111 Macon St · Nedrow, NY 13120

$129,900

3 bd · 2.0 ba · 1,440 sqft · SingleFamily public records · 1 Days on market

Built 1921 0.62 ac lot Est $199k · 35% under

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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 +17.1/30.0
• ARV discount +15.0/15.0
• Appreciation +9.1/10.0
• 1% rule +6.0/10.0
• DSCR +5.3/10.0
• Schools +5.0/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Spacious home with many nice features including 3 bedrooms & 2 full bathrooms. There is an enclosed front porch, living room with fireplace, formal dining room, 1st floor bedroom & 1st floor full bathroom. Upstairs are 2 bedrooms & another full bath. This home has a 2 car garage & a huge backyard. Plus the basement is finished as well. This is a great value!

Key facts

• Oak kitchen
• Brick fireplace
• Storage shed

Tags

• HUGE BACK YARD
• STORAGE SHED
• DETACHED GARAGE
• BRICK FIREPLACE
• BUILT-IN BOOK SHELVING
• OAK KITCHEN

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $90 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).

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-, schools D, amenities 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.
• Market conditions: 9 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 $11k of equity ($898 loan paydown + $11k appreciation (8.1% 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 (8.1% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 14y 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 $74k; list at $130k implies a 76% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1921 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $129,900

Questions for the listing agent

1. Built in 1921 — 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 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. 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: 1.10% ✓
• Cap rate: 7.12%
• Cash-on-cash: 2.97%
• DSCR: 1.13
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $198,720
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
130 Orchard Ave	0.31mi	3/2.0	1,455 (+1%)	14mo	$240,000	$165	72
108 Hoover Dr	0.35mi	3/2.0	1,379 (-4%)	8mo	$190,000	$138	70
119 Kenneth Ave	0.42mi	3/1.0	1,440 (0%)	9mo	$190,000	$132	69
115 Pembrook Dr	0.19mi	3/1.5	1,344 (-7%)	12mo	$265,000	$197	68
222 Hoover Dr	0.55mi	4/2.0 (+1)	1,460 (+1%)	8mo	$197,000	$135	60
114 Pembrook Dr	0.17mi	3/2.0	1,236 (-14%)	11mo	$195,000	$158	60
209 Richfield Ave	0.72mi	4/2.0 (+1)	1,462 (+2%)	1mo	$250,000	$171	58
217 Hoover Dr	0.50mi	3/2.0	1,302 (-10%)	4mo	$166,400	$128	57
132 Wendell Ave	0.36mi	4/2.0 (+1)	1,300 (-10%)	9mo	$167,500	$129	54
220 Hoover Dr	0.53mi	4/1.5 (+1)	1,308 (-9%)	5mo	$179,900	$138	48
120 Hoover Dr	0.38mi	2/1.0 (-1)	1,237 (-14%)	2mo	$134,250	$109	48
127 Maplewood Ave	0.68mi	3/1.0	1,366 (-5%)	11mo	$165,000	$121	47

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

8.13% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.6%
• Equity multiple: 2.66×
• Total profit: $60,427
• Equity at exit: $99,831

10-year hold

• IRR: 20.6%
• Equity multiple: 5.71×
• Total profit: $171,326
• Equity at exit: $199,263

Cash invested: $36,372 (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 13120

• Home prices YoY: 2.9%
• Active inventory: 9
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,427 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$302 /mo · $3,621/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $90

Break-even live

Break-even rent $1,313

Max offer price $129,900

Occupancy floor 89%

Sensitivity live

Price	-10% $164	-5% $127	+0% $90	+5% $53	+10% $17
Rent	-10% $-23	-5% $34	+0% $90	+5% $146	+10% $203
Rate	-1.0pp $155	-0.5pp $123	base $90	+0.5pp $56	+1.0pp $22

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-01-26
   status Pending
2. 2026-01-26
   listed $129,900 Active
3. 2012-06-12
   historical 384-char remark

   Show marketing remark (384 chars)

   Spacious home with many nice features including 3 bedrooms & 2 full bathrooms. There is an enclosed front porch, living room with fireplace, formal dining room, 1st floor bedroom & 1st floor full bathroom. Upstairs are 2 bedrooms & another full bath. This home has a 2 car garage & a huge backyard. Plus the basement is finished as well. This is a great value!

4. 2012-06-08
   soldstatus $74,000
5. 2012-06-06
   soldstatus $74,000 384-char remark

   Show marketing remark (384 chars)

   Spacious home with many nice features including 3 bedrooms & 2 full bathrooms. There is an enclosed front porch, living room with fireplace, formal dining room, 1st floor bedroom & 1st floor full bathroom. Upstairs are 2 bedrooms & another full bath. This home has a 2 car garage & a huge backyard. Plus the basement is finished as well. This is a great value!

6. 2012-02-02
   listed $69,900 384-char remark

   Show marketing remark (384 chars)

   Spacious home with many nice features including 3 bedrooms & 2 full bathrooms. There is an enclosed front porch, living room with fireplace, formal dining room, 1st floor bedroom & 1st floor full bathroom. Upstairs are 2 bedrooms & another full bath. This home has a 2 car garage & a huge backyard. Plus the basement is finished as well. This is a great value!

ⓘ 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: $3,621 · $302/mo
• Projected year-2 tax: $3,621 · $302/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 ≥91°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: $17,121
• − Mortgage interest: −$7,276
• − Property taxes: −$3,621
• − Insurance: −$650
• − Repairs & maintenance: −$1,370
• − Management: −$1,370
• − Depreciation: −$3,779
• Taxable loss: −$944
• Est. tax savings @ 24.0%: +$227
• After-tax cash flow: $1,307/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): 1,881

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 (69%)
• Race & ethnicity: White 69% Native American 21% Black 4% Two or more races 3% Asian 3% Hispanic / Latino 1%
• Common ancestry: Slovak 5% Romanian 5% Iranian 4%
• Foreign-born: 5% · China, Canada
• Languages at home: 94% English-only · Chinese 3% Spanish 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: ▲ 8.13%
• Current HPI: 285.9921
• 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

+85.8% since first listed

6 events — show timeline

• 2026-01-26 Pending — CNYIS
• 2026-01-26 Listed $129,900 CNYIS
• 2012-06-12 Listing Removed — CNYIS
• 2012-06-08 Sold (Public Records) $74,000 Public Records
• 2012-06-06 Sold (MLS) $74,000 CNYIS
• 2012-02-02 Listed $69,900 CNYIS

Property tax history

+3.2%/yr

Latest (2025): $3,621 · +1.6% YoY. Source: county tax records.