337 Macarthur Pkwy · Oneida, NY 13421

$184,900

3 bd · 2.0 ba · 2,112 sqft · SingleFamily public records · 5 Days on market

Built 1920 0.32 ac lot Est $251k · 26% 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
• Cash flow +9.3/30.0
• Schools +4.1/10.0
• 1% rule +3.4/10.0
• Livability +3.1/5.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step back in time , Charming Colonial handicap accessible 3 bedroom 2 bath Colonial . Property sold as is seller does not pay for abstract or survey.

Key facts

• Formal dining room
• Historic charm
• Enclosed porch

Tags

• ORIGINAL WOODWORK
• FORMAL DINING ROOM
• ENCLOSED PORCH
• ARCHITECTURAL DETAILS
• HISTORIC CHARM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $-136 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $161k (13.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $155k (16.1% below list).
• Recommended offer: $155k (16.1% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 4.0% in Oneida — 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 61/100 on livability (#924 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools C-, employment C-, health & safety C-.
• Oneida City School District (town): math 43% / reading 54% proficiency, ranked #421 of 590 in NY (top 71%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 67 active listings in the ZIP; 137 units permitted in Madison County in 2024 (46 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Madison County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 12y 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 $52k; list at $185k implies a 256% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $155,124 (16.1% 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. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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. 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: 0.84% ✗
• Cap rate: 5.41%
• Cash-on-cash: -3.16%
• DSCR: 0.86
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $251,328
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
308 Seneca St	0.29mi	3/1.5	2,194 (+4%)	10mo	$209,500	$95	70
312 Stone St	0.27mi	4/2.0 (+1)	1,937 (-8%)	4mo	$230,000	$119	66
461 Elizabeth St	0.41mi	3/1.5	2,104 (-0%)	15mo	$172,000	$82	66
220 W Elm St	0.50mi	3/1.5	2,070 (-2%)	9mo	$155,000	$75	64
256 E Walnut St	0.26mi	4/2.0 (+1)	2,267 (+7%)	9mo	$230,000	$101	63
457 Broad St	0.48mi	3/1.5	2,007 (-5%)	11mo	$280,900	$140	58
531 Broad St	0.57mi	4/1.5 (+1)	2,247 (+6%)	5mo	$289,900	$129	52
232 West St	0.26mi	4/1.0 (+1)	1,804 (-15%)	5mo	$215,000	$119	51
212 Bates Ave	0.31mi	4/1.5 (+1)	1,907 (-10%)	18mo	$88,468	$46	48
228 Belmont Ave	0.47mi	4/1.5 (+1)	1,864 (-12%)	11mo	$249,900	$134	42
269 Belmont Ave	0.55mi	4/2.5 (+1)	1,924 (-9%)	14mo	$331,000	$172	41
445 Cleveland Ave	0.67mi	4/1.0 (+1)	1,806 (-14%)	14mo	$206,000	$114	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: -21.5%
• Equity multiple: 0.26×
• Total profit: $-38,567
• Equity at exit: $27,569

10-year hold

• IRR: -15.1%
• Equity multiple: 0.14×
• Total profit: $-44,456
• Equity at exit: $15,987

Cash invested: $51,772 (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 13421

• Home prices YoY: -5.1%
• Active inventory: 67
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,551 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$315 /mo · $3,781/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $-136

Break-even live

Break-even rent $1,724

Max offer price $160,824

Occupancy floor —

Sensitivity live

Price	-10% $-32	-5% $-84	+0% $-136	+5% $-189	+10% $-241
Rent	-10% $-259	-5% $-198	+0% $-136	+5% $-75	+10% $-14
Rate	-1.0pp $-43	-0.5pp $-89	base $-136	+0.5pp $-184	+1.0pp $-233

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: $46,225
• Closing costs: $5,547
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-04-16
   status Pending
2. 2026-04-10
   listed $184,900 Active
3. 2014-06-06
   soldstatus $52,000 150-char remark

   Show marketing remark (150 chars)

   Step back in time , Charming Colonial handicap accessible 3 bedroom 2 bath Colonial . Property sold as is seller does not pay for abstract or survey.

4. 2014-02-15
   listed $54,900 150-char remark

   Show marketing remark (150 chars)

   Step back in time , Charming Colonial handicap accessible 3 bedroom 2 bath Colonial . Property sold as is seller does not pay for abstract or survey.

5. 2006-10-06
   soldstatus $82,000

ⓘ 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: $3,781 · $315/mo
• Projected year-2 tax: $3,781 · $315/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 3/10 Moderate 7 d/yr ≥94°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 0% 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: $18,615
• − Mortgage interest: −$10,357
• − Property taxes: −$3,781
• − Insurance: −$924
• − Repairs & maintenance: −$1,489
• − Management: −$1,489
• − Depreciation: −$5,379
• Taxable loss: −$4,805
• Est. tax savings @ 24.0%: +$1,153
• After-tax cash flow: $-482/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: Oneida City School District
• NCES district ID: 3600013
• Math proficiency: 43% ▼ -11.00%
• Reading proficiency: 54% ▲ 12.00%
• Median HH income: $45,791
• Composite: 41.1/100
• National rank: #3568
• State rank: #421 of 590 in NY

Livability — Oneida

• Score: 61/100
• State rank: #924
• US rank: #18033

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oneida, NY
• City population: 12,742
• Population (ZIP): 12,742

Population outlook (Madison County) Hauer SSP2

• Today (2025): 69,528 people
• By 2030: 66,599 · -4.2%
• By 2040: 59,814 · -14.0%
• By 2050: 52,842 · -24.0%
• By 2075: 39,167 · -43.7%
• By 2100: 28,442 · -59.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Lithuanian 5% Romanian 4% Iranian 2%
• Foreign-born: 1% · Canada, China
• Languages at home: 97% English-only · Spanish 1% Other Indo-European 1%

Political lean MEDSL · Madison

• 2024 margin: R (+13.1) · D 43.5% · R 56.5%
• 2008→2024 swing: -13.9pp toward R · 2008: 0.9pp · 2024: -13.1pp
• All cycles: 2024: R+13.1 2020: R+10.6 2016: R+15.9 2012: D+0.3 2008: D+0.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -13.30%
• Current HPI: 248.3909
• 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

+125.5% since first listed

5 events — show timeline

• 2026-04-16 Pending — CNYIS
• 2026-04-10 Listed $184,900 CNYIS
• 2014-06-06 Sold (MLS) $52,000 CNYIS
• 2014-02-15 Listed $54,900 CNYIS
• 2006-10-06 Sold (Public Records) $82,000 Public Records

Property tax history

+2.5%/yr

Latest (2025): $3,781 · +0.2% YoY. Source: county tax records.