256 Main St · Oriskany Falls, NY 13425

$125,000

4 bd · 1.5 ba · 1,736 sqft · SingleFamily public records · 15 Days on market

Built 1900 7,680 sqft lot $72/sqft · 35% below area Est $191k · 35% under

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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 +18.7/30.0
• ARV discount +15.0/15.0
• Appreciation +8.9/10.0
• 1% rule +5.9/10.0
• DSCR +5.9/10.0
• Schools +4.1/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome home to this charming 4-bedroom, 1-bath residence nestled in the heart of Oriskany Falls. Offering 1,736 square feet of living space, this home combines classic curb appeal with the room and storage today’s buyers are looking for. Inside, you’ll find spacious living areas, generously sized bedrooms, and plenty of flexibility to make the space your own. The full basement provides exceptional storage or workshop potential, while the attached 1-car garage adds everyday convenience. Whether you’re looking for room to grow, space for hobbies, or simply a place to call home, this property offers endless possibilities both inside and out. Don’t miss your opportunity

Key facts

• 7,680 sq ft lot
• Garage
• Built 1900

Property features AI

Exterior

• Parking: Underground parking; 1-car garage
• Utilities: Public water connected; Sewer connected
• Home design: Single-story property; Existing/resale condition; Vinyl siding
• Construction: Vinyl siding construction; Block foundation
• Exterior features: Blacktop driveway; Irregular residential lot; Road frontage on a city street; Lot dimensions approximately 96 x 80

Interior

• Kitchen: Electric cooktop; Refrigerator
• Bedrooms: Total of 8 rooms (includes living areas)
• Flooring: Carpet; Hardwood; Tile; Vinyl; Varied flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Oil heating
• Interior features: Eat-in kitchen; Separate/formal living room; Full walk-out basement
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $123 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $123k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#1,047 in NY) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: health & safety C-, schools F, crime F.
• Waterville Central School District (rural): math 44% / reading 52% proficiency, ranked #422 of 590 in NY (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 8 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 $11k of equity ($864 loan paydown + $10k appreciation (7.7% local appreciation)).
• Oneida County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (7.7% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 19y 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 $68k; list at $125k implies a 85% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $123,125 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — 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 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?
4. Crime grade is F 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?
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: 1.09% ✓
• Cap rate: 7.47%
• Cash-on-cash: 4.22%
• DSCR: 1.19
• GRM: 7.6

CMA / ARV

• ARV (median comp): $191,116
• List price: $125,000
• Delta: -24.13%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
109 Augusta Rd	0.09mi	5/1.0 (+1)	1,712 (-1%)	4mo	$20,000	$12	83
123 College St	0.55mi	3/1.0 (-1)	1,904 (+10%)	6mo	$224,900	$118	46
129 Broad St	0.56mi	5/2.0 (+1)	1,623 (-6%)	18mo	$109,000	$67	41

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

7.72% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.6%
• Equity multiple: 2.63×
• Total profit: $57,174
• Equity at exit: $92,595

10-year hold

• IRR: 20.8%
• Equity multiple: 5.58×
• Total profit: $160,183
• Equity at exit: $181,585

Cash invested: $35,000 (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 13425

• Home prices YoY: 2.1%
• Active inventory: 8
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,368 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$250 /mo · $3,002/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $123

Break-even live

Break-even rent $1,212

Max offer price $125,000

Occupancy floor 86%

Sensitivity live

Price	-10% $194	-5% $158	+0% $123	+5% $88	+10% $52
Rent	-10% $15	-5% $69	+0% $123	+5% $177	+10% $231
Rate	-1.0pp $186	-0.5pp $155	base $123	+0.5pp $91	+1.0pp $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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-06-21
   days on market $125,000 Active 15 DOM
2. 2026-06-18
   days on market $125,000 Active 13 DOM
3. 2026-06-17
   days on market $125,000 Active 12 DOM
4. 2026-06-16
   days on market $125,000 Active 11 DOM
5. 2026-06-15
   days on market $125,000 Active 10 DOM
6. 2026-06-13
   days on market $125,000 Active 8 DOM
7. 2026-06-12
   days on market $125,000 Active 7 DOM
8. 2026-06-09
   days on market $125,000 Active 4 DOM
9. 2026-06-08
   days on market $125,000 Active 3 DOM
10. 2026-06-07
    days on market $125,000 Active 2 DOM
11. 2026-06-07
    remarks 675-char remark
12. 2026-06-07
    pricestatusdays on marketlisting id $125,000 Active 1 DOM
13. 2026-05-13
    listed $145,000 Active
14. 2024-08-11
    status Active
15. 2024-06-21
    listed $127,900 Active
16. 2024-04-26
    historical
17. 2024-04-25
    historical
18. 2024-01-25
    listed $144,900 Active
19. 2021-08-24
    soldstatus $67,500
20. 2021-08-19
    soldstatus $67,500 Closed Sale or Rented
21. 2021-07-27
    listed Continue to Show- Under Contract
22. 2020-04-20
    listed $62,000
23. 2020-01-17
    historical
24. 2019-11-18
    listed $70,000
25. 2019-09-05
    historical
26. 2019-07-24
    historical
27. 2019-07-24
    listed $75,000
28. 2018-10-03
    listed $75,000
29. 2008-10-31
    soldstatus $100,700
30. 2008-10-31
    soldstatus $100,700
31. 2008-08-04
    listed $97,500
32. 2007-08-10
    listed $97,500

ⓘ 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: $3,002 · $250/mo
• Projected year-2 tax: $3,002 · $250/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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥92°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,417
• − Mortgage interest: −$7,002
• − Property taxes: −$3,002
• − Insurance: −$625
• − Repairs & maintenance: −$1,313
• − Management: −$1,313
• − Depreciation: −$3,636
• Taxable loss: −$476
• Est. tax savings @ 24.0%: +$114
• After-tax cash flow: $1,590/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: Waterville Central School District
• NCES district ID: 3630160
• Math proficiency: 44% ▼ -23.00%
• Reading proficiency: 52% ▼ -1.00%
• Median HH income: $49,873
• Composite: 41.09/100
• National rank: #3570
• State rank: #422 of 590 in NY

Livability — Oriskany Falls

• Score: 58/100
• State rank: #1047
• US rank: #20781

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oriskany Falls, NY
• Population (ZIP): 1,743

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 (96%)
• Race & ethnicity: White 96% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Romanian 8% Lithuanian 5% Portuguese 2%
• Foreign-born: 1% · China, Canada
• Languages at home: 94% English-only · German/W. Germanic 3% Other Indo-European 2% Spanish 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: ▲ 7.72%
• Current HPI: 366.2278
• 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

+28.2% since first listed

22 events — show timeline

• 2026-06-05 Listed $125,000 CNYIS
• 2026-05-19 Listing Removed — CNYIS
• 2026-05-13 Listed $145,000 CNYIS
• 2024-08-11 Relisted — CNYIS
• 2024-06-21 Listed $127,900 CNYIS
• 2024-04-26 Listing Removed — CNYIS
• 2024-04-25 Listing Removed — CNYIS
• 2024-01-25 Listed $144,900 CNYIS
• 2021-08-24 Sold (Public Records) $67,500 Public Records
• 2021-08-19 Sold (MLS) $67,500 CNYIS
• 2021-07-27 Listed — CNYIS
• 2020-04-20 Listed $62,000 CNYIS
• 2020-01-17 Listing Removed — CNYIS
• 2019-11-18 Listed $70,000 CNYIS
• 2019-09-05 Listing Removed — CNYIS
• 2019-07-24 Listed $75,000 CNYIS
• 2019-07-24 Listing Removed — CNYIS
• 2018-10-03 Listed $75,000 CNYIS
• 2008-10-31 Sold (Public Records) $100,700 Public Records
• 2008-10-31 Sold (MLS) $100,700 CNYIS
• 2008-08-04 Listed $97,500 CNYIS
• 2007-08-10 Listed $97,500 CNYIS

Property tax history

+6.5%/yr

Latest (2025): $3,002 · -0.1% YoY. Source: county tax records.