106 Garden City Dr · Mattydale, NY 13211

$259,900

3 bd · 2.0 ba · 1,098 sqft · Other public records · 235 Days on market

Built 1940 8,500 sqft lot $237/sqft · 49% above area Est $366k · 29% under

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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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Schools +4.2/10.0
• Livability +3.6/5.0
• Cash flow +2.9/30.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Beautiful property, generates great income! 3 structures on one property. first building features downstairs and upstairs apt and full basement second building is a one family house with full basement third building is a one bedroom apt with a back shed, no basement but utility room! Each apt has a parking spot and there is plenty of parking for visitors All 4 apts generate approximately $3,500 a month for rent. No FHA mortgages as the current owner will not evict current renters.

Key facts

• Back shed
• Utility room
• Parking spot

Tags

• 3 STRUCTURES ON ONE PROPERTY
• FULL BASEMENT
• BACK SHED
• UTILITY ROOM
• PARKING SPOT
• PLENTY OF PARKING FOR VISITORS

🏷️ Possibly a rental listed for sale. The $259,900 price doesn't fit this home's estimated sale value (~$365,890) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $260k.

Deal economics

• At list price, monthly cash flow is $-851 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $186k (28.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $176k (32.1% below list).
• Recommended offer: $176k (32.1% below list) — sets the bar for 1% rule.
• Cap rate 2.4% vs local median 5.5% in Mattydale — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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; 7 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% 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 $28k of equity ($2k loan paydown + $26k 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 ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 235 days — a 12% lower offer ($229k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 6y ago 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 $155k; list at $260k implies a 68% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.6% of price; built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $176,412 (32.1% 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. It's been on market 235 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
3. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 0.68% ✗
• Cap rate: 2.36%
• Cash-on-cash: -14.04%
• DSCR: 0.38
• GRM: 12.3

CMA / ARV

• ARV (median comp): $365,890
• List price: $259,900
• Delta: -28.97%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.6%
• Equity multiple: 2.20×
• Total profit: $87,633
• Equity at exit: $234,139

10-year hold

• IRR: 14.4%
• Equity multiple: 5.14×
• Total profit: $301,303
• Equity at exit: $504,929

Cash invested: $72,772 (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: 12.3×

Monthly cashflow live

• Estimated rent: $1,764 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$774 /mo · $9,284/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$370
• Net cashflow: $-851

Break-even live

Break-even rent $2,842

Max offer price $185,685

Occupancy floor —

Sensitivity live

Price	-10% $-704	-5% $-778	+0% $-851	+5% $-925	+10% $-998
Rent	-10% $-991	-5% $-921	+0% $-851	+5% $-782	+10% $-712
Rate	-1.0pp $-720	-0.5pp $-785	base $-851	+0.5pp $-919	+1.0pp $-987

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
106 Harrington St Syracuse, NY	3.0	1.0	1168	$1,875	$1.61	45d	1	0.15mi
2802 Lemoyne Ave Unit 1 Syracuse, NY	3.0	1.0	988	$1,700	$1.72	15d	1	0.17mi
1140 Wolf St Apt 3 Syracuse, NY	2.0	1.0	800	$1,200	$1.50	45d	1	1.02mi
1132 Wolf St Unit 4 Syracuse, NY	3.0	1.0	1041	$1,350	$1.30	45d	1	1.03mi
6715 Buckley Rd Syracuse, NY	1.0–2.0	1.0	725	$2,175	$3.00	15d	5	1.22mi
286 Ross Park Syracuse, NY	3.0	1.0	1100	$1,500	$1.36	46d	1	1.22mi
103 Hyland Dr Syracuse, NY	3.0	1.0	1260	$2,400	$1.90	15d	1	1.31mi

Listing history 26 events

1. 2026-05-05
   status Pending 490-char remark

   Show marketing remark (490 chars)

   Beautiful property, generates great income! 3 structures on one property. first building features downstairs and upstairs apt and full basement second building is a one family house with full basement third building is a one bedroom apt with a back shed, no basement but utility room! Each apt has a parking spot and there is plenty of parking for visitors All 4 apts generate approximately $3,500 a month for rent. No FHA mortgages as the current owner will not evict current renters.

2. 2026-03-10
   status Active 490-char remark

   Show marketing remark (490 chars)

   Beautiful property, generates great income! 3 structures on one property. first building features downstairs and upstairs apt and full basement second building is a one family house with full basement third building is a one bedroom apt with a back shed, no basement but utility room! Each apt has a parking spot and there is plenty of parking for visitors All 4 apts generate approximately $3,500 a month for rent. No FHA mortgages as the current owner will not evict current renters.

