107 Nock St · Rome, NY 13440

$145,000

2 bd · 1.0 ba · 936 sqft · SingleFamily public records · 166 Days on market

Built 1935 4,356 sqft lot $155/sqft · 19% below area Est $179k · 19% under

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Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Cash flow +11.2/30.0
• Schools +3.5/10.0
• 1% rule +3.3/10.0
• DSCR +3.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This sweet little gem is beautifully redone, updated, and nothing to do here but move in and enjoy! A gorgeous kitchen with butcher block counters, brand new stainