108 E Embargo St · Rome, NY 13440

$77,900

4 bd · 2.0 ba · 2,113 sqft · MultiFamily public records · 128 Days on market

Built 1890 2,614 sqft lot $37/sqft · 58% below area ↓ 8% 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 +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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Great investment opportunity or perfect for owner-occupants! Welcome to this two-family home. Each unit offers spacious layouts with large living areas, and comfortable room sizes. The property also includes off-street parking currently in need of a little attention but easily improved. Located near public transportation, schools, and local amenities, this property is primed for long-term value. Live in one unit and let the other pay the mortgage or add a solid asset to your rental portfolio. Don’t miss this opportunity! Sold AS IS

Key facts

• Two-family home
• Local amenities
• Off-street parking

Tags

• TWO-FAMILY HOME
• OFF-STREET PARKING
• PUBLIC TRANSPORTATION
• LOCAL AMENITIES

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.0-bath units multifamily listed at $78k.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive. Per door: $792/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $78k).
• Recommended offer: $69k (12.0% below list) — sets the bar for market timing.
• Cap rate 30.7% 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; 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 $539 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 $22k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 128 days — a 12% lower offer ($69k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $7k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $68,552 (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. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 3.48% ✓
• Cap rate: 30.69%
• Cash-on-cash: 87.13%
• DSCR: 4.88
• GRM: 2.4

CMA / ARV

• ARV (median comp): $185,121
• List price: $77,900
• Delta: -57.92%
• 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
106 E Embargo St	0.00mi	4/2.0	2,102 (-0%)	6mo	$74,000	$35	94
114 1st St	0.47mi	5/2.0 (+1)	2,138 (+1%)	1mo	$60,000	$28	70
416 Pond St	0.48mi	3/2.0 (-1)	2,039 (-4%)	10mo	$77,250	$38	58
413 W Thomas St	0.49mi	5/2.0 (+1)	2,220 (+5%)	8mo	$48,000	$22	57
408 N Madison St	0.42mi	4/2.0	2,412 (+14%)	2mo	$70,000	$29	56
301 Ann St	0.66mi	5/2.5 (+1)	2,146 (+2%)	5mo	$85,000	$40	56
120 W North St	0.69mi	5/2.0 (+1)	2,064 (-2%)	7mo	$68,000	$33	53
504 Floyd Ave	0.26mi	5/2.0 (+1)	2,366 (+12%)	18mo	$169,950	$72	48
408 W Willett	0.53mi	5/2.0 (+1)	1,900 (-10%)	17mo	$149,500	$79	40
133 3rd St	0.51mi	5/2.0 (+1)	1,840 (-13%)	12mo	$140,000	$76	40
512 W Thomas St	0.64mi	4/2.0	1,868 (-12%)	17mo	$77,000	$41	37
302 Expense St	0.75mi	3/2.0 (-1)	1,838 (-13%)	10mo	$34,000	$18	30

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: 87.7%
• Equity multiple: 5.05×
• Total profit: $88,294
• Equity at exit: $11,615

10-year hold

• IRR: 90.7%
• Equity multiple: 10.49×
• Total profit: $206,980
• Equity at exit: $6,735

Cash invested: $21,812 (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: 4.8×

Monthly cashflow live

• Estimated rent: $2,711 medium
• Mortgage (P&I): −$409
• Tax from tax record: −$117 /mo · $1,405/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$569
• Net cashflow: $1,584

Break-even live

Break-even rent $706

Max offer price $77,900

Occupancy floor 37%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$2,712
Total (2 units)			$2,711

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: $19,475
• Closing costs: $2,337
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $77,900 Active 128 DOM
2. 2026-06-17
   days on market $77,900 Active 127 DOM
3. 2026-06-16
   days on market $77,900 Active 126 DOM
4. 2026-06-15
   days on market $77,900 Active 125 DOM
5. 2026-06-13
   days on market $77,900 Active 123 DOM
6. 2026-06-12
   days on market $77,900 Active 122 DOM
7. 2026-06-09
   days on market $77,900 Active 119 DOM
8. 2026-06-08
   days on market $77,900 Active 118 DOM
9. 2026-06-07
   days on market $77,900 Active 117 DOM
10. 2026-06-07
    days on market $77,900 Active 116 DOM
11. 2026-06-04
    days on market $77,900 Active 113 DOM
12. 2026-06-02
    days on market $77,900 Active 112 DOM
13. 2026-06-01
    days on market $77,900 Active 111 DOM
14. 2026-05-31
    days on market $77,900 Active 110 DOM
15. 2026-05-05
    price $77,900 543-char remark

