400 Henry St · Rome, NY 13440

$99,000

4 bd · 2.0 ba · 1,902 sqft · SingleFamily public records · 82 Days on market

Built 1929 1,742 sqft lot Est $160k · 38% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Great investment opportunity! Conveniently located corner lot in Rome, this two-family home presents an excellent opportunity for investors looking for a property with immediate rental income and room for sweat equity. With both units currently occupied and current on rent, the first floor offers a fantastic opportunity to customize and add value. Currently configured with 2 bedrooms and 1 bathroom, it also includes the convenience of in-unit laundry. Bring your vision to life and restore this unit to its full potential. The second floor apartment is newly renovated, featuring 3 comfortable bedrooms and 1 updated bathroom. This unit is perfect for generating immediate rental income.

Key facts

• In-unit laundry
• Corner lot
• Newly renovated

Tags

• CORNER LOT
• IN-UNIT LAUNDRY
• NEWLY RENOVATED

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $719 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Recommended offer: $93k (6.0% below list) — sets the bar for market timing.
• Cap rate 15.0% vs local median 5.7% in Rome — 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 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.
• Rome City School District (town): math 35% / reading 46% proficiency, ranked #516 of 590 in NY (top 88%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 276 active listings in the ZIP; 204 units permitted in Oneida County in 2024 (68 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $684 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 82 days — a 6% lower offer ($93k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 15y 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 $30k; list at $99k implies a 231% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1929 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $93,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 82 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1929 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
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: 1.81% ✓
• Cap rate: 15.01%
• Cash-on-cash: 31.12%
• DSCR: 2.38
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $159,768
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
221 S Jay St	0.11mi	3/1.0 (-1)	1,804 (-5%)	7mo	$102,000	$57	71
400 Ann St	0.55mi	4/1.0	1,858 (-2%)	7mo	$35,000	$19	61
217 Ridge St	0.21mi	3/2.0 (-1)	1,715 (-10%)	17mo	$149,200	$87	55
402 N Jay St	0.59mi	3/1.5 (-1)	1,737 (-9%)	3mo	$149,900	$86	48
603 W Thomas St	0.74mi	5/2.0 (+1)	1,716 (-10%)	1mo	$225,000	$131	44
743 W Court St	0.70mi	3/2.5 (-1)	1,712 (-10%)	2mo	$80,000	$47	42
818 Erie Blvd W	0.73mi	4/1.0	1,670 (-12%)	6mo	$140,000	$84	37
513 W Thomas St	0.68mi	4/1.0	1,620 (-15%)	18mo	$88,350	$55	25

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: 25.9%
• Equity multiple: 2.07×
• Total profit: $29,772
• Equity at exit: $14,761

10-year hold

• IRR: 33.6%
• Equity multiple: 4.07×
• Total profit: $85,016
• Equity at exit: $8,560

Cash invested: $27,720 (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 13440

• Home prices YoY: -8.0%
• Active inventory: 276
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,793 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$137 /mo · $1,644/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $719

Break-even live

Break-even rent $883

Max offer price $99,000

Occupancy floor 55%

Sensitivity live

Price	-10% $775	-5% $747	+0% $719	+5% $691	+10% $663
Rent	-10% $577	-5% $648	+0% $719	+5% $790	+10% $860
Rate	-1.0pp $769	-0.5pp $744	base $719	+0.5pp $693	+1.0pp $667

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-16
   status $99,000 Pending 82 DOM
2. 2026-06-15
   days on market $99,000 Active Under Contract 82 DOM
3. 2026-06-13
   days on market $99,000 Active Under Contract 80 DOM
4. 2026-06-12
   days on market $99,000 Active Under Contract 79 DOM
5. 2026-06-09
   days on market $99,000 Active Under Contract 76 DOM
6. 2026-06-08
   days on market $99,000 Active Under Contract 75 DOM
7. 2026-06-07
   days on market $99,000 Active Under Contract 74 DOM
8. 2026-06-07
   days on market $99,000 Active Under Contract 73 DOM
9. 2026-06-04
   days on market $99,000 Active Under Contract 70 DOM
10. 2026-06-02
    days on market $99,000 Active Under Contract 69 DOM
11. 2026-06-01
    days on market $99,000 Active Under Contract 68 DOM
12. 2026-05-31
    days on market $99,000 Active Under Contract 67 DOM
13. 2026-04-06
    historical Active Under Contract
14. 2026-03-25
    listed $99,000 Active
15. 2026-03-24
    historical
16. 2026-02-20
    historical Active Under Contract
17. 2026-02-16
    listed $99,000 Active
18. 2025-12-20
    historical
19. 2025-11-24
    listed $99,000 Active
20. 2012-01-10
    historical
21. 2011-01-12
    listed $29,000
22. 2006-11-13
    soldstatus $29,940
23. 2006-06-28
    soldstatus $30,000

ⓘ 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: $1,644 · $137/mo
• Projected year-2 tax: $1,659 · $138/mo
• Expected delta: +$14/yr (+$1/mo · 0.9%)

ⓘ 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
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,512
• − Mortgage interest: −$5,546
• − Property taxes: −$1,644
• − Insurance: −$495
• − Repairs & maintenance: −$1,721
• − Management: −$1,721
• − Depreciation: −$2,880
• Taxable income: $7,505
• Est. tax owed @ 24.0%: −$1,801
• After-tax cash flow: $6,824/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: Rome City School District
• NCES district ID: 3624900
• Math proficiency: 35% ▼ -4.00%
• Reading proficiency: 46% ▲ 10.00%
• Median HH income: $46,406
• Composite: 34.52/100
• National rank: #5178
• State rank: #516 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

• Census place: Rome, NY
• City population: 41,418
• Population (ZIP): 41,273

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 (82%)
• Race & ethnicity: White 82% Hispanic / Latino 7% Two or more races 6% Black 4% Asian 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 4%
• Common ancestry: Romanian 9% Lithuanian 4% Slovak 1%
• Foreign-born: 3% · Canada, China
• Languages at home: 94% English-only · Spanish 3% Other Indo-European 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: ▼ -29.58%
• Current HPI: 339.3589
• 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

+230.0% since first listed

11 events — show timeline

• 2026-04-06 Contingent — CNYIS
• 2026-03-25 Listed $99,000 CNYIS
• 2026-03-24 Listing Removed — CNYIS
• 2026-02-20 Contingent — CNYIS
• 2026-02-16 Listed $99,000 CNYIS
• 2025-12-20 Listing Removed — CNYIS
• 2025-11-24 Listed $99,000 CNYIS
• 2012-01-10 Listing Removed — CNYIS
• 2011-01-12 Listed $29,000 CNYIS
• 2006-11-13 Sold (Public Records) $29,940 Public Records
• 2006-06-28 Sold (Public Records) $30,000 Public Records

Property tax history

+1.2%/yr

Latest (2025): $1,644 · +0.3% YoY. Source: county tax records.