69 Oakdale Ave S · New York Mills, NY 13413

$242,000

3 bd · 1.0 ba · 1,145 sqft · SingleFamily public records · 4 Days on market

Built 1951 9,000 sqft lot Est $240k · at est.

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Why this score? — see what drove the C- 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 +19.1/30.0
• ARV discount +7.2/15.0
• Schools +6.1/10.0
• DSCR +6.0/10.0
• 1% rule +5.0/10.0
• 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

Come and see this wonderful ranch home. The family room has a relaxing feel. Off the family room is a screened porch to relax and enjoy your backyard. The bathroom was just updated. Come and see your new home! Conveniently located near shopping, grocery stores, and restaurants.

Key facts

• Screened back porch
• Brand new roof
• Paved driveway

Tags

• PRIVATE BACKYARD RETREAT
• SCREENED BACK PORCH
• RECENT EXTERIOR IMPROVEMENTS
• BRAND NEW ROOF
• BRAND NEW SIDING
• PAVED DRIVEWAY

Property features AI

Exterior

• Parking: Attached garage with garage door opener (1 car)
• Utilities: Public water connected; Sewer connected; Circuit breaker electric; Cable available; High-speed internet available
• Home design: Single-story home; Existing property condition; Asphalt shingle roof
• Construction: Cedar shake siding; Slab foundation
• Exterior features: Blacktop driveway; Partial fencing; Fence; Shed(s) and storage

Interior

• Kitchen: Free-standing range; Microwave; Oven; Refrigerator
• Bedrooms: Three main-level bedrooms
• Flooring: Carpet; Tile; Varied flooring
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Gas forced-air heating
• Interior features: Eat-in kitchen; Separate/formal living room; Bedroom on main level
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $242k.

Deal economics

• At list price, monthly cash flow is $192 ($2k/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 $241k (0.4% below list).
• Recommended offer: $241k (0.4% below list) — sets the bar for 1% rule.
• Cap rate 7.6% vs local median 5.1% in New York Mills — 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 (#175 in NY, #2,712 nationally) — a middle-class / working-renter tenant base. Strengths: health & safety A+, cost of living A, housing A; Watch: amenities F, 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: 101 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 204 units permitted in Oneida County in 2024 (68 in 5+ unit buildings).
• This rent runs 30% 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 $7k 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.
• 7 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 $242k implies a 81% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $240,921 (0.4% below list)

Questions for the listing agent

1. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.00% ✗
• Cap rate: 7.58%
• Cash-on-cash: 4.59%
• DSCR: 1.20
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $240,450
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
81 Oakdale Ave S	0.08mi	3/2.0	1,139 (-0%)	9mo	$210,000	$184	84
20 Balsam Cres	0.14mi	2/1.0 (-1)	1,071 (-6%)	1mo	$195,000	$182	77
21 Hara Cres	0.50mi	3/1.5	1,160 (+1%)	4mo	$250,000	$216	69
27 Arbor Dr	0.19mi	3/1.0	1,025 (-10%)	12mo	$185,000	$180	64
6 Elmhurst Dr	0.23mi	3/1.0	976 (-15%)	2mo	$218,000	$223	63
1 Osborn Rd	0.43mi	3/1.0	1,071 (-6%)	16mo	$189,000	$176	56
103 Merritt Pl	0.57mi	3/1.0	1,031 (-10%)	1mo	$222,500	$216	56
27 Allman Pl	0.67mi	3/1.0	1,080 (-6%)	11mo	$210,500	$195	50
7 Greatview Pl	0.53mi	2/1.0 (-1)	1,216 (+6%)	13mo	$255,000	$210	49
14 Tamarack Dr	0.40mi	3/1.0	1,300 (+14%)	12mo	$280,000	$215	48
64 Merritt Pl	0.66mi	3/2.0	1,246 (+9%)	11mo	$260,000	$209	42
38 Evalon Rd	0.73mi	4/1.5 (+1)	1,033 (-10%)	6mo	$235,000	$227	38