3. 2026-03-10
   price $259,900 490-char remark

   Show marketing remark (490 chars)

   Beautiful property, generates great income! 3 structures on one property. first building features downstairs and upstairs apt and full basement second building is a one family house with full basement third building is a one bedroom apt with a back shed, no basement but utility room! Each apt has a parking spot and there is plenty of parking for visitors All 4 apts generate approximately $3,500 a month for rent. No FHA mortgages as the current owner will not evict current renters.

4. 2025-11-03
   historical Active Under Contract 490-char remark

   Show marketing remark (490 chars)

   Beautiful property, generates great income! 3 structures on one property. first building features downstairs and upstairs apt and full basement second building is a one family house with full basement third building is a one bedroom apt with a back shed, no basement but utility room! Each apt has a parking spot and there is plenty of parking for visitors All 4 apts generate approximately $3,500 a month for rent. No FHA mortgages as the current owner will not evict current renters.

5. 2025-10-14
   price $264,900 490-char remark

   Show marketing remark (490 chars)

   Beautiful property, generates great income! 3 structures on one property. first building features downstairs and upstairs apt and full basement second building is a one family house with full basement third building is a one bedroom apt with a back shed, no basement but utility room! Each apt has a parking spot and there is plenty of parking for visitors All 4 apts generate approximately $3,500 a month for rent. No FHA mortgages as the current owner will not evict current renters.

6. 2025-09-12
   listed $269,900 Active 490-char remark

   Show marketing remark (490 chars)

   Beautiful property, generates great income! 3 structures on one property. first building features downstairs and upstairs apt and full basement second building is a one family house with full basement third building is a one bedroom apt with a back shed, no basement but utility room! Each apt has a parking spot and there is plenty of parking for visitors All 4 apts generate approximately $3,500 a month for rent. No FHA mortgages as the current owner will not evict current renters.

7. 2025-07-02
   historical
8. 2025-03-28
   price $269,900
9. 2025-02-25
   price $274,900
10. 2025-01-08
    price $279,900
11. 2025-01-02
    listed $290,000 Active
12. 2024-12-18
    historical
13. 2024-12-02
    status Active
14. 2024-10-03
    status Active
15. 2024-07-25
    status Pending
16. 2024-07-05
    price $290,000
17. 2024-07-05
    price $29,000
18. 2024-06-18
    listed $299,900 Active
19. 2020-07-30
    soldstatus $154,900
20. 2020-07-22
    soldstatus $154,900 Closed Sale or Rented
21. 2020-06-15
    status Pending Sale
22. 2020-05-14
    status Under Contract- Do Not Show
23. 2020-05-08
    historical Continue to Show- Under Contract
24. 2020-04-30
    price $159,990
25. 2020-02-28
    listed $175,000 Active
26. 2004-12-22
    soldstatus $110,500

ⓘ 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: $9,284 · $774/mo
• Projected year-2 tax: $9,284 · $774/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: $21,169
• − Mortgage interest: −$14,558
• − Property taxes: −$9,284
• − Insurance: −$1,300
• − Repairs & maintenance: −$1,694
• − Management: −$1,694
• − Depreciation: −$7,561
• Taxable loss: −$14,921
• Est. tax savings @ 24.0%: +$3,581
• After-tax cash flow: $-6,634/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

+135.2% since first listed

26 events — show timeline

• 2026-05-05 Pending — CNYIS
• 2026-03-10 Relisted — CNYIS
• 2026-03-10 Price Changed $259,900 CNYIS
• 2025-11-03 Contingent — CNYIS
• 2025-10-14 Price Changed $264,900 CNYIS
• 2025-09-12 Listed $269,900 CNYIS
• 2025-07-02 Listing Removed — CNYIS
• 2025-03-28 Price Changed $269,900 CNYIS
• 2025-02-25 Price Changed $274,900 CNYIS
• 2025-01-08 Price Changed $279,900 CNYIS
• 2025-01-02 Listed $290,000 CNYIS
• 2024-12-18 Listing Removed — CNYIS
• 2024-12-02 Relisted — CNYIS
• 2024-10-03 Relisted — CNYIS
• 2024-07-25 Pending — CNYIS
• 2024-07-05 Price Changed $290,000 CNYIS
• 2024-07-05 Price Changed $29,000 CNYIS
• 2024-06-18 Listed $299,900 CNYIS
• 2020-07-30 Sold (Public Records) $154,900 Public Records
• 2020-07-22 Sold (MLS) $154,900 CNYIS
• 2020-06-15 Pending — CNYIS
• 2020-05-14 Pending — CNYIS
• 2020-05-08 Contingent — CNYIS
• 2020-04-30 Price Changed $159,990 CNYIS
• 2020-02-28 Listed $175,000 CNYIS
• 2004-12-22 Sold (Public Records) $110,500 Public Records

Property tax history

+2.6%/yr

Latest (2025): $9,284 · -0.5% YoY. Source: county tax records.