    Show marketing remark (543 chars)

    Great investment opportunity or perfect for owner-occupants! Welcome to this two-family home. Each unit offers spacious layouts with large living areas, and comfortable room sizes. The property also includes off-street parking currently in need of a little attention but easily improved. Located near public transportation, schools, and local amenities, this property is primed for long-term value. Live in one unit and let the other pay the mortgage or add a solid asset to your rental portfolio. Don’t miss this opportunity! Sold AS IS

16. 2026-04-30
    status Active 543-char remark

    Show marketing remark (543 chars)

    Great investment opportunity or perfect for owner-occupants! Welcome to this two-family home. Each unit offers spacious layouts with large living areas, and comfortable room sizes. The property also includes off-street parking currently in need of a little attention but easily improved. Located near public transportation, schools, and local amenities, this property is primed for long-term value. Live in one unit and let the other pay the mortgage or add a solid asset to your rental portfolio. Don’t miss this opportunity! Sold AS IS

17. 2026-04-17
    historical 543-char remark

    Show marketing remark (543 chars)

    Great investment opportunity or perfect for owner-occupants! Welcome to this two-family home. Each unit offers spacious layouts with large living areas, and comfortable room sizes. The property also includes off-street parking currently in need of a little attention but easily improved. Located near public transportation, schools, and local amenities, this property is primed for long-term value. Live in one unit and let the other pay the mortgage or add a solid asset to your rental portfolio. Don’t miss this opportunity! Sold AS IS

18. 2026-03-06
    price $79,900 543-char remark

    Show marketing remark (543 chars)

    Great investment opportunity or perfect for owner-occupants! Welcome to this two-family home. Each unit offers spacious layouts with large living areas, and comfortable room sizes. The property also includes off-street parking currently in need of a little attention but easily improved. Located near public transportation, schools, and local amenities, this property is primed for long-term value. Live in one unit and let the other pay the mortgage or add a solid asset to your rental portfolio. Don’t miss this opportunity! Sold AS IS

19. 2026-01-28
    listed $84,900 Active 543-char remark

    Show marketing remark (543 chars)

    Great investment opportunity or perfect for owner-occupants! Welcome to this two-family home. Each unit offers spacious layouts with large living areas, and comfortable room sizes. The property also includes off-street parking currently in need of a little attention but easily improved. Located near public transportation, schools, and local amenities, this property is primed for long-term value. Live in one unit and let the other pay the mortgage or add a solid asset to your rental portfolio. Don’t miss this opportunity! Sold AS IS

20. 2025-06-13
    status Pending
21. 2025-06-11
    historical
22. 2025-06-02
    listed $84,900 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: $1,405 · $117/mo
• Projected year-2 tax: $1,405 · $117/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 · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,532
• − Mortgage interest: −$4,364
• − Property taxes: −$1,405
• − Insurance: −$390
• − Repairs & maintenance: −$2,603
• − Management: −$2,603
• − Depreciation: −$2,266
• Taxable income: $18,903
• Est. tax owed @ 24.0%: −$4,537
• After-tax cash flow: $14,467/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

-8.2% since first listed

8 events — show timeline

• 2026-05-05 Price Changed $77,900 CNYIS
• 2026-04-30 Relisted — CNYIS
• 2026-04-17 Listing Removed — CNYIS
• 2026-03-06 Price Changed $79,900 CNYIS
• 2026-01-28 Listed $84,900 CNYIS
• 2025-06-13 Pending — CNYIS
• 2025-06-11 Listing Removed — CNYIS
• 2025-06-02 Listed $84,900 CNYIS

Property tax history

+1.7%/yr

Latest (2025): $1,405 · +0.3% YoY. Source: county tax records.