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: -10.9%
• Equity multiple: 0.60×
• Total profit: $-26,897
• Equity at exit: $36,083

10-year hold

• IRR: -1.6%
• Equity multiple: 0.89×
• Total profit: $-7,394
• Equity at exit: $20,924

Cash invested: $67,760 (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: 101
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $2,409 medium
• Mortgage (P&I): −$1,269
• Tax from tax record: −$274 /mo · $3,294/yr
• Insurance: −$101
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$506
• Net cashflow: $192

Break-even live

Break-even rent $2,166

Max offer price $242,000

Occupancy floor 87%

Sensitivity live

Price	-10% $329	-5% $261	+0% $192	+5% $124	+10% $55
Rent	-10% $2	-5% $97	+0% $192	+5% $288	+10% $383
Rate	-1.0pp $314	-0.5pp $254	base $192	+0.5pp $130	+1.0pp $66

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: $60,500
• Closing costs: $7,260
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
167 Clinton Rd New Hartford, NY	3.0	1.0–2.5	1063	$3,000	$2.82	45d	15	0.64mi
118 Copeland Ct Apt 205 New Hartford, NY	2.0	2.0	1200	$2,100	$1.75	45d	1	0.72mi
4770 Middle Settlement Rd Whitesboro, NY	1.0–2.0	1.0	725	$2,085	$2.88	45d	1	1.30mi
77 Clinton St New York Mills, NY	2.0	1.0	777	$1,450	$1.86	45d	7	1.46mi

Listing history 5 events

1. 2026-06-07
   statusdays on market $242,000 Pending 4 DOM
2. 2026-06-05
   days on market $242,000 Active 3 DOM
3. 2026-06-03
   days on market $242,000 Active 2 DOM
4. 2026-06-01
   remarks 693-char remark
5. 2026-06-01
   listed $242,000 Active 1 DOM

ⓘ 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: $3,294 · $274/mo
• Projected year-2 tax: $3,692 · $308/mo
• Expected delta: +$398/yr (+$33/mo · 12.1%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥95°F today · 16 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: $28,911
• − Mortgage interest: −$13,556
• − Property taxes: −$3,294
• − Insurance: −$2,008
• − Repairs & maintenance: −$2,313
• − Management: −$2,313
• − Depreciation: −$7,040
• Taxable loss: −$1,612
• Est. tax savings @ 24.0%: +$387
• After-tax cash flow: $2,696/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 York Mills

• Score: 78/100
• State rank: #175
• US rank: #2712

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Oneida County · 89,710 people
• City population: 3,012
• 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

+304.0% since first listed

17 events — show timeline

• 2026-06-01 Listed $242,000 CNYIS
• 2023-10-03 Pending — CNYIS
• 2023-10-03 Listing Removed — CNYIS
• 2023-09-27 Listed $175,000 CNYIS
• 2020-11-06 Sold (Public Records) $133,560 Public Records
• 2020-11-04 Sold (MLS) $133,560 CNYIS
• 2020-08-14 Listed $119,900 CNYIS
• 2017-11-16 Listed $99,900 CNYIS
• 2017-11-16 Sold (MLS) $95,700 CNYIS
• 2017-11-13 Sold (Public Records) $90,000 Public Records
• 2017-11-10 Sold (MLS) $95,700 CNYIS
• 2017-10-01 Listing Removed — CNYIS
• 2017-06-08 Listed $95,000 CNYIS
• 2017-06-08 Listed $95,000 CNYIS
• 2015-08-03 Sold (Public Records) $59,900 Public Records
• 2015-07-31 Sold (MLS) $59,900 CNYIS
• 2015-06-12 Listed $59,900 CNYIS

Property tax history

+8.7%/yr

Latest (2025): $3,294 · +3.4% YoY. Source: county tax records.