313 Cottage St · Rome, NY 13440

$59,000

3 bd · 2.0 ba · 1,828 sqft · SingleFamily public records · 128 Days on market

Built 1910 8,712 sqft lot $32/sqft · 61% below area

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor opportunity! Once a TWO FAMILY (hookups for upstairs kitchen are still in the wall covered up). This 3-bedroom, 2-full-bath home (one bath on each floor) is priced to reflect the work needed throughout. The layout includes a formal dining room, living room, large kitchen, and a spacious backyard with an in-ground pool that will require attention. Ideal for an investor or someone just getting started in real estate and looking to add value. Downstairs toilet is being removed and will not be replaced. Hot water tank is not hooked up but hookups are there. Selling As Is.

Key facts

• In-ground pool
• Formal dining room
• Spacious backyard

Tags

• FORMAL DINING ROOM
• LARGE KITCHEN
• SPACIOUS BACKYARD
• IN-GROUND POOL

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $59k.

Deal economics

• At list price, monthly cash flow is $442 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $59k).
• Recommended offer: $52k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.3% vs local median 5.6% in Rome — 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 64/100 on livability (#722 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, schools F, amenities F.
• Rome City School District (town): math 35% / reading 46% proficiency, ranked #516 of 590 in NY (top 88%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 272 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 204 units permitted in Oneida County in 2024 (68 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $408 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Oneida County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 128 days — a 12% lower offer ($52k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 26y ago; this cycle's ask has dropped $8k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $28k; list at $59k implies a 111% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price; built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $51,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 128 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 2.03% ✓
• Cap rate: 15.28%
• Cash-on-cash: 32.09%
• DSCR: 2.43
• GRM: 4.1

CMA / ARV

• ARV (median comp): $151,875
• List price: $59,000
• Delta: -61.15%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
510 Wellesley Rd	0.30mi	4/2.0 (+1)	1,852 (+1%)	11mo	$200,000	$108	70
204 Pleasant Ave	0.29mi	4/2.5 (+1)	1,708 (-7%)	2mo	$256,500	$150	67
624 Black River Blvd N	0.28mi	2/2.0 (-1)	2,064 (+13%)	1mo	$165,000	$80	59
715 Floyd Ave	0.38mi	3/1.5	1,623 (-11%)	5mo	$200,000	$123	57
627 Chatham St	0.24mi	3/1.0	1,578 (-14%)	12mo	$106,000	$67	52
821 East Ave	0.55mi	3/2.0	1,690 (-8%)	13mo	$275,000	$163	51
810 Floyd Ave	0.45mi	4/2.0 (+1)	1,980 (+8%)	12mo	$196,500	$99	51
309 Turin St	0.71mi	3/1.5	2,011 (+10%)	5mo	$154,000	$77	44
202 E Locust	0.73mi	4/2.0 (+1)	1,772 (-3%)	14mo	$155,000	$87	44
805 Valentine Ave	0.51mi	2/2.0 (-1)	1,564 (-14%)	6mo	$235,000	$150	42
911 Roosevelt Ave	0.57mi	3/1.0	1,584 (-13%)	12mo	$189,000	$119	38
314 Lawrence St	0.72mi	4/1.0 (+1)	1,553 (-15%)	11mo	$68,000	$44	24

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: 27.2%
• Equity multiple: 2.13×
• Total profit: $18,654
• Equity at exit: $8,797

10-year hold

• IRR: 34.8%
• Equity multiple: 4.20×
• Total profit: $52,794
• Equity at exit: $5,101

Cash invested: $16,520 (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 13440

• Home prices YoY: -8.0%
• Active inventory: 272
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,200 medium
• Mortgage (P&I): −$309
• Tax from tax record: −$172 /mo · $2,067/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $442

Break-even live

Break-even rent $641

Max offer price $59,000

Occupancy floor 58%

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: $14,750
• Closing costs: $1,770
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
218 N George St Rome, NY	2.0	1.0	2200	$1,200	$0.55	44d	1	0.55mi

Listing history 23 events

1. 2026-05-19
   status Pending 583-char remark

   Show marketing remark (583 chars)

   Investor opportunity! Once a TWO FAMILY (hookups for upstairs kitchen are still in the wall covered up). This 3-bedroom, 2-full-bath home (one bath on each floor) is priced to reflect the work needed throughout. The layout includes a formal dining room, living room, large kitchen, and a spacious backyard with an in-ground pool that will require attention. Ideal for an investor or someone just getting started in real estate and looking to add value. Downstairs toilet is being removed and will not be replaced. Hot water tank is not hooked up but hookups are there. Selling As Is.

