624 Plymouth Ave · Mattydale, NY 13211

$159,900

3 bd · 1.0 ba · 1,107 sqft · SingleFamily public records · 15 Days on market

Built 1950 7,560 sqft lot Est $219k · 27% 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 +23.6/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +7.6/10.0
• 1% rule +7.3/10.0
• Schools +4.2/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

2 Bedroom 1 bath home located close to all shopping, entertainment, schools and minutes for major highway interchanges, this great starter home would be perfect for a small family starting out or maybe that couple thinking of retirement and wanting to downsize. Has an upgraded bathroom and the rest can be upgraded your way. Has 1 car detached garage and large back yard as well.

Key facts

• Large lot
• Dead-end street
• 7,560 sq ft lot

Tags

• FIRST-FLOOR PRIMARY BEDROOM
• ENCLOSED FRONT ENTRYWAY
• LARGE LOT
• DEAD-END STREET

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $301 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $158k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 5.4% in Mattydale — 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 (#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: 21 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 616 units permitted in Onondaga County in 2024 (256 in 5+ unit buildings).

Forward outlook

• In year one you build about $17k of equity ($1k loan paydown + $16k 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 $45k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y ago; this cycle's ask has dropped $20k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $50k; list at $160k implies a 220% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $157,501 (1.5% below list)

Questions for the listing agent

1. Built in 1950 — 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. 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: 1.23% ✓
• Cap rate: 8.55%
• Cash-on-cash: 8.06%
• DSCR: 1.36
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $219,186
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
155 Malden Rd	0.23mi	3/2.0	1,080 (-2%)	1mo	$210,000	$194	80
406 Beley Ave	0.42mi	3/2.0	1,156 (+4%)	1mo	$255,000	$221	69
134 Malden Rd	0.34mi	4/1.5 (+1)	1,086 (-2%)	8mo	$215,270	$198	68
209 Northwood Dr	0.56mi	4/2.0 (+1)	1,107 (0%)	1mo	$235,000	$212	64
221 Campbell Rd	0.32mi	2/1.0 (-1)	1,044 (-6%)	8mo	$148,400	$142	64
624 Breman Ave	0.06mi	3/3.0	1,256 (+14%)	5mo	$144,200	$115	63
105 Florida Rd S	0.63mi	3/2.0	1,118 (+1%)	3mo	$242,500	$217	62
104 Sand Rd	0.50mi	2/1.5 (-1)	1,144 (+3%)	8mo	$195,000	$170	58
367 Matty Ave	0.48mi	3/1.5	1,013 (-8%)	5mo	$249,200	$246	58
106 Westwood Ave	0.56mi	3/1.5	1,176 (+6%)	8mo	$182,000	$155	55
718 Matty Ave	0.58mi	2/1.0 (-1)	952 (-14%)	1mo	$210,000	$221	43
108 Earl Ave	0.57mi	2/1.0 (-1)	961 (-13%)	7mo	$171,900	$179	41

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: 30.2%
• Equity multiple: 3.38×
• Total profit: $106,356
• Equity at exit: $144,051

10-year hold

• IRR: 26.2%
• Equity multiple: 7.66×
• Total profit: $298,375
• Equity at exit: $310,651

Cash invested: $44,772 (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: 21
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,962 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$344 /mo · $4,132/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$412
• Net cashflow: $301

Break-even live

Break-even rent $1,582

Max offer price $159,900

Occupancy floor 80%

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	14d	1	0.90mi
106 Harrington St Syracuse, NY	3.0	1.0	1168	$1,875	$1.61	44d	1	1.15mi
103 Hyland Dr Syracuse, NY	3.0	1.0	1260	$2,400	$1.90	14d	1	1.16mi

Listing history 16 events

1. 2026-04-28
   status Pending
2. 2026-04-20
   price $159,900
3. 2026-04-13
   listed $179,900 Active
4. 2022-10-28
   soldstatus $50,000 Closed Sale or Rented 380-char remark

   Show marketing remark (380 chars)

   2 Bedroom 1 bath home located close to all shopping, entertainment, schools and minutes for major highway interchanges, this great starter home would be perfect for a small family starting out or maybe that couple thinking of retirement and wanting to downsize. Has an upgraded bathroom and the rest can be upgraded your way. Has 1 car detached garage and large back yard as well.

5. 2022-10-18
   status Pending Sale 380-char remark

   Show marketing remark (380 chars)

   2 Bedroom 1 bath home located close to all shopping, entertainment, schools and minutes for major highway interchanges, this great starter home would be perfect for a small family starting out or maybe that couple thinking of retirement and wanting to downsize. Has an upgraded bathroom and the rest can be upgraded your way. Has 1 car detached garage and large back yard as well.

