334 Richfield Blvd · Mattydale, NY 13211

$194,900

3 bd · 1.0 ba · 920 sqft · SingleFamily public records · 9 Days on market

Built 1928 8,500 sqft lot $212/sqft · 18% above area Est $201k · 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).

• Appreciation +10.0/10.0
• ARV discount +9.0/15.0
• Cash flow +8.7/30.0
• Schools +4.2/10.0
• Livability +3.6/5.0
• 1% rule +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0

Listing remarks MLS

Best and final due 3pm Monday 10/27. Don’t miss this 3-bedroom, 1-bath home offering incredible potential for the right buyer. This property is in need of significant TLC and restoration, making it an ideal project for investors, flippers, or contractors looking to bring a home back to life. With solid bones and a traditional layout, there’s plenty of room to reimagine and add value throughout. Whether you’re seeking your next renovation project or a long-term investment, this home provides a great opportunity to create something special. Cash only sale—no financing or repairs will be made by the seller. Bring your vision, tools, and creativity—this one has potential written all over it! BEST AND FINAL OFFERS DUE TODAY, MONDAY (10/27/25), AT 3PM!

Key facts

• Enclosed back porch
• New siding
• Large corner lot

Tags

• LARGE CORNER LOT
• NEW SIDING
• NEW ROOF
• LARGE ENCLOSED FRONT PORCH
• ENCLOSED BACK PORCH
• BUTCHER BLOCK COUNTERS

Property features AI

Finance

• Other: Some appliances, HVAC, lighting and windows have energy-efficient features

Exterior

• Parking: Detached garage with electricity (1-car)
• Utilities: Public water connected; Public sewer connected; Circuit breaker electrical service
• Home design: Single-story home; Resale property
• Construction: Vinyl siding; Asphalt roof; Block foundation; Copper and PEX plumbing
• Exterior features: Enclosed porch; Open porch; Blacktop driveway; Shed(s) and exterior storage; Corner lot; Near public transit; Rectangular residential lot; City street frontage

Interior

• Kitchen: Dishwasher; Gas oven; Gas range; Microwave; Refrigerator
• Bedrooms: One bedroom on the main level
• Flooring: Carpet; Luxury vinyl/resilient flooring (varies)
• Bathrooms: One full bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Ceiling fan(s); Separate/formal dining room; Separate/formal living room; Thermal windows
• Laundry & utility: Laundry located in the basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $-163 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $166k (14.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $161k (17.5% below list).
• Recommended offer: $161k (17.5% below list) — sets the bar for 1% rule.

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; 8 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $21k of equity ($1k loan paydown + $19k 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 ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 16y 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 $82k; list at $195k implies a 138% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1928 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $160,698 (17.5% 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 1928 — 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. 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. 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?
7. 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.
8. 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.
9. 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: 0.82% ✗
• Cap rate: 5.29%
• Cash-on-cash: -3.59%
• DSCR: 0.84
• GRM: 10.1

CMA / ARV

• ARV (median comp): $201,412
• List price: $194,900
• Delta: -3.23%
• 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
303 Garden City Dr	0.17mi	3/1.0	912 (-1%)	8mo	$237,440	$260	84
315 Richfield Blvd	0.09mi	3/1.0	968 (+5%)	15mo	$172,500	$178	75
110 Edgemere Rd	0.52mi	3/1.5	910 (-1%)	1mo	$223,000	$245	71
224 Garden City Dr	0.22mi	3/2.0	924 (+0%)	20mo	$159,900	$173	69
308 Richfield Blvd	0.11mi	3/2.0	996 (+8%)	11mo	$150,000	$151	68
324 Leonard St	0.21mi	3/1.0	1,008 (+10%)	9mo	$190,000	$188	66
108 Harrington St	0.48mi	3/1.0	1,056 (+15%)	2mo	$225,000	$213	52
108 Earl Ave	0.73mi	2/1.0 (-1)	961 (+4%)	7mo	$171,900	$179	48
201 Hill Ave	0.65mi	3/1.0	1,040 (+13%)	7mo	$170,000	$163	42
109 Matty Ave	0.68mi	3/2.0	856 (-7%)	16mo	$219,900	$257	39
2502 Brewerton Rd	0.70mi	2/1.0 (-1)	792 (-14%)	7mo	$140,000	$177	34
500 Boulevard St	0.75mi	2/1.0 (-1)	808 (-12%)	12mo	$138,507	$171	30

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: 21.7%
• Equity multiple: 2.76×
• Total profit: $95,823
• Equity at exit: $175,581

10-year hold

• IRR: 19.6%
• Equity multiple: 6.32×
• Total profit: $290,516
• Equity at exit: $378,648

Cash invested: $54,572 (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: 10.1×

Monthly cashflow live

• Estimated rent: $1,607 high
• Mortgage (P&I): −$1,022
• Tax from tax record: −$330 /mo · $3,955/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $-163

Break-even live

Break-even rent $1,814

Max offer price $166,050

Occupancy floor —

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: $48,725
• Closing costs: $5,847
• Reserves months: —
• Total cash needed: —