2. 2026-05-17
   historical Active Under Contract 583-char remark

   Show marketing remark (583 chars)

   Investor opportunity! Once a TWO FAMILY (hookups for upstairs kitchen are still in the wall covered up). This 3-bedroom, 2-full-bath home (one bath on each floor) is priced to reflect the work needed throughout. The layout includes a formal dining room, living room, large kitchen, and a spacious backyard with an in-ground pool that will require attention. Ideal for an investor or someone just getting started in real estate and looking to add value. Downstairs toilet is being removed and will not be replaced. Hot water tank is not hooked up but hookups are there. Selling As Is.

3. 2026-04-17
   price $59,000 583-char remark

   Show marketing remark (583 chars)

   Investor opportunity! Once a TWO FAMILY (hookups for upstairs kitchen are still in the wall covered up). This 3-bedroom, 2-full-bath home (one bath on each floor) is priced to reflect the work needed throughout. The layout includes a formal dining room, living room, large kitchen, and a spacious backyard with an in-ground pool that will require attention. Ideal for an investor or someone just getting started in real estate and looking to add value. Downstairs toilet is being removed and will not be replaced. Hot water tank is not hooked up but hookups are there. Selling As Is.

4. 2026-04-01
   status Active 583-char remark

   Show marketing remark (583 chars)

   Investor opportunity! Once a TWO FAMILY (hookups for upstairs kitchen are still in the wall covered up). This 3-bedroom, 2-full-bath home (one bath on each floor) is priced to reflect the work needed throughout. The layout includes a formal dining room, living room, large kitchen, and a spacious backyard with an in-ground pool that will require attention. Ideal for an investor or someone just getting started in real estate and looking to add value. Downstairs toilet is being removed and will not be replaced. Hot water tank is not hooked up but hookups are there. Selling As Is.

5. 2026-03-07
   status Pending 583-char remark

   Show marketing remark (583 chars)

   Investor opportunity! Once a TWO FAMILY (hookups for upstairs kitchen are still in the wall covered up). This 3-bedroom, 2-full-bath home (one bath on each floor) is priced to reflect the work needed throughout. The layout includes a formal dining room, living room, large kitchen, and a spacious backyard with an in-ground pool that will require attention. Ideal for an investor or someone just getting started in real estate and looking to add value. Downstairs toilet is being removed and will not be replaced. Hot water tank is not hooked up but hookups are there. Selling As Is.

6. 2026-01-08
   price $64,900 583-char remark

   Show marketing remark (583 chars)

   Investor opportunity! Once a TWO FAMILY (hookups for upstairs kitchen are still in the wall covered up). This 3-bedroom, 2-full-bath home (one bath on each floor) is priced to reflect the work needed throughout. The layout includes a formal dining room, living room, large kitchen, and a spacious backyard with an in-ground pool that will require attention. Ideal for an investor or someone just getting started in real estate and looking to add value. Downstairs toilet is being removed and will not be replaced. Hot water tank is not hooked up but hookups are there. Selling As Is.

7. 2025-12-17
   listed $67,000 Active 583-char remark

   Show marketing remark (583 chars)

   Investor opportunity! Once a TWO FAMILY (hookups for upstairs kitchen are still in the wall covered up). This 3-bedroom, 2-full-bath home (one bath on each floor) is priced to reflect the work needed throughout. The layout includes a formal dining room, living room, large kitchen, and a spacious backyard with an in-ground pool that will require attention. Ideal for an investor or someone just getting started in real estate and looking to add value. Downstairs toilet is being removed and will not be replaced. Hot water tank is not hooked up but hookups are there. Selling As Is.

