9422 Maynard Dr · Marcy, NY 13403

$284,900

3 bd · 1.0 ba · 1,800 sqft · SingleFamily public records · 40 Days on market

Built 1930 0.40 ac lot $158/sqft · 17% below area Est $344k · 17% 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
• Cash flow +5.7/30.0
• Schools +5.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.8/10.0
• DSCR +0.1/10.0

Listing remarks

A Marcy gem with character, space, and the MAJOR updates already done for you! This 3-bed, 1.5-bath, 1,800 sq. ft. two-story sits on a generous lot and offers a great blend of charm and modern feel. The enclosed front porch creates a welcoming first impression and adds a flexible bonus space to enjoy throughout the warm months and a place for coats and boots in the chilly ones. Inside, you’ll find a bright living room, formal dining room, and a beautifully designed kitchen featuring stainless appliances and an island with breakfast bar seating. The main bath is a true lifestyle convenience, offering a huge vanity, tiled tub/shower, and first-floor laundry setup. Upstairs you'll find t

Key facts

• Formal dining room
• Stainless appliances
• Bright living room

Tags

• ENCLOSED FRONT PORCH
• BRIGHT LIVING ROOM
• FORMAL DINING ROOM
• BEAUTIFULLY DESIGNED KITCHEN
• STAINLESS APPLIANCES
• ISLAND WITH BREAKFAST BAR

Property features AI

Exterior

• Parking: No garage; Driveway parking
• Utilities: Public water (connected); Sewer connected
• Home design: Two-story home; Existing construction; Resale property
• Construction: Wood siding; Foam insulation; Asphalt architectural shingle roof; Block foundation; Full walk-out basement
• Exterior features: Blacktop driveway; Driveway; Irregular residential lot; City street frontage; Lot dimensions approximately 125 x 140

Interior

• Kitchen: Electric oven; Electric range; Dishwasher; Refrigerator; Kitchen island; Solid surface counters
• Bedrooms: Three bedrooms on the second floor
• Flooring: Luxury vinyl; Tile; Varies
• Bathrooms: One full bathroom; One half bathroom; One main-level bathroom
• Heating & cooling: Zoned cooling; Zoned heating; Electric heating; Gas heating; Radiator heating
• Interior features: Entrance foyer; Kitchen island; Solid surface counters; Sunroom; Florida room; Varied flooring
• Laundry & utility: Washer and dryer; Main-level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $285k.

Deal economics

• At list price, monthly cash flow is $-577 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $183k (35.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $166k (41.7% below list).
• Recommended offer: $166k (41.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Whitesboro Central School District (suburban): math 68% / reading 61% proficiency, ranked #174 of 590 in NY (top 30%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 23 active listings in the ZIP; 204 units permitted in Oneida County in 2024 (68 in 5+ unit buildings).

Forward outlook

• In year one you build about $30k of equity ($2k loan paydown + $28k appreciation (10.0% local appreciation)).
• Oneida County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$49k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($276k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $84k; list at $285k implies a 237% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $166,199 (41.7% 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 40 days. Have you received any prior offers? Is the seller open to a 42% concession, seller financing, or rate buy-down credit?
3. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.58% ✗
• Cap rate: 3.86%
• Cash-on-cash: -8.67%
• DSCR: 0.61
• GRM: 14.3

CMA / ARV

• ARV (median comp): $343,909
• List price: $284,900
• Delta: -17.16%
• Verdict: UNDERPRICED
• Comps: 16 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5802 Linda Dr	0.72mi	3/2.0	1,823 (+1%)	3mo	$420,000	$230	58
9582 Maynard Dr	0.59mi	4/2.0 (+1)	1,750 (-3%)	7mo	$289,900	$166	53
5797 Morris Rd	0.65mi	3/1.0	1,597 (-11%)	17mo	$249,900	$156	36

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: 18.2%
• Equity multiple: 2.48×
• Total profit: $118,421
• Equity at exit: $256,660

10-year hold

• IRR: 17.0%
• Equity multiple: 5.73×
• Total profit: $377,560
• Equity at exit: $553,498