6. 2022-10-15
   status Under Contract- Do Not Show 380-char remark

   Show marketing remark (380 chars)

   2 Bedroom 1 bath home located close to all shopping, entertainment, schools and minutes for major highway interchanges, this great starter home would be perfect for a small family starting out or maybe that couple thinking of retirement and wanting to downsize. Has an upgraded bathroom and the rest can be upgraded your way. Has 1 car detached garage and large back yard as well.

7. 2022-10-13
   historical Continue to Show- Under Contract 380-char remark

   Show marketing remark (380 chars)

   2 Bedroom 1 bath home located close to all shopping, entertainment, schools and minutes for major highway interchanges, this great starter home would be perfect for a small family starting out or maybe that couple thinking of retirement and wanting to downsize. Has an upgraded bathroom and the rest can be upgraded your way. Has 1 car detached garage and large back yard as well.

8. 2022-09-30
   price $52,500 380-char remark

   Show marketing remark (380 chars)

   2 Bedroom 1 bath home located close to all shopping, entertainment, schools and minutes for major highway interchanges, this great starter home would be perfect for a small family starting out or maybe that couple thinking of retirement and wanting to downsize. Has an upgraded bathroom and the rest can be upgraded your way. Has 1 car detached garage and large back yard as well.

9. 2022-09-03
   price $59,900 380-char remark

   Show marketing remark (380 chars)

   2 Bedroom 1 bath home located close to all shopping, entertainment, schools and minutes for major highway interchanges, this great starter home would be perfect for a small family starting out or maybe that couple thinking of retirement and wanting to downsize. Has an upgraded bathroom and the rest can be upgraded your way. Has 1 car detached garage and large back yard as well.

10. 2022-08-04
    price $72,500 380-char remark

    Show marketing remark (380 chars)

    2 Bedroom 1 bath home located close to all shopping, entertainment, schools and minutes for major highway interchanges, this great starter home would be perfect for a small family starting out or maybe that couple thinking of retirement and wanting to downsize. Has an upgraded bathroom and the rest can be upgraded your way. Has 1 car detached garage and large back yard as well.

11. 2022-06-29
    listed $79,900 Active 380-char remark

    Show marketing remark (380 chars)

    2 Bedroom 1 bath home located close to all shopping, entertainment, schools and minutes for major highway interchanges, this great starter home would be perfect for a small family starting out or maybe that couple thinking of retirement and wanting to downsize. Has an upgraded bathroom and the rest can be upgraded your way. Has 1 car detached garage and large back yard as well.

12. 2020-12-21
    historical
13. 2020-11-16
    status Active
14. 2020-11-15
    historical
15. 2020-10-23
    price $59,900
16. 2020-09-24
    listed $64,900 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: $4,132 · $344/mo
• Projected year-2 tax: $4,132 · $344/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 6/10 Major FEMA zone X (unshaded) · 70% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°F today · 16 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: $23,547
• − Mortgage interest: −$8,957
• − Property taxes: −$4,132
• − Insurance: −$800
• − Repairs & maintenance: −$1,884
• − Management: −$1,884
• − Depreciation: −$4,652
• Taxable income: $1,240
• Est. tax owed @ 24.0%: −$298
• After-tax cash flow: $3,311/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

+146.4% since first listed

16 events — show timeline

• 2026-04-28 Pending — CNYIS
• 2026-04-20 Price Changed $159,900 CNYIS
• 2026-04-13 Listed $179,900 CNYIS
• 2022-10-28 Sold (MLS) $50,000 CNYIS
• 2022-10-18 Pending — CNYIS
• 2022-10-15 Pending — CNYIS
• 2022-10-13 Contingent — CNYIS
• 2022-09-30 Price Changed $52,500 CNYIS
• 2022-09-03 Price Changed $59,900 CNYIS
• 2022-08-04 Price Changed $72,500 CNYIS
• 2022-06-29 Listed $79,900 CNYIS
• 2020-12-21 Listing Removed — CNYIS
• 2020-11-16 Relisted — CNYIS
• 2020-11-15 Listing Removed — CNYIS
• 2020-10-23 Price Changed $59,900 CNYIS
• 2020-09-24 Listed $64,900 CNYIS

Property tax history

+3.5%/yr

Latest (2025): $4,132 · -0.7% YoY. Source: county tax records.