4985 Woodmark Dr · North Syracuse, NY 13088

$269,000

3 bd · 1.5 ba · 1,638 sqft · SingleFamily public records · 7 Days on market

Built 1979 0.47 ac lot $164/sqft · at area comps Est $275k · at est.

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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).

• Cash flow +11.6/30.0
• ARV discount +8.5/15.0
• 1% rule +4.3/10.0
• Schools +4.2/10.0
• Livability +3.6/5.0
• DSCR +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this split-level home offering space, functionality and great outdoor living! This home is located in the town of Clay and North Syracuse School District; featuring 3 bedrooms and 1.5 bathrooms. Step inside to find a smaller front living room, perfect for a cozy sitting area, along with an oversized living space featuring a stone wood burning fireplace - ideal for relaxing. This additional living area also included a convenient half bathroom, making it perfect for guests, along with sliding glass doors that lead directly to the back deck for easy outdoor access. The renovated kitchen showcases beautiful cabinetry and stainless steel appliances with a formal dining area. The upper

Key facts

• Finished space
• Sliding glass doors
• Renovated kitchen

Tags

• STONE WOOD BURNING FIREPLACE
• SLIDING GLASS DOORS
• RENOVATED KITCHEN
• STAINLESS STEEL APPLIANCES
• PRIVATE OPEN DECK
• FINISHED SPACE

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water connected; Sewer connected
• Home design: Single-story home; Existing/resale property
• Construction: Aluminum siding; Vinyl siding; Block foundation
• Exterior features: Blacktop driveway; Open porch; Deck

Interior

• Kitchen: Electric oven; Electric range; Dishwasher; Refrigerator
• Bedrooms: Total rooms include living spaces, office, recreation, family room, bonus room and other room types
• Flooring: Hardwood; Tile; Varied flooring
• Bathrooms: 1 full bathroom; 1 half bathroom; One main-level bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Ceiling fans; Separate/formal dining room; Separate/formal living room; Home office; Bonus/other rooms; See remarks
• Laundry & utility: Washer and dryer; Laundry located in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $269k.

Deal economics

• At list price, monthly cash flow is $-83 ($-995/yr) — negative.
• To cash-flow at today's rent, offer at most $254k (5.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $250k (7.1% below list).
• Recommended offer: $250k (7.1% below list) — sets the bar for 1% rule.

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: 68 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 7 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $250,000 (7.1% 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 1979 — 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. 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?
5. 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?
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: 0.93% ✗
• Cap rate: 5.92%
• Cash-on-cash: -1.32%
• DSCR: 0.94
• GRM: 9.0

CMA / ARV

• ARV (median comp): $275,248
• List price: $269,000
• Delta: -2.27%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4953 Stillwood Ln	0.08mi	3/2.0	1,520 (-7%)	1mo	$300,000	$197	81
7617 Fitzpatrick Dr	0.14mi	3/2.5	1,708 (+4%)	7mo	$265,000	$155	77
4970 Woodmark Dr	0.12mi	3/2.0	1,468 (-10%)	7mo	$225,000	$153	69
4987 Dahlia Cir	0.32mi	3/1.5	1,520 (-7%)	5mo	$250,000	$164	69
4910 Dahlia Cir	0.22mi	3/1.5	1,470 (-10%)	6mo	$298,000	$203	68
4913 Look Kinney Cir	0.38mi	3/1.5	1,540 (-6%)	6mo	$388,000	$252	67
4741 New Hope S	0.48mi	3/2.0	1,560 (-5%)	1mo	$320,000	$205	66
4957 Look Kinney Cir	0.40mi	3/3.0	1,736 (+6%)	0mo	$367,000	$211	65
7728 Tirrell Hill Cir	0.24mi	3/2.5	1,860 (+14%)	2mo	$380,000	$204	61
4943 Look Kinney Cir	0.34mi	3/1.5	1,840 (+12%)	6mo	$301,200	$164	59
4763 Stonehurst Rd	0.53mi	3/2.5	1,528 (-7%)	7mo	$281,000	$184	54
4783 Haverton Ln	0.44mi	4/1.5 (+1)	1,850 (+13%)	5mo	$289,000	$156	48

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: -18.4%
• Equity multiple: 0.35×
• Total profit: $-48,713
• Equity at exit: $40,109

10-year hold

• IRR: -10.6%
• Equity multiple: 0.36×
• Total profit: $-48,572
• Equity at exit: $23,258

Cash invested: $75,320 (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 13088

• Active inventory: 68
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,500 medium
• Mortgage (P&I): −$1,411
• Tax from tax record: −$535 /mo · $6,422/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $-83

Break-even live

Break-even rent $2,605

Max offer price $254,346

Occupancy floor 98%

Sensitivity live

Price	-10% $69	-5% $-7	+0% $-83	+5% $-159	+10% $-235
Rent	-10% $-280	-5% $-182	+0% $-83	+5% $16	+10% $115
Rate	-1.0pp $53	-0.5pp $-15	base $-83	+0.5pp $-153	+1.0pp $-224

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: $67,250
• Closing costs: $8,070
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7648 Autumnal Ln Liverpool, NY	3.0	1.5	1100	$2,500	$2.27	14d	1	0.35mi

Listing history 2 events

1. 2026-05-11
   status Pending 1470-char remark
2. 2026-05-04
   listed $269,000 Active 1470-char remark

ⓘ 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: $6,422 · $535/mo
• Projected year-2 tax: $6,422 · $535/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 · 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: $30,000
• − Mortgage interest: −$15,068
• − Property taxes: −$6,422
• − Insurance: −$1,345
• − Repairs & maintenance: −$2,400
• − Management: −$2,400
• − Depreciation: −$7,825
• Taxable loss: −$5,461
• Est. tax savings @ 24.0%: +$1,311
• After-tax cash flow: $315/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): 21,875

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 (84%)
• Race & ethnicity: White 84% Hispanic / Latino 5% Two or more races 5% Asian 4% Black 3%
• Common ancestry: Romanian 8% Lithuanian 4% Italian 2%
• Foreign-born: 8% · Canada, Vietnam, China
• Languages at home: 89% English-only · Spanish 3% Other Indo-European 2% Vietnamese 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: ▼ -185.59%
• Current HPI: 334.0109
• 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

2 events — show timeline

• 2026-05-11 Pending — CNYIS
• 2026-05-04 Listed $269,000 CNYIS

Property tax history

+3.0%/yr

Latest (2025): $6,422 · +2.4% YoY. Source: county tax records.