2 Scott Ave · New Hartford, NY 13413

$269,900

2 bd · 1.0 ba · 1,320 sqft · SingleFamily public records · 4 Days on market

Built 1953 9,450 sqft lot Est $261k · at est.

---

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).

• Cash flow +18.0/30.0
• Schools +6.1/10.0
• ARV discount +6.0/15.0
• DSCR +5.7/10.0
• 1% rule +4.8/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Better put your running shoes on and get in quick! This 2 Bedroom ranch sits on large corner lot. Gleaming Hardwood floors, wonderful eat in kitchen & formal dining room. 11x25 family room/utility room addition with gas stove creates a cozy place for the family to gather Central Air too!

Key facts

• Hard wood floors
• First floor laundry
• Gas fireplace

Tags

• MOVE IN READY
• HARD WOOD FLOORS
• GAS FIREPLACE
• FIRST FLOOR LAUNDRY
• DRY BASEMENT
• RELAXING DECK

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water connected; Sewer connected; High-speed internet available; Cable available; Electric with circuit breakers
• Home design: Single-story home; Vinyl siding; Asphalt roof; Block foundation; Existing/resale property; Road frontage on a main thoroughfare; Rectangular lot (approximately 135 x 70)
• Construction: Vinyl siding construction; Asphalt roof; Block foundation; Built as an existing/resale property
• Exterior features: Blacktop driveway; Deck (open); Porch; Partial fencing; Shed(s)/storage

Interior

• Kitchen: Dishwasher; Free-standing range; Oven; Refrigerator; Eat-in kitchen
• Bedrooms: Two main-level bedrooms
• Flooring: Carpet; Ceramic tile; Hardwood; Laminate; Varies
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Ceiling fan(s); Entrance foyer; Eat-in kitchen; Separate/formal living room; Main level primary; Thermal windows; Full basement
• Laundry & utility: Washer; Dryer; Main-level laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $235 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $263k (2.5% below list).
• Recommended offer: $263k (2.5% below list) — sets the bar for 1% rule.
• Cap rate 7.3% vs local median 3.8% in New Hartford — 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 78/100 on livability (#157 in NY, #2,420 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, housing A+; Watch: amenities D-, commute F.
• New Hartford Central School District (suburban): math 65% / reading 76% proficiency, ranked #128 of 590 in NY (top 22%) — strong family-tenant draw, lease renewals of 3-5y typical; only 9% free/reduced lunch — higher-income household profile.
• Market conditions: 100 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 204 units permitted in Oneida County in 2024 (68 in 5+ unit buildings).
• This rent runs 33% of the median local income ($95k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 11y 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 $134k; list at $270k implies a 102% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $263,167 (2.5% below list)

Questions for the listing agent

1. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. 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?
5. 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.
6. 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.
7. 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: 0.98% ✗
• Cap rate: 7.34%
• Cash-on-cash: 3.72%
• DSCR: 1.17
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $261,360
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5 Bonnie Ave	0.10mi	3/2.0 (+1)	1,359 (+3%)	7mo	$285,000	$210	75
63 Higby Rd	0.43mi	2/1.5	1,328 (+1%)	9mo	$201,000	$151	69
54 Hartford Ter	0.42mi	3/1.0 (+1)	1,352 (+2%)	4mo	$100,000	$74	68
12 Sherrill Ln	0.23mi	3/1.5 (+1)	1,452 (+10%)	0mo	$205,000	$141	65
2816 Ferndale Pl	0.33mi	3/1.0 (+1)	1,209 (-8%)	5mo	$128,750	$106	62
5 Park St	0.50mi	3/2.0 (+1)	1,344 (+2%)	8mo	$185,000	$138	58
8 Janet	0.60mi	3/1.0 (+1)	1,245 (-6%)	0mo	$274,000	$220	58
142 Farmington Rd	0.47mi	3/1.5 (+1)	1,428 (+8%)	2mo	$295,500	$207	56
58 Sunnyside Dr	0.28mi	3/2.0 (+1)	1,440 (+9%)	9mo	$265,000	$184	56
9 Overbrook Cres	0.65mi	3/1.5 (+1)	1,414 (+7%)	0mo	$300,000	$212	50
23 Beechwood Rd	0.55mi	3/1.5 (+1)	1,237 (-6%)	8mo	$285,000	$230	50
4 Overbrook Cres	0.71mi	3/1.5 (+1)	1,488 (+13%)	7mo	$295,000	$198	32

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: -10.4%
• Equity multiple: 0.62×
• Total profit: $-28,771
• Equity at exit: $40,243

10-year hold

• IRR: -1.1%
• Equity multiple: 0.92×
• Total profit: $-5,710
• Equity at exit: $23,336

Cash invested: $75,572 (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 13413

• Active inventory: 100
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $2,632 medium
• Mortgage (P&I): −$1,415
• Tax from tax record: −$317 /mo · $3,800/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$553
• Net cashflow: $235

Break-even live

Break-even rent $2,335

Max offer price $269,900

Occupancy floor 86%

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: $67,475
• Closing costs: $8,097
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11 Sanger Ave New Hartford, NY	3.0	2.5	1852	$3,750	$2.02	43d	1	0.36mi
225 Thieme Pl Utica, NY	3.0	2.0	1872	$2,150	$1.15	43d	1	0.92mi

Listing history 7 events

1. 2026-05-12
   status Pending
2. 2026-05-08
   listed $269,900 Active
3. 2015-10-01
   soldstatus $133,900 294-char remark

   Show marketing remark (294 chars)

   Better put your running shoes on and get in quick! This 2 Bedroom ranch sits on large corner lot. Gleaming Hardwood floors, wonderful eat in kitchen & formal dining room. 11x25 family room/utility room addition with gas stove creates a cozy place for the family to gather Central Air too!

4. 2015-09-18
   soldstatus $130,000
5. 2015-06-15
   historical

   Show marketing remark (294 chars)

   Better put your running shoes on and get in quick! This 2 Bedroom ranch sits on large corner lot. Gleaming Hardwood floors, wonderful eat in kitchen & formal dining room. 11x25 family room/utility room addition with gas stove creates a cozy place for the family to gather Central Air too!

6. 2015-06-15
   listed $139,900 294-char remark

   Show marketing remark (294 chars)

   Better put your running shoes on and get in quick! This 2 Bedroom ranch sits on large corner lot. Gleaming Hardwood floors, wonderful eat in kitchen & formal dining room. 11x25 family room/utility room addition with gas stove creates a cozy place for the family to gather Central Air too!

7. 2015-06-05
   listed $149,000

ⓘ 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: $3,800 · $317/mo
• Projected year-2 tax: $4,181 · $348/mo
• Expected delta: +$381/yr (+$32/mo · 10.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 70% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,580
• − Mortgage interest: −$15,119
• − Property taxes: −$3,800
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,526
• − Management: −$2,526
• − Depreciation: −$7,852
• Taxable loss: −$1,592
• Est. tax savings @ 24.0%: +$382
• After-tax cash flow: $3,196/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: New Hartford Central School District
• NCES district ID: 3620370
• Math proficiency: 65% ▼ -7.00%
• Reading proficiency: 76% ▲ 5.00%
• Median HH income: $67,028
• Composite: 61.37/100
• National rank: #769
• State rank: #128 of 590 in NY

Livability — New Hartford

• Score: 78/100
• State rank: #157
• US rank: #2420

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New Hartford, NY
• County: Oneida County · 89,710 people
• City population: 16,742
• Metro: Utica-Rome, NY
• Population (ZIP): 16,742
• Household income: $95,261
• Rent vs Own: 23.0% rent · 77.0% own
• Severe rent burden: 395.0

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 (88%)
• Race & ethnicity: White 88% Asian 4% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Romanian 8% Lithuanian 4% Subsaharan African 3%
• Foreign-born: 11% · Vietnam, China, Canada
• Languages at home: 86% English-only · Other Indo-European 4% Other Asian/Pacific 3% Russian/Polish/Slavic 2%

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: ▼ -210.17%
• Current HPI: 295.4235
• Rent YoY: —
• Metro: Utica-Rome, NY
• 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

+81.1% since first listed

7 events — show timeline

• 2026-05-12 Pending — CNYIS
• 2026-05-08 Listed $269,900 CNYIS
• 2015-10-01 Sold (MLS) $133,900 CNYIS
• 2015-09-18 Sold (Public Records) $130,000 Public Records
• 2015-06-15 Listed $139,900 CNYIS
• 2015-06-15 Listing Removed — CNYIS
• 2015-06-05 Listed $149,000 CNYIS

Property tax history

+7.3%/yr

Latest (2025): $3,800 · -6.9% YoY. Source: county tax records.