8190 Mantova Dr · North Syracuse, NY 13041

$249,999

3 bd · 1.5 ba · 1,520 sqft · SingleFamily public records · 5 Days on market

Built 1976 8,970 sqft lot Est $290k · 14% 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 +20.8/30.0
• ARV discount +13.7/15.0
• DSCR +6.6/10.0
• 1% rule +5.8/10.0
• Schools +4.2/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

UPDATE: Seller is in receipt of multiple offers. Seller has set a best and final offer deadline of Monday June 15th at 8pm. Thank you for showing and best of luck. Mike Located in Clay with its proximity to major highways, shopping and Micron development, this well-maintained split level 3 bedroom 1.5 bath home is move in ready. The main level offers a spacious living room, dining room and kitchen with all appliances. A beautiful lower level fully finished family room offers a wood burning fireplace and half bath to relax after a busy day. Well insulated home with A/C provides cool summers and warm winters with low energy bills. A very clean basement has plenty of shelving for storage an

Key facts

• Solid patio area
• Well insulated home
• Fully fenced yard

Tags

• FULLY FINISHED FAMILY ROOM
• WOOD BURNING FIREPLACE
• WELL INSULATED HOME
• FULLY FENCED YARD
• SOLID PATIO AREA
• PLENTY OF SHELVING FOR STORAGE

Property features AI

Exterior

• Parking: Attached garage with electricity; 1 garage space
• Utilities: Public water (connected); Sewer connected; Cable available; High-speed internet available; Electric service with circuit breakers
• Home design: 3-story existing residence; Entry level information not specified; Facing direction not specified
• Construction: Vinyl siding; Copper plumbing; Architectural shingle roof; Block foundation; Built as existing (year built details: existing)
• Exterior features: Blacktop driveway; Patio; Rectangular residential lot; City street frontage; Lot dimensions approximately 78 x 115

Interior

• Kitchen: Electric cooktop; Dishwasher; Refrigerator
• Bedrooms: Total rooms: 7
• Flooring: Carpet; Laminate; Varies
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Gas heating with baseboard and forced air; Central air; Window AC units
• Interior features: Country kitchen; Window treatments; Drapes; Recreation room; Family room; Basement finished area (below grade)
• Laundry & utility: Washer and dryer; Laundry located in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $344 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Cap rate 7.9% vs local median 5.1% in North Syracuse — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 72/100 on livability (#379 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living A; Watch: schools C-, 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: 63 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 616 units permitted in Onondaga County in 2024 (256 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 5 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $249,999

Questions for the listing agent

1. Built in 1976 — 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. 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?
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: 1.08% ✓
• Cap rate: 7.94%
• Cash-on-cash: 5.90%
• DSCR: 1.26
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $290,320
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5317 Fortuna Pkwy	0.03mi	3/2.5	1,520 (0%)	4mo	$300,000	$197	91
8221 Lucchesi Dr	0.10mi	3/2.0	1,500 (-1%)	5mo	$270,000	$180	87
8046 Bamm Hollow Rd	0.31mi	3/1.5	1,552 (+2%)	1mo	$315,000	$203	81
8133 Duncowing Ln	0.27mi	4/2.0 (+1)	1,520 (0%)	6mo	$250,000	$164	75
8237 Mantova Dr	0.18mi	4/2.0 (+1)	1,632 (+7%)	1mo	$268,250	$164	72
8084 Bamm Hollow Rd	0.50mi	3/1.5	1,508 (-1%)	7mo	$296,600	$197	70
8175 Caughdenoy Rd	0.48mi	3/1.5	1,468 (-3%)	3mo	$280,900	$191	69
7998 Trina Cir	0.70mi	3/1.5	1,513 (-0%)	3mo	$281,000	$186	64
8196 Rizzo Dr	0.40mi	4/1.5 (+1)	1,404 (-8%)	2mo	$330,000	$235	62
8025 Bamm Hollow Rd	0.28mi	3/2.0	1,700 (+12%)	4mo	$300,000	$176	62
8104 Maple Rd	0.62mi	3/1.0	1,660 (+9%)	0mo	$295,000	$178	54
5496 Tobin Path	0.75mi	3/2.0	1,400 (-8%)	2mo	$410,000	$293	49

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: -7.2%
• Equity multiple: 0.74×
• Total profit: $-18,523
• Equity at exit: $37,276

10-year hold

• IRR: 2.5%
• Equity multiple: 1.18×
• Total profit: $12,415
• Equity at exit: $21,615

Cash invested: $70,000 (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 13041

• Active inventory: 63
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $2,711 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$383 /mo · $4,592/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$569
• Net cashflow: $344

Break-even live

Break-even rent $2,276

Max offer price $249,999

Occupancy floor 82%

Sensitivity live

Price	-10% $485	-5% $415	+0% $344	+5% $273	+10% $202
Rent	-10% $130	-5% $237	+0% $344	+5% $451	+10% $558
Rate	-1.0pp $470	-0.5pp $407	base $344	+0.5pp $279	+1.0pp $213

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8244 Mantova Dr Clay, NY	3.0	2.0	1560	$2,800	$1.79	45d	1	0.19mi
8091 Weblank Way Clay, NY	3.0	1.5	1150	$2,200	$1.91	22d	1	0.68mi
5472 Alfreton Dr Clay, NY	3.0	2.0	1328	$2,800	$2.11	22d	1	0.76mi

Listing history 6 events

1. 2026-06-16
   status $249,999 Pending 5 DOM
2. 2026-06-16
   days on market $249,999 Active 5 DOM
3. 2026-06-15
   days on market $249,999 Active 4 DOM
4. 2026-06-14
   days on market $249,999 Active 2 DOM
5. 2026-06-13
   remarks 699-char remark
6. 2026-06-13
   listed $249,999 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: $4,592 · $383/mo
• Projected year-2 tax: $4,592 · $383/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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,532
• − Mortgage interest: −$14,004
• − Property taxes: −$4,592
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,603
• − Management: −$2,603
• − Depreciation: −$7,273
• Taxable income: $209
• Est. tax owed @ 24.0%: −$50
• After-tax cash flow: $4,077/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 — North Syracuse

• Score: 72/100
• State rank: #379
• US rank: #6513

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 20,185
• Population (ZIP): 12,094

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 (83%)
• Race & ethnicity: White 83% Two or more races 10% Black 3% Asian 3% Hispanic / Latino 2%
• Common ancestry: Romanian 7% Lithuanian 3% Slovak 2%
• Foreign-born: 8% · Canada, China, Vietnam
• Languages at home: 89% English-only · Other Indo-European 4% Tagalog/Filipino 3% French/Haitian/Cajun 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: ▼ -235.12%
• Current HPI: 326.7838
• 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

1 event — show timeline

• 2026-06-11 Listed $249,999 CNYIS

Property tax history

+4.4%/yr

Latest (2025): $4,592 · +1.5% YoY. Source: county tax records.