8. 2025-03-18
   status Pending
9. 2025-03-17
   historical
10. 2025-03-05
    listed $47,000 Active
11. 2024-12-21
    historical
12. 2024-11-18
    price $100,000
13. 2024-10-31
    price $115,000
14. 2024-10-21
    listed $120,000 Active
15. 2021-07-02
    historical
16. 2021-03-31
    listed $89,900
17. 2014-11-14
    historical
18. 2014-06-09
    listed $67,000
19. 2003-09-10
    soldstatus $28,000
20. 2003-09-03
    soldstatus $28,000
21. 2003-01-30
    listed $32,500
22. 2000-12-31
    historical
23. 2000-08-30
    listed $32,500

ⓘ 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: $2,067 · $172/mo
• Projected year-2 tax: $2,067 · $172/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 ≥94°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,400
• − Mortgage interest: −$3,305
• − Property taxes: −$2,067
• − Insurance: −$295
• − Repairs & maintenance: −$1,152
• − Management: −$1,152
• − Depreciation: −$1,716
• Taxable income: $4,713
• Est. tax owed @ 24.0%: −$1,131
• After-tax cash flow: $4,170/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: Rome City School District
• NCES district ID: 3624900
• Math proficiency: 35% ▼ -4.00%
• Reading proficiency: 46% ▲ 10.00%
• Median HH income: $46,406
• Composite: 34.52/100
• National rank: #5178
• State rank: #516 of 590 in NY

Livability — Rome

• Score: 64/100
• State rank: #722
• US rank: #13676

Category grades

Amenities F Commute F Cost of living A+ Crime C+ Employment C Housing A+ Health & safety C- User ratings D+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rome, NY
• City population: 41,418
• Population (ZIP): 41,273

Population outlook (Oneida County) Hauer SSP2

• Today (2025): 225,223 people
• By 2030: 220,384 · -2.1%
• By 2040: 209,071 · -7.2%
• By 2050: 197,920 · -12.1%
• By 2075: 175,541 · -22.1%
• By 2100: 148,491 · -34.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Hispanic / Latino 7% Two or more races 6% Black 4% Asian 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 4%
• Common ancestry: Romanian 9% Lithuanian 4% Slovak 1%
• Foreign-born: 3% · Canada, China
• Languages at home: 94% English-only · Spanish 3% Other Indo-European 1%

Political lean MEDSL · Oneida

• 2024 margin: Strong R (+21.3) · D 39.4% · R 60.6%
• 2008→2024 swing: -15.2pp toward R · 2008: -6.1pp · 2024: -21.3pp
• All cycles: 2024: R+21.3 2020: R+15.5 2016: R+21.1 2012: R+5.3 2008: R+6.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -29.58%
• Current HPI: 339.3589
• 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

+81.5% since first listed

23 events — show timeline

• 2026-05-19 Pending — CNYIS
• 2026-05-17 Contingent — CNYIS
• 2026-04-17 Price Changed $59,000 CNYIS
• 2026-04-01 Relisted — CNYIS
• 2026-03-07 Pending — CNYIS
• 2026-01-08 Price Changed $64,900 CNYIS
• 2025-12-17 Listed $67,000 CNYIS
• 2025-03-18 Pending — CNYIS
• 2025-03-17 Listing Removed — CNYIS
• 2025-03-05 Listed $47,000 CNYIS
• 2024-12-21 Listing Removed — CNYIS
• 2024-11-18 Price Changed $100,000 CNYIS
• 2024-10-31 Price Changed $115,000 CNYIS
• 2024-10-21 Listed $120,000 CNYIS
• 2021-07-02 Listing Removed — CNYIS
• 2021-03-31 Listed $89,900 CNYIS
• 2014-11-14 Listing Removed — CNYIS
• 2014-06-09 Listed $67,000 CNYIS
• 2003-09-10 Sold (MLS) $28,000 CNYIS
• 2003-09-03 Sold (Public Records) $28,000 Public Records
• 2003-01-30 Listed $32,500 CNYIS
• 2000-12-31 Listing Removed — CNYIS
• 2000-08-30 Listed $32,500 CNYIS

Property tax history

+2.1%/yr

Latest (2025): $2,067 · +0.3% YoY. Source: county tax records.