134 Armstrong Rd Rd · Lakeland, NY 13209

$179,900

4 bd · 1.5 ba · 1,456 sqft · SingleFamily public records · 6 Days on market

Built 1924 2.96 ac lot Est $265k · 32% 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 +20.4/30.0
• ARV discount +15.0/15.0
• 1% rule +6.8/10.0
• DSCR +6.5/10.0
• Livability +3.8/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

A home that has truly stood the test of time, cherished by the same family for four generations, 102 years in total, is officially hitting the market for the very first time. Welcome to 134 Armstrong Rd! This Old-Style property sits on nearly 3 acres and offers 4 bedrooms, 1.5 baths, a living room and family room, and a sun-drenched enclosed patio with newer windows. You’ll also find a one-car garage under the house with additional storage. Outdoors, the property spans 2.95 acres, including a wooded section that may offer future development potential. A bonus detached 2-car garage with shop space, and a rear access door leads to an additional shed. While the home may need some TLC to

Key facts

• Wooded section
• Rear access door
• Additional shed

Tags

• SUN-DRENCHED ENCLOSED PATIO
• WOODED SECTION
• BONUS DETACHED 2-CAR GARAGE
• REAR ACCESS DOOR
• ADDITIONAL SHED
• FUTURE DEVELOPMENT POTENTIAL

Property features AI

Exterior

• Parking: Attached garage with 3 spaces; Underground parking available; Garage with electricity
• Utilities: Electricity connected (circuit breakers); Public water connected; Sewer connected
• Home design: Single-story property; Existing construction
• Construction: Aluminum and vinyl siding; Asphalt roof; Block foundation
• Exterior features: Blacktop driveway; Enclosed porch; Front porch; Private yard; Shed(s) and storage; Second garage; See remarks

Interior

• Kitchen: Gas oven and gas range; Dishwasher; Range hood; Exhaust fan; Refrigerator; Eat-in kitchen (listed under interior features)
• Bedrooms: One bedroom on the main level; Total rooms: 9; Room types include bedroom, laundry, living room, bonus room, family room
• Flooring: Carpet; Laminate; Vinyl; Varies
• Bathrooms: 1 full bathroom; 1 half bathroom; One main-level bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Ceiling fan(s); Eat-in kitchen; Separate/formal living room; Pull-down attic stairs; Convertible bedroom
• Laundry & utility: Washer and dryer; Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $234 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).

Location & tenants

• Location reads 76/100 on livability (#219 in NY, #3,457 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A; Watch: schools C-, amenities F, commute F.
• Solvay Union Free School District (suburban): math 31% / reading 42% proficiency, ranked #550 of 590 in NY (top 93%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 59 active listings in the ZIP; 616 units permitted in Onondaga County in 2024 (256 in 5+ unit buildings).
• This rent runs 37% of the median local income ($68k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1924 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $179,900

Questions for the listing agent

1. Built in 1924 — 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. 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: 1.18% ✓
• Cap rate: 7.85%
• Cash-on-cash: 5.58%
• DSCR: 1.25
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $264,992
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
105 Dubiel Ave	0.30mi	4/2.0	1,500 (+3%)	9mo	$324,465	$216	72
201 Lakeland Ave	0.15mi	3/1.5 (-1)	1,600 (+10%)	5mo	$220,000	$138	68
109 Crosswalk Cir	0.41mi	3/2.5 (-1)	1,500 (+3%)	17mo	$285,000	$190	53
704 State Fair Blvd	0.55mi	4/1.0	1,611 (+11%)	2mo	$209,900	$130	53
103 Benoit Dr	0.46mi	3/1.5 (-1)	1,532 (+5%)	22mo	$260,000	$170	47
157 Alhan Pkwy	0.71mi	3/1.5 (-1)	1,568 (+8%)	5mo	$285,000	$182	45
154 Golden Meadows Way	0.65mi	4/3.0	1,396 (-4%)	15mo	$350,000	$251	44

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: -7.6%
• Equity multiple: 0.72×
• Total profit: $-14,086
• Equity at exit: $26,824

10-year hold

• IRR: 2.1%
• Equity multiple: 1.15×
• Total profit: $7,554
• Equity at exit: $15,554

Cash invested: $50,372 (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 13209

• Home prices YoY: -7.7%
• Active inventory: 59
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $2,116 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$419 /mo · $5,027/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$444
• Net cashflow: $234

Break-even live

Break-even rent $1,819

Max offer price $179,900

Occupancy floor 84%

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-18
   days on market $179,900 Active 6 DOM
2. 2026-06-17
   days on market $179,900 Active 5 DOM
3. 2026-06-16
   days on market $179,900 Active 4 DOM
4. 2026-06-15
   days on market $179,900 Active 3 DOM
5. 2026-06-13
   remarks 693-char remark
6. 2026-06-13
   listed $179,900 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: $5,027 · $419/mo
• Projected year-2 tax: $5,027 · $419/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 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: $25,389
• − Mortgage interest: −$10,077
• − Property taxes: −$5,027
• − Insurance: −$900
• − Repairs & maintenance: −$2,031
• − Management: −$2,031
• − Depreciation: −$5,233
• Taxable income: $90
• Est. tax owed @ 24.0%: −$22
• After-tax cash flow: $2,789/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: Solvay Union Free School District
• NCES district ID: 3627150
• Math proficiency: 31% ▼ -14.00%
• Reading proficiency: 42% ▼ -4.00%
• Median HH income: $47,163
• Composite: 31.28/100
• National rank: #6018
• State rank: #550 of 590 in NY

Livability — Lakeland

• Score: 76/100
• State rank: #219
• US rank: #3457

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lakeland, NY
• County: Onondaga County · 247,257 people
• City population: 12,995
• Metro: Syracuse, NY
• Population (ZIP): 12,714
• Household income: $68,138
• Rent vs Own: 29.6% rent · 70.4% own
• Severe rent burden: 210.0

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 (86%)
• Race & ethnicity: White 86% Two or more races 6% Hispanic / Latino 6% Black 3%
• Hispanic origin (detail): Mexican 1% Puerto Rican 4%
• Common ancestry: Romanian 11% Subsaharan African 6% Lithuanian 2%
• Foreign-born: 11% · Canada, China
• Languages at home: 87% English-only · Russian/Polish/Slavic 5% Spanish 3% Arabic 2%

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: ▼ -27.23%
• Current HPI: 326.7671
• 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 $179,900 CNYIS

Property tax history

+12.0%/yr

Latest (2025): $5,027 · +1.3% YoY. Source: county tax records.