5223 Moore Rd · Westmoreland, NY 13490

$63,000

3 bd · 2.0 ba · 960 sqft · SingleFamily public records · 324 Days on market

Built 1987 0.62 ac lot ↓ 20% since listing

---

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
• Appreciation +7.5/10.0
• Schools +5.6/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Country living with convenience at your fingertips! This 3 bedroom, 2 bath home sits on just over a half acre in the Westmoreland School District. The 960 sq ft layout includes a comfortable living room, an eat in kitchen, and a primary suite with a private bath. A detached garage provides plenty of storage or workshop space. Bring your ideas and make this home your own!

Key facts

• 0.62 acre lot
• 2 garage spots
• Built 1987

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $63k.

Deal economics

• At list price, monthly cash flow is $235 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $63k).
• Recommended offer: $55k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#970 in NY) — a middle-class / working-renter tenant base. Strengths: crime A, employment A, schools B; Watch: health & safety C-, amenities F, commute F.
• Westmoreland Central School District (rural): math 61% / reading 68% proficiency, ranked #173 of 590 in NY (top 29%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 10 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 $4k of equity ($436 loan paydown + $3k appreciation (5.1% 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 (5.1% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 324 days — a 12% lower offer ($55k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 4.3% of price.

Recommended offer $55,440 (12.0% below list)

Questions for the listing agent

1. It's been on market 324 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-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?
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: 1.64% ✓
• Cap rate: 10.76%
• Cash-on-cash: 15.97%
• DSCR: 1.71
• GRM: 5.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.08% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.9%
• Equity multiple: 2.69×
• Total profit: $29,846
• Equity at exit: $35,987

10-year hold

• IRR: 25.9%
• Equity multiple: 5.39×
• Total profit: $77,387
• Equity at exit: $62,347

Cash invested: $17,640 (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 13490

• Home prices YoY: 1.5%
• Active inventory: 10
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,032 medium
• Mortgage (P&I): −$330
• Tax from tax record: −$224 /mo · $2,690/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $235

Break-even live

Break-even rent $735

Max offer price $63,000

Occupancy floor 72%

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: $15,750
• Closing costs: $1,890
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $63,000 Active 324 DOM
2. 2026-06-18
   days on market $63,000 Active 323 DOM
3. 2026-06-17
   days on market $63,000 Active 322 DOM
4. 2026-06-16
   days on market $63,000 Active 321 DOM
5. 2026-06-15
   days on market $63,000 Active 320 DOM
6. 2026-06-14
   days on market $63,000 Active 318 DOM
7. 2026-06-13
   days on market $63,000 Active 317 DOM
8. 2026-06-10
   days on market $63,000 Active 315 DOM
9. 2026-06-09
   days on market $63,000 Active 314 DOM
10. 2026-06-08
    days on market $63,000 Active 313 DOM
11. 2026-06-07
    days on market $63,000 Active 312 DOM
12. 2026-06-03
    days on market $63,000 Active 308 DOM
13. 2026-06-02
    days on market $63,000 Active 307 DOM
14. 2026-06-01
    days on market $63,000 Active 306 DOM
15. 2026-05-31
    days on market $63,000 Active 305 DOM
16. 2026-05-30
    days on market $63,000 Active 304 DOM
17. 2026-03-06
    price $63,000 373-char remark

    Show marketing remark (373 chars)

    Country living with convenience at your fingertips! This 3 bedroom, 2 bath home sits on just over a half acre in the Westmoreland School District. The 960 sq ft layout includes a comfortable living room, an eat in kitchen, and a primary suite with a private bath. A detached garage provides plenty of storage or workshop space. Bring your ideas and make this home your own!

18. 2026-01-05
    price $68,400 373-char remark

    Show marketing remark (373 chars)

    Country living with convenience at your fingertips! This 3 bedroom, 2 bath home sits on just over a half acre in the Westmoreland School District. The 960 sq ft layout includes a comfortable living room, an eat in kitchen, and a primary suite with a private bath. A detached garage provides plenty of storage or workshop space. Bring your ideas and make this home your own!

19. 2025-10-02
    price $72,000 373-char remark

    Show marketing remark (373 chars)

    Country living with convenience at your fingertips! This 3 bedroom, 2 bath home sits on just over a half acre in the Westmoreland School District. The 960 sq ft layout includes a comfortable living room, an eat in kitchen, and a primary suite with a private bath. A detached garage provides plenty of storage or workshop space. Bring your ideas and make this home your own!

20. 2025-08-29
    price $75,600 373-char remark

    Show marketing remark (373 chars)

    Country living with convenience at your fingertips! This 3 bedroom, 2 bath home sits on just over a half acre in the Westmoreland School District. The 960 sq ft layout includes a comfortable living room, an eat in kitchen, and a primary suite with a private bath. A detached garage provides plenty of storage or workshop space. Bring your ideas and make this home your own!

21. 2025-07-30
    listed $79,200 Active 373-char remark

    Show marketing remark (373 chars)

    Country living with convenience at your fingertips! This 3 bedroom, 2 bath home sits on just over a half acre in the Westmoreland School District. The 960 sq ft layout includes a comfortable living room, an eat in kitchen, and a primary suite with a private bath. A detached garage provides plenty of storage or workshop space. Bring your ideas and make this home your own!

ⓘ 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: $2,690 · $224/mo
• Projected year-2 tax: $2,690 · $224/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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°F today · 16 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,388
• − Mortgage interest: −$3,529
• − Property taxes: −$2,690
• − Insurance: −$315
• − Repairs & maintenance: −$991
• − Management: −$991
• − Depreciation: −$1,833
• Taxable income: $2,039
• Est. tax owed @ 24.0%: −$489
• After-tax cash flow: $2,328/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: Westmoreland Central School District
• NCES district ID: 3631050
• Math proficiency: 61% ▼ -1.00%
• Reading proficiency: 68% ▲ 7.00%
• Median HH income: $64,671
• Composite: 56.19/100
• National rank: #1176
• State rank: #173 of 590 in NY

Livability — Westmoreland

• Score: 60/100
• State rank: #970
• US rank: #18986

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,346

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 (99%)
• Race & ethnicity: White 99%
• Common ancestry: Romanian 9% Subsaharan African 4% Lithuanian 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: ▲ 5.08%
• Current HPI: 351.7324
• 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

-20.5% since first listed

5 events — show timeline

• 2026-03-06 Price Changed $63,000 CNYIS
• 2026-01-05 Price Changed $68,400 CNYIS
• 2025-10-02 Price Changed $72,000 CNYIS
• 2025-08-29 Price Changed $75,600 CNYIS
• 2025-07-30 Listed $79,200 CNYIS

Property tax history

+21.0%/yr

Latest (2025): $2,690 · +4.3% YoY. Source: county tax records.