7884 Kimball Rd · Rome, NY 13308

$140,000

2 bd · 1.5 ba · 1,365 sqft · SingleFamily public records · 1 Days on market

Built 1951 1.28 ac lot Est $136k · 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 +16.5/30.0
• Appreciation +10.0/10.0
• ARV discount +6.3/15.0
• 1% rule +5.1/10.0
• DSCR +5.1/10.0
• Schools +3.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Affordable & Well Kept "Cape Cod" home in the country!! Close to everything & Spectrum Cable available for those who work from home! There's a large living room with wood burning fireplace & foyer to the front entrance, formal dining room, main level full bath, step saver kitchen with loads of oak cabinets, pantry, storage & main level laundry area off the kitchen. The second level offers two nice size bedrooms with really nice closets, half bath & large L-shaped closet that was once a sewing cubby. The oversize two car garage has & additional door on the back side that can be used for access or screened for the summer. You will love the L-shaped surveyed 1.28 acre lot that has beautiful apple trees, blueberry bushes & a grape arbor. Easy access to main roads for your commute to work!

Key facts

• 1.28-acre lot
• Spacious kitchen
• Cozy brick fireplace

Tags

• 1.28-ACRE LOT
• CAMDEN SCHOOL DISTRICT
• LARGE ATTACHED GARAGE
• SPACIOUS KITCHEN
• COZY BRICK FIREPLACE
• SECOND FAMILY ROOM

Property features AI

Finance

• Other: Lot is approximately 1.28 acres (irregular, rural lot) with dimensions ~350 x 125

Exterior

• Parking: Attached garage with garage door opener; 3-car garage
• Utilities: High-speed internet available; Public water connected; Septic tank; Circuit breaker electrical system
• Home design: Single-story home; Resale property
• Construction: Aluminum siding; Asphalt roof; Block foundation; Existing (original) construction
• Exterior features: Blacktop driveway; Open porch

Interior

• Kitchen: Gas oven; Gas range; Refrigerator
• Bedrooms: Total of 7 rooms (bedrooms not specifically itemized)
• Flooring: Hardwood; Carpet; Vinyl; Varied flooring
• Bathrooms: 1 full bathroom; 1 half bathroom; One main-level bathroom
• Heating & cooling: Oil-fired forced air heating; Central air conditioning
• Interior features: Ceiling fans; Entrance foyer; Country-style kitchen; Full and partial basement with sump pump; Fireplace (1)
• Laundry & utility: Main-level laundry; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $82 ($987/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $140k).
• Cap rate 7.0% vs local median 5.6% in Rome — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 64/100 on livability (#722 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, schools F, amenities F.
• Camden Central School District (rural): math 34% / reading 48% proficiency, ranked #504 of 590 in NY (top 85%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 33 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 $15k of equity ($968 loan paydown + $14k appreciation (10.0% 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 (10.0% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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 $84k; list at $140k implies a 66% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $140,000

Questions for the listing agent

1. Built in 1951 — 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. 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.
5. 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.
6. 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: 1.01% ✓
• Cap rate: 7.00%
• Cash-on-cash: 2.52%
• DSCR: 1.11
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $136,500
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3089 Nys Route 49	0.33mi	3/2.5 (+1)	1,344 (-2%)	23mo	$75,000	$56	54
3181 State Route 49	0.65mi	3/2.0 (+1)	1,400 (+3%)	9mo	$239,000	$171	51
2869 State Route 49	0.52mi	3/1.0 (+1)	1,545 (+13%)	24mo	$154,900	$100	27

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.1%
• Equity multiple: 3.08×
• Total profit: $81,544
• Equity at exit: $126,123

10-year hold

• IRR: 22.9%
• Equity multiple: 7.02×
• Total profit: $236,132
• Equity at exit: $271,989

Cash invested: $39,200 (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 13308

• Home prices YoY: 28.6%
• Active inventory: 33
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,407 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$237 /mo · $2,842/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $82

Break-even live

Break-even rent $1,303

Max offer price $140,000

Occupancy floor 89%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-06-18
   remarks 653-char remark
2. 2026-06-18
   listed $140,000 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: $2,842 · $237/mo
• Projected year-2 tax: $2,842 · $237/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 2/10 Low 7 d/yr ≥95°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,885
• − Mortgage interest: −$7,842
• − Property taxes: −$2,842
• − Insurance: −$700
• − Repairs & maintenance: −$1,351
• − Management: −$1,351
• − Depreciation: −$4,073
• Taxable loss: −$1,274
• Est. tax savings @ 24.0%: +$306
• After-tax cash flow: $1,292/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: Camden Central School District
• NCES district ID: 3606240
• Math proficiency: 34% ▼ -14.00%
• Reading proficiency: 48% ▲ 1.00%
• Median HH income: $48,686
• Composite: 35.15/100
• National rank: #5008
• State rank: #504 of 590 in NY

Livability — Rome

• Score: 64/100
• State rank: #722
• US rank: #13676

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 41,418
• Population (ZIP): 4,239

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 (93%)
• Race & ethnicity: White 93% Two or more races 5% Hispanic / Latino 4% Asian 1%
• Common ancestry: Romanian 8% Lithuanian 3% Subsaharan African 2%
• Foreign-born: 2% · South Korea, Canada
• Languages at home: 98% English-only · Korean 1%

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: ▲ 73.19%
• Current HPI: 329.3091
• 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

+64.7% since first listed

4 events — show timeline

• 2026-06-18 Listed $140,000 CNYIS
• 2019-03-12 Sold (Public Records) $84,460 Public Records
• 2019-03-11 Sold (MLS) $84,460 CNYIS
• 2018-12-04 Listed $85,000 CNYIS

Property tax history

+19.4%/yr

Latest (2025): $2,842 · +0.8% YoY. Source: county tax records.