104 Garden City Dr · Mattydale, NY 13211

$149,900

3 bd · 1.0 ba · 1,386 sqft · SingleFamily public records · 10 Days on market

Built 1940 8,500 sqft lot Est $205k · 27% under ↓ 15% since listing

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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 +21.6/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• 1% rule +6.9/10.0
• DSCR +6.9/10.0
• Schools +4.2/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Opportunity awaits at 104 Garden City Drive in Syracuse! Located within the highly desirable Cicero-North Syracuse School District, this spacious 4-bedroom, 2 full-bath single-family home offers tremendous potential for homeowners, investors, or rehab-minded buyers. Featuring solid bones and a functional layout, the property includes a convenient first-floor bedroom and full bathroom, a welcoming sun porch, off-street parking, and a detached garage. With some updating and renovation, this home can be transformed into a fantastic primary residence or investment property. Conveniently situated just minutes from major highways, shopping, dining, schools, and other everyday amenities, the locat

Key facts

• First-floor bedroom
• Sun porch
• Full bathroom

Tags

• FIRST-FLOOR BEDROOM
• FULL BATHROOM
• SUN PORCH
• OFF-STREET PARKING
• DETACHED GARAGE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $226 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 8.1% 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; 5 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; 616 units permitted in Onondaga County in 2024 (256 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $15k 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 $42k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts; this cycle's ask has dropped $40k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $149,900

Questions for the listing agent

1. Built in 1940 — 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: 1.19% ✓
• Cap rate: 8.11%
• Cash-on-cash: 6.47%
• DSCR: 1.29
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $205,128
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1911 Brewerton Rd	0.08mi	4/2.0 (+1)	1,462 (+6%)	2mo	$222,200	$152	76
223 W Molloy Rd	0.27mi	4/1.0 (+1)	1,397 (+1%)	6mo	$185,000	$132	76
217 Mitchell Ave	0.35mi	3/2.0	1,370 (-1%)	5mo	$190,000	$139	74
162 Mc Alpine St	0.49mi	3/1.5	1,344 (-3%)	3mo	$209,000	$156	68
—	0.33mi	4/1.0 (+1)	1,465 (+6%)	4mo	$210,990	$144	66
132 Lind Ave	0.48mi	3/1.0	1,284 (-7%)	2mo	$190,000	$148	64
229 Brookfield Rd	0.24mi	3/1.0	1,584 (+14%)	8mo	$200,000	$126	58
321 Richfield Blvd	0.34mi	3/1.0	1,180 (-15%)	9mo	$150,000	$127	51
212 Leonard St	0.32mi	4/1.0 (+1)	1,582 (+14%)	7mo	$190,000	$120	51
125 1/2 Westview Ave	0.73mi	4/1.5 (+1)	1,292 (-7%)	3mo	$220,000	$170	45
209 Breman Ave	0.69mi	2/2.0 (-1)	1,473 (+6%)	7mo	$227,900	$155	42
405 E Molloy Rd	0.62mi	3/2.5	1,518 (+10%)	10mo	$245,000	$161	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: 29.0%
• Equity multiple: 3.29×
• Total profit: $96,179
• Equity at exit: $135,042

10-year hold

• IRR: 25.2%
• Equity multiple: 7.48×
• Total profit: $272,133
• Equity at exit: $291,223

Cash invested: $41,972 (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: 7.0×

Monthly cashflow live

• Estimated rent: $1,791 high
• Mortgage (P&I): −$786
• Tax from tax record: −$340 /mo · $4,082/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $226

Break-even live

Break-even rent $1,505

Max offer price $149,900

Occupancy floor 82%

Sensitivity live

Price	-10% $311	-5% $269	+0% $226	+5% $184	+10% $142
Rent	-10% $85	-5% $156	+0% $226	+5% $297	+10% $368
Rate	-1.0pp $302	-0.5pp $265	base $226	+0.5pp $188	+1.0pp $148

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
106 Harrington St Syracuse, NY	3.0	1.0	1168	$1,875	$1.61	44d	1	0.15mi
2802 Lemoyne Ave Unit 1 Syracuse, NY	3.0	1.0	988	$1,700	$1.72	14d	1	0.17mi
1132 Wolf St Unit 4 Syracuse, NY	3.0	1.0	1041	$1,350	$1.30	44d	1	1.03mi
286 Ross Park Syracuse, NY	3.0	1.0	1100	$1,500	$1.36	45d	1	1.22mi
103 Hyland Dr Syracuse, NY	3.0	1.0	1260	$2,400	$1.90	14d	1	1.31mi

Listing history 16 events

1. 2026-06-18
   days on market $149,900 Active 10 DOM
2. 2026-06-17
   days on market $149,900 Active 9 DOM
3. 2026-06-16
   days on market $149,900 Active 8 DOM
4. 2026-06-15
   days on market $149,900 Active 7 DOM
5. 2026-06-14
   days on market $149,900 Active 5 DOM
6. 2026-06-13
   days on market $149,900 Active 4 DOM
7. 2026-06-10
   days on market $149,900 Active 2 DOM
8. 2026-06-09
   remarks 699-char remark
9. 2026-06-09
   pricestatusdays on marketlisting id $149,900 Active 1 DOM
10. 2026-04-13
    status Pending
11. 2026-03-14
    price $159,900
12. 2026-03-05
    price $169,900
13. 2026-02-17
    price $179,900
14. 2026-01-22
    listed $189,900 Active
15. 2025-09-16
    historical
16. 2025-09-12
    listed $189,000 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: $4,082 · $340/mo
• Projected year-2 tax: $4,082 · $340/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: $21,495
• − Mortgage interest: −$8,397
• − Property taxes: −$4,082
• − Insurance: −$750
• − Repairs & maintenance: −$1,720
• − Management: −$1,720
• − Depreciation: −$4,361
• Taxable income: $467
• Est. tax owed @ 24.0%: −$112
• After-tax cash flow: $2,605/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

-15.4% since first listed

7 events — show timeline

• 2026-04-13 Pending — CNYIS
• 2026-03-14 Price Changed $159,900 CNYIS
• 2026-03-05 Price Changed $169,900 CNYIS
• 2026-02-17 Price Changed $179,900 CNYIS
• 2026-01-22 Listed $189,900 CNYIS
• 2025-09-16 Listing Removed — CNYIS
• 2025-09-12 Listed $189,000 CNYIS

Property tax history

+4.4%/yr

Latest (2025): $4,082 · -0.7% YoY. Source: county tax records.