411 Boston Rd · Mattydale, NY 13211

$150,000

1 bd · 1.0 ba · 672 sqft · SingleFamily public records · 6 Days on market

Built 1950 7,560 sqft lot Est $147k · at est.

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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 +12.5/30.0
• Appreciation +10.0/10.0
• ARV discount +6.6/15.0
• 1% rule +4.4/10.0
• Schools +4.2/10.0
• DSCR +3.7/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Don't wait to check out this adorable and charming Mattydale gem. Many updates including new flooring and countertops. Fantastic back porch overlooking spacious fenced in backyard- perfect for entertaining or just enjoying a quiet summer evening. This won't last long!

Key facts

• Ample cabinetry
• Renovated throughout
• Updated home

Tags

• UPDATED HOME
• RENOVATED THROUGHOUT
• SPACIOUS LIVING ROOM
• GENEROUSLY SIZED KITCHEN
• AMPLE CABINETRY
• FULLY REMODELED BATHROOM

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $-22 ($-260/yr) — negative.
• To cash-flow at today's rent, offer at most $146k (2.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $141k (6.2% below list).
• Recommended offer: $141k (6.2% below list) — sets the bar for 1% rule.

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; 616 units permitted in Onondaga County in 2024 (256 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $15k 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 $42k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 10y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $90k; list at $150k implies a 67% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $140,723 (6.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1950 — 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. 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: 0.94% ✗
• Cap rate: 6.12%
• Cash-on-cash: -0.62%
• DSCR: 0.97
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $147,168
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
411 Boston Rd	0.00mi	1/1.0	672 (0%)	0mo	$155,000	$231	100
815 E Molloy Rd	0.39mi	1/1.0	620 (-8%)	5mo	$115,000	$185	64
122 Mc Kenney Ave	0.52mi	2/1.0 (+1)	672 (0%)	17mo	$147,000	$219	56
103 Toas Ave	0.57mi	2/1.0 (+1)	720 (+7%)	1mo	$125,000	$174	55
125 Mc Kenney Ave	0.51mi	2/1.0 (+1)	668 (-1%)	18mo	$149,900	$224	55
125 Medford Rd	0.48mi	2/1.0 (+1)	744 (+11%)	7mo	$153,500	$206	49
119 Earl Ave	0.43mi	2/1.0 (+1)	768 (+14%)	9mo	$189,900	$247	44
200 Toas Ave	0.65mi	2/1.0 (+1)	768 (+14%)	11mo	$157,000	$204	31

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: 23.9%
• Equity multiple: 2.91×
• Total profit: $80,395
• Equity at exit: $135,132

10-year hold

• IRR: 21.2%
• Equity multiple: 6.67×
• Total profit: $237,996
• Equity at exit: $291,417

Cash invested: $42,000 (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: 8.9×

Monthly cashflow live

• Estimated rent: $1,407 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$284 /mo · $3,411/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $-22

Break-even live

Break-even rent $1,435

Max offer price $146,174

Occupancy floor 97%

Sensitivity live

Price	-10% $63	-5% $21	+0% $-22	+5% $-64	+10% $-107
Rent	-10% $-133	-5% $-77	+0% $-22	+5% $34	+10% $90
Rate	-1.0pp $54	-0.5pp $16	base $-22	+0.5pp $-61	+1.0pp $-100

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-04-19
   status Pending
2. 2026-04-13
   listed $150,000 Active
3. 2021-09-09
   soldstatus $90,000
4. 2021-09-02
   soldstatus $90,000 Closed Sale or Rented 268-char remark

   Show marketing remark (268 chars)

   Don't wait to check out this adorable and charming Mattydale gem. Many updates including new flooring and countertops. Fantastic back porch overlooking spacious fenced in backyard- perfect for entertaining or just enjoying a quiet summer evening. This won't last long!

5. 2021-06-23
   status Under Contract- Do Not Show 268-char remark

   Show marketing remark (268 chars)

   Don't wait to check out this adorable and charming Mattydale gem. Many updates including new flooring and countertops. Fantastic back porch overlooking spacious fenced in backyard- perfect for entertaining or just enjoying a quiet summer evening. This won't last long!

6. 2021-06-17
   listed $99,900 Active 268-char remark

   Show marketing remark (268 chars)

   Don't wait to check out this adorable and charming Mattydale gem. Many updates including new flooring and countertops. Fantastic back porch overlooking spacious fenced in backyard- perfect for entertaining or just enjoying a quiet summer evening. This won't last long!

7. 2017-08-18
   soldstatus $63,000 Closed Sale or Rented 446-char remark

   Show marketing remark (446 chars)

   Move in ready. Beautifully maintained. Owner meticulous about maintenance and landscaping. Newer roof, appliances and mechanicals. Fresh paint. Large shed and garage for all your storage needs. HUGE fenced in backyard with plenty of privacy and beautiful flower gardens. Waiting for the right person to make this home their own. Freshly painted garage and basement floor. New vent hood for kitchen not yet installed. Call now to see for yourself.

8. 2017-08-17
   soldstatus $63,000
9. 2017-07-18
   status Under Contract- Do Not Show 446-char remark

   Show marketing remark (446 chars)

   Move in ready. Beautifully maintained. Owner meticulous about maintenance and landscaping. Newer roof, appliances and mechanicals. Fresh paint. Large shed and garage for all your storage needs. HUGE fenced in backyard with plenty of privacy and beautiful flower gardens. Waiting for the right person to make this home their own. Freshly painted garage and basement floor. New vent hood for kitchen not yet installed. Call now to see for yourself.

10. 2017-07-11
    historical Continue to Show- Under Contract 446-char remark

    Show marketing remark (446 chars)

    Move in ready. Beautifully maintained. Owner meticulous about maintenance and landscaping. Newer roof, appliances and mechanicals. Fresh paint. Large shed and garage for all your storage needs. HUGE fenced in backyard with plenty of privacy and beautiful flower gardens. Waiting for the right person to make this home their own. Freshly painted garage and basement floor. New vent hood for kitchen not yet installed. Call now to see for yourself.

11. 2017-06-03
    listed $63,900 Active 446-char remark

    Show marketing remark (446 chars)

    Move in ready. Beautifully maintained. Owner meticulous about maintenance and landscaping. Newer roof, appliances and mechanicals. Fresh paint. Large shed and garage for all your storage needs. HUGE fenced in backyard with plenty of privacy and beautiful flower gardens. Waiting for the right person to make this home their own. Freshly painted garage and basement floor. New vent hood for kitchen not yet installed. Call now to see for yourself.

12. 2016-09-12
    historical
13. 2016-09-09
    price $64,000
14. 2016-07-20
    price $64,900
15. 2016-07-18
    price $69,900
16. 2016-06-28
    listed $74,900 Active
17. 2005-06-23
    soldstatus $50,400

ⓘ 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: $3,411 · $284/mo
• Projected year-2 tax: $3,411 · $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 · 15 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: $16,887
• − Mortgage interest: −$8,402
• − Property taxes: −$3,411
• − Insurance: −$750
• − Repairs & maintenance: −$1,351
• − Management: −$1,351
• − Depreciation: −$4,364
• Taxable loss: −$2,742
• Est. tax savings @ 24.0%: +$658
• After-tax cash flow: $398/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

+197.6% since first listed

17 events — show timeline

• 2026-04-19 Pending — CNYIS
• 2026-04-13 Listed $150,000 CNYIS
• 2021-09-09 Sold (Public Records) $90,000 Public Records
• 2021-09-02 Sold (MLS) $90,000 CNYIS
• 2021-06-23 Pending — CNYIS
• 2021-06-17 Listed $99,900 CNYIS
• 2017-08-18 Sold (MLS) $63,000 CNYIS
• 2017-08-17 Sold (Public Records) $63,000 Public Records
• 2017-07-18 Pending — CNYIS
• 2017-07-11 Contingent — CNYIS
• 2017-06-03 Listed $63,900 CNYIS
• 2016-09-12 Listing Removed — CNYIS
• 2016-09-09 Price Changed $64,000 CNYIS
• 2016-07-20 Price Changed $64,900 CNYIS
• 2016-07-18 Price Changed $69,900 CNYIS
• 2016-06-28 Listed $74,900 CNYIS
• 2005-06-23 Sold (Public Records) $50,400 Public Records

Property tax history

+3.8%/yr

Latest (2025): $3,411 · -0.7% YoY. Source: county tax records.