1101 Boulevard St · Mattydale, NY 13211

$209,900

2 bd · 1.0 ba · 884 sqft · SingleFamily public records · 11 Days on market

Built 1955 6,900 sqft lot Est $179k · 18% over

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Why this score? — see what drove the D- 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).

• Appreciation +10.0/10.0
• Cash flow +8.1/30.0
• Schools +4.2/10.0
• Livability +3.6/5.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• ARV discount +0.0/15.0

Listing remarks

Welcome to this beautifully restored 2 bed, 1 bath Ranch nestled on a generous sized corner lot with loads of improvements, including BRAND NEW ROOF, luxury vinyl tile flooring, wall-to-wall carpeting in bedrooms, butcher block countertops, brand new matching stainless steel appliances, and so much more! Bathroom has all new fixtures including new vanity, new tub and shower surround, and new LVT flooring. Single bay attached garage with garage door opener means no scraping windshields in winter! Electrical and plumbing services have been updated, as well as fresh interior paint throughout the home… just move in and enjoy from Day 1! Conveniently located just minutes from I-81 and the

Key facts

• 6,900 sq ft lot
• Garage
• Built 1955

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $-207 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $173k (17.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $164k (21.8% below list).
• Recommended offer: $164k (21.8% 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; 2 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 $22k of equity ($1k loan paydown + $21k 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.
• By year 2, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $83k; list at $210k implies a 153% 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 $164,095 (21.8% 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 1955 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.78% ✗
• Cap rate: 5.11%
• Cash-on-cash: -4.22%
• DSCR: 0.81
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $178,568
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
193 Medford Rd	0.22mi	2/1.0	936 (+6%)	5mo	$175,000	$187	76
117 Marian Dr	0.08mi	3/1.0 (+1)	936 (+6%)	8mo	$230,000	$246	75
140 Chester Dr	0.43mi	2/1.0	864 (-2%)	5mo	$166,000	$192	72
119 Florida Rd S	0.10mi	3/1.5 (+1)	936 (+6%)	10mo	$185,000	$198	70
718 Matty Ave	0.36mi	2/1.0	952 (+8%)	2mo	$210,000	$221	69
112 1/2 Medford Rd	0.26mi	3/1.0 (+1)	936 (+6%)	9mo	$150,000	$160	66
103 Chester Dr	0.45mi	2/1.5	792 (-10%)	3mo	$159,900	$202	57
201 Beley Ave	0.63mi	2/1.0	814 (-8%)	7mo	$144,500	$178	52
367 Matty Ave	0.38mi	3/1.5 (+1)	1,013 (+15%)	5mo	$249,200	$246	47
108 Earl Ave	0.72mi	2/1.0	961 (+9%)	7mo	$171,900	$179	46
212 Florida Rd N	0.38mi	3/1.5 (+1)	1,014 (+15%)	10mo	$210,000	$207	43
119 Earl Ave	0.71mi	2/1.0	768 (-13%)	9mo	$189,900	$247	37

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: 21.3%
• Equity multiple: 2.72×
• Total profit: $101,209
• Equity at exit: $189,095

10-year hold

• IRR: 19.3%
• Equity multiple: 6.25×
• Total profit: $308,510
• Equity at exit: $407,790

Cash invested: $58,772 (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 13211

• Home prices YoY: 10.7%
• Active inventory: 20
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,641 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$315 /mo · $3,778/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $-207

Break-even live

Break-even rent $1,903

Max offer price $173,385

Occupancy floor —

Sensitivity live

Price	-10% $-88	-5% $-147	+0% $-207	+5% $-266	+10% $-326
Rent	-10% $-336	-5% $-272	+0% $-207	+5% $-142	+10% $-77
Rate	-1.0pp $-101	-0.5pp $-153	base $-207	+0.5pp $-261	+1.0pp $-316

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: $52,475
• Closing costs: $6,297
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2802 Lemoyne Ave Unit 1 Syracuse, NY	3.0	1.0	988	$1,700	$1.72	15d	1	0.67mi
286 Ross Park Syracuse, NY	3.0	1.0	1100	$1,500	$1.36	46d	1	1.43mi

Listing history 8 events

1. 2026-04-28
   status Pending
2. 2026-04-20
   historical Active Under Contract
3. 2026-04-17
   listed $209,900 Active
4. 2026-02-11
   soldstatus $83,000
5. 2026-01-30
   status Pending
6. 2026-01-26
   historical Active Under Contract
7. 2026-01-25
   historical
8. 2026-01-22
   listed $199,900 Active

ⓘ 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: $3,778 · $315/mo
• Projected year-2 tax: $3,778 · $315/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 2/10 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: $19,691
• − Mortgage interest: −$11,758
• − Property taxes: −$3,778
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,575
• − Management: −$1,575
• − Depreciation: −$6,106
• Taxable loss: −$6,151
• Est. tax savings @ 24.0%: +$1,476
• After-tax cash flow: $-1,004/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

+5.0% since first listed

8 events — show timeline

• 2026-04-28 Pending — CNYIS
• 2026-04-20 Contingent — CNYIS
• 2026-04-17 Listed $209,900 CNYIS
• 2026-02-11 Sold (Public Records) $83,000 Public Records
• 2026-01-30 Pending — CNYIS
• 2026-01-26 Contingent — CNYIS
• 2026-01-25 Listing Removed — CNYIS
• 2026-01-22 Listed $199,900 CNYIS

Property tax history

+2.6%/yr

Latest (2025): $3,778 · -0.8% YoY. Source: county tax records.