Cash invested: $79,772 (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 13403

• Home prices YoY: 21.3%
• Active inventory: 23
• Price-to-rent: 14.3×

Monthly cashflow live

• Estimated rent: $1,662 medium
• Mortgage (P&I): −$1,494
• Tax from tax record: −$277 /mo · $3,321/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $-577

Break-even live

Break-even rent $2,392

Max offer price $183,055

Occupancy floor —

Sensitivity live

Price	-10% $-415	-5% $-496	+0% $-577	+5% $-657	+10% $-738
Rent	-10% $-708	-5% $-642	+0% $-577	+5% $-511	+10% $-445
Rate	-1.0pp $-433	-0.5pp $-504	base $-577	+0.5pp $-650	+1.0pp $-725

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: $71,225
• Closing costs: $8,547
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $284,900 Active 40 DOM
2. 2026-06-18
   days on market $284,900 Active 39 DOM
3. 2026-06-17
   days on market $284,900 Active 38 DOM
4. 2026-06-16
   days on market $284,900 Active 37 DOM
5. 2026-06-15
   days on market $284,900 Active 36 DOM
6. 2026-06-14
   days on market $284,900 Active 34 DOM
7. 2026-06-13
   days on market $284,900 Active 33 DOM
8. 2026-06-10
   days on market $284,900 Active 31 DOM
9. 2026-06-09
   days on market $284,900 Active 30 DOM
10. 2026-06-08
    days on market $284,900 Active 29 DOM
11. 2026-06-07
    days on market $284,900 Active 28 DOM
12. 2026-06-05
    days on market $284,900 Active 25 DOM
13. 2026-06-03
    days on market $284,900 Active 24 DOM
14. 2026-06-02
    days on market $284,900 Active 23 DOM
15. 2026-06-01
    days on market $284,900 Active 22 DOM
16. 2026-05-31
    days on market $284,900 Active 21 DOM
17. 2026-05-30
    days on market $284,900 Active 20 DOM
18. 2026-05-14
    status Active 1245-char remark
19. 2026-05-06
    status Pending 1245-char remark
20. 2026-05-02
    listed $284,900 Active 1245-char remark
21. 2010-09-01
    soldstatus $84,500

ⓘ 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: $3,321 · $277/mo
• Projected year-2 tax: $4,068 · $339/mo
• Expected delta: +$747/yr (+$62/mo · 22.5%)

ⓘ 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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 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: $19,944
• − Mortgage interest: −$15,959
• − Property taxes: −$3,321
• − Insurance: −$1,424
• − Repairs & maintenance: −$1,596
• − Management: −$1,596
• − Depreciation: −$8,288
• Taxable loss: −$12,239
• Est. tax savings @ 24.0%: +$2,937
• After-tax cash flow: $-3,981/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: Whitesboro Central School District
• NCES district ID: 3631320
• Math proficiency: 68% ▼ -7.00%
• Reading proficiency: 61% ▼ -2.00%
• Median HH income: $59,732
• Composite: 55.77/100
• National rank: #1217
• State rank: #174 of 590 in NY

Livability — Marcy

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Marcy, NY
• Population (ZIP): 7,133

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 (80%)
• Race & ethnicity: White 80% Black 11% Hispanic / Latino 7% Two or more races 2% Asian 1%
• Hispanic origin (detail): Puerto Rican 1%
• Common ancestry: Romanian 24% Lithuanian 3% Slovak 1%
• Foreign-born: 5% · Canada
• Languages at home: 90% English-only · Spanish 4% Russian/Polish/Slavic 4% Other Asian/Pacific 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: ▲ 54.39%
• Current HPI: 309.4119
• 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

+237.2% since first listed

4 events — show timeline

• 2026-05-14 Relisted — CNYIS
• 2026-05-06 Pending — CNYIS
• 2026-05-02 Listed $284,900 CNYIS
• 2010-09-01 Sold (Public Records) $84,500 Public Records

Property tax history

+2.7%/yr

Latest (2025): $3,321 · +3.8% YoY. Source: county tax records.