct	0.33mi	3/1.0	896 (-11%)	3mo	$175,000	$195	64
302 Everingham Rd	0.17mi	3/1.5	1,134 (+12%)	7mo	$225,000	$198	64
246 Academy Pl	0.72mi	3/1.0	1,080 (+7%)	3mo	$177,000	$164	52
211 Orchard Ave	0.48mi	2/1.0 (-1)	896 (-11%)	3mo	$60,000	$67	52
206 Rosemont Dr	0.67mi	3/1.0	1,116 (+11%)	1mo	$170,000	$152	51
108 Meredith Ave	0.61mi	2/1.0 (-1)	1,080 (+7%)	5mo	$157,000	$145	50
313 Academy Pl	0.65mi	4/1.0 (+1)	1,112 (+10%)	2mo	$170,000	$153	46
108 Norman Ave	0.63mi	4/1.0 (+1)	1,112 (+10%)	6mo	$174,000	$156	43

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: 33.6%
• Equity multiple: 3.62×
• Total profit: $117,091
• Equity at exit: $144,051

10-year hold

• IRR: 28.9%
• Equity multiple: 8.18×
• Total profit: $321,449
• Equity at exit: $310,651

Cash invested: $44,772 (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 13205

• Home prices YoY: 3.0%
• Active inventory: 69
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $2,100 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$284 /mo · $3,409/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $470

Break-even live

Break-even rent $1,505

Max offer price $159,900

Occupancy floor 73%

Sensitivity live

Price	-10% $560	-5% $515	+0% $470	+5% $425	+10% $379
Rent	-10% $304	-5% $387	+0% $470	+5% $553	+10% $636
Rate	-1.0pp $550	-0.5pp $510	base $470	+0.5pp $428	+1.0pp $386

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
154 Seeley Ave Syracuse, NY	4.0	1.0	1312	$2,100	$1.60	17d	1	1.27mi

Listing history 3 events

1. 2026-04-02
   status Pending
2. 2026-03-24
   listed $159,900 Active
3. 1994-08-19
   soldstatus $51,000

ⓘ 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: $3,409 · $284/mo
• Projected year-2 tax: $3,409 · $284/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: $25,200
• − Mortgage interest: −$8,957
• − Property taxes: −$3,409
• − Insurance: −$800
• − Repairs & maintenance: −$2,016
• − Management: −$2,016
• − Depreciation: −$4,652
• Taxable income: $3,351
• Est. tax owed @ 24.0%: −$804
• After-tax cash flow: $4,833/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: Onondaga Central School District
• NCES district ID: 3621810
• Math proficiency: 54% ▼ -5.00%
• Reading proficiency: 61% ▲ 16.00%
• Median HH income: $60,148
• Composite: 49.95/100
• National rank: #1929
• State rank: #261 of 590 in NY

Livability — Nedrow

• Score: 71/100
• State rank: #415
• US rank: #7218

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Nedrow, NY
• Population (ZIP): 18,562

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: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: Black 44% White 37% Two or more races 10% Hispanic / Latino 6% Asian 3%
• Hispanic origin (detail): Puerto Rican 4%
• Common ancestry: Romanian 2% Italian 2% Swiss 1%
• Foreign-born: 9% · Canada, China, Vietnam
• Languages at home: 87% English-only · Spanish 5% Arabic 1% Other Indo-European 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: ▲ 10.12%
• Current HPI: 345.8854
• 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

+213.5% since first listed

3 events — show timeline

• 2026-04-02 Pending — CNYIS
• 2026-03-24 Listed $159,900 CNYIS
• 1994-08-19 Sold (Public Records) $51,000 Public Records

Property tax history

+3.4%/yr

Latest (2025): $3,409 · +1.6% YoY. Source: county tax records.