Rent comps 8 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	13d	1	0.56mi
6715 Buckley Rd Syracuse, NY	1.0–2.0	1.0	725	$2,175	$3.00	13d	5	0.82mi
1140 Wolf St Apt 3 Syracuse, NY	2.0	1.0	800	$1,200	$1.50	43d	1	0.94mi
1132 Wolf St Unit 4 Syracuse, NY	3.0	1.0	1041	$1,350	$1.30	43d	1	0.94mi
122 Beechwood Ave Apt 2 Liverpool, NY	2.0	1.0	616	$1,495	$2.43	43d	1	1.18mi
286 Ross Park Syracuse, NY	3.0	1.0	1100	$1,500	$1.36	44d	1	1.30mi
100 Buckley Rd Liverpool, NY	1.0–2.0	1.0–2.0	985	$3,850	$3.91	13d	1	1.43mi
130 Old Liverpool Rd Liverpool, NY	4.0	1.0	1100	$1,700	$1.55	13d	1	1.49mi

Listing history 9 events

1. 2026-05-12
   listed $194,900 Active 681-char remark
2. 2025-12-10
   soldstatus $82,000
3. 2025-12-09
   soldstatus $82,000 Closed 786-char remark

   Show marketing remark (786 chars)

   Best and final due 3pm Monday 10/27. Don’t miss this 3-bedroom, 1-bath home offering incredible potential for the right buyer. This property is in need of significant TLC and restoration, making it an ideal project for investors, flippers, or contractors looking to bring a home back to life. With solid bones and a traditional layout, there’s plenty of room to reimagine and add value throughout. Whether you’re seeking your next renovation project or a long-term investment, this home provides a great opportunity to create something special. Cash only sale—no financing or repairs will be made by the seller. Bring your vision, tools, and creativity—this one has potential written all over it! BEST AND FINAL OFFERS DUE TODAY, MONDAY (10/27/25), AT 3PM!

4. 2025-10-28
   historical Active Under Contract 786-char remark

   Show marketing remark (786 chars)

   Best and final due 3pm Monday 10/27. Don’t miss this 3-bedroom, 1-bath home offering incredible potential for the right buyer. This property is in need of significant TLC and restoration, making it an ideal project for investors, flippers, or contractors looking to bring a home back to life. With solid bones and a traditional layout, there’s plenty of room to reimagine and add value throughout. Whether you’re seeking your next renovation project or a long-term investment, this home provides a great opportunity to create something special. Cash only sale—no financing or repairs will be made by the seller. Bring your vision, tools, and creativity—this one has potential written all over it! BEST AND FINAL OFFERS DUE TODAY, MONDAY (10/27/25), AT 3PM!

5. 2025-10-24
   listed $79,900 Active 786-char remark

   Show marketing remark (786 chars)

   Best and final due 3pm Monday 10/27. Don’t miss this 3-bedroom, 1-bath home offering incredible potential for the right buyer. This property is in need of significant TLC and restoration, making it an ideal project for investors, flippers, or contractors looking to bring a home back to life. With solid bones and a traditional layout, there’s plenty of room to reimagine and add value throughout. Whether you’re seeking your next renovation project or a long-term investment, this home provides a great opportunity to create something special. Cash only sale—no financing or repairs will be made by the seller. Bring your vision, tools, and creativity—this one has potential written all over it! BEST AND FINAL OFFERS DUE TODAY, MONDAY (10/27/25), AT 3PM!

6. 2011-12-21
   historical

   Show marketing remark (118 chars)

   Large lot, 3 bedrooms, garage, convenient location. HUD Home. Selling as-is. Buyer to verify all info including taxes.

7. 2011-05-05
   soldstatus $48,000

   Show marketing remark (118 chars)

   Large lot, 3 bedrooms, garage, convenient location. HUD Home. Selling as-is. Buyer to verify all info including taxes.

8. 2010-12-02
   listed $49,600

   Show marketing remark (118 chars)

   Large lot, 3 bedrooms, garage, convenient location. HUD Home. Selling as-is. Buyer to verify all info including taxes.

9. 2002-12-30
   soldstatus $64,650

ⓘ 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: $3,955 · $330/mo
• Projected year-2 tax: $3,955 · $330/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: $19,284
• − Mortgage interest: −$10,917
• − Property taxes: −$3,955
• − Insurance: −$974
• − Repairs & maintenance: −$1,543
• − Management: −$1,543
• − Depreciation: −$5,670
• Taxable loss: −$5,318
• Est. tax savings @ 24.0%: +$1,276
• After-tax cash flow: $-683/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

+201.5% since first listed

10 events — show timeline

• 2026-05-22 Pending — CNYIS
• 2026-05-12 Listed $194,900 CNYIS
• 2025-12-10 Sold (Public Records) $82,000 Public Records
• 2025-12-09 Sold (MLS) $82,000 CNYIS
• 2025-10-28 Contingent — CNYIS
• 2025-10-24 Listed $79,900 CNYIS
• 2011-12-21 Listing Removed — UNYREIS
• 2011-05-05 Sold (MLS) $48,000 UNYREIS
• 2010-12-02 Listed $49,600 UNYREIS
• 2002-12-30 Sold (Public Records) $64,650 Public Records

Property tax history

+3.7%/yr

Latest (2025): $3,955 · -0.6% YoY. Source: county tax records.