7310 E Main St · Westmoreland, NY 13490

$94,900

2 bd · 1.0 ba · 1,140 sqft · SingleFamily public records · 55 Days on market

Built 1800 0.36 ac lot

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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 +21.7/30.0
• ARV discount +7.5/15.0
• Appreciation +7.5/10.0
• DSCR +6.9/10.0
• 1% rule +6.1/10.0
• 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

All you need is love. Grab your tools, make this one your own. A cute 2 bedroom 1 bath with so much potential! A recently renovated kitchen and bathroom. Close to all amenities.

Key facts

• 0.36 acre lot
• Parking
• Built 1800

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $147 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $92k (3.0% 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 $5k of equity ($656 loan paydown + $5k 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 $27k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 8y 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 $35k; list at $95k implies a 171% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1800 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $92,053 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1800 — 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. 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: 1.11% ✓
• Cap rate: 8.15%
• Cash-on-cash: 6.62%
• DSCR: 1.29
• GRM: 7.5

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: 18.7%
• Equity multiple: 2.19×
• Total profit: $31,647
• Equity at exit: $54,210

10-year hold

• IRR: 18.7%
• Equity multiple: 4.29×
• Total profit: $87,490
• Equity at exit: $93,916

Cash invested: $26,572 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,050 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$146 /mo · $1,750/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $147

Break-even live

Break-even rent $865

Max offer price $94,900

Occupancy floor 81%

Sensitivity live

Price	-10% $200	-5% $173	+0% $147	+5% $120	+10% $93
Rent	-10% $64	-5% $105	+0% $147	+5% $188	+10% $230
Rate	-1.0pp $194	-0.5pp $171	base $147	+0.5pp $122	+1.0pp $97

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-03-30
   status Pending
2. 2026-02-07
   historical Active Under Contract
3. 2026-02-03
   listed $94,900 Active
4. 2026-01-31
   historical
5. 2025-12-22
   status Active
6. 2025-12-17
   historical
7. 2025-06-18
   price $94,900
8. 2025-03-26
   price $99,900
9. 2025-01-15
   status Active
10. 2024-12-27
    historical Active Under Contract
11. 2024-12-17
    listed $104,900 Active
12. 2018-12-13
    soldstatus $35,000 177-char remark

    Show marketing remark (177 chars)

    All you need is love. Grab your tools, make this one your own. A cute 2 bedroom 1 bath with so much potential! A recently renovated kitchen and bathroom. Close to all amenities.

13. 2018-10-08
    listed $38,900 177-char remark

    Show marketing remark (177 chars)

    All you need is love. Grab your tools, make this one your own. A cute 2 bedroom 1 bath with so much potential! A recently renovated kitchen and bathroom. Close to all amenities.

14. 2016-05-26
    soldstatus $29,000
15. 2011-01-06
    soldstatus $25,000

ⓘ 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: $1,750 · $146/mo
• Projected year-2 tax: $1,750 · $146/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $12,602
• − Mortgage interest: −$5,316
• − Property taxes: −$1,750
• − Insurance: −$474
• − Repairs & maintenance: −$1,008
• − Management: −$1,008
• − Depreciation: −$2,761
• Taxable income: $285
• Est. tax owed @ 24.0%: −$68
• After-tax cash flow: $1,691/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

• Census place: Westmoreland, NY
• 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

+279.6% since first listed

15 events — show timeline

• 2026-03-30 Pending — CNYIS
• 2026-02-07 Contingent — CNYIS
• 2026-02-03 Listed $94,900 CNYIS
• 2026-01-31 Listing Removed — CNYIS
• 2025-12-22 Relisted — CNYIS
• 2025-12-17 Listing Removed — CNYIS
• 2025-06-18 Price Changed $94,900 CNYIS
• 2025-03-26 Price Changed $99,900 CNYIS
• 2025-01-15 Relisted — CNYIS
• 2024-12-27 Contingent — CNYIS
• 2024-12-17 Listed $104,900 CNYIS
• 2018-12-13 Sold (MLS) $35,000 CNYIS
• 2018-10-08 Listed $38,900 CNYIS
• 2016-05-26 Sold (Public Records) $29,000 Public Records
• 2011-01-06 Sold (Public Records) $25,000 Public Records

Property tax history

-2.5%/yr

Latest (2025): $1,750 · +4.3% YoY. Source: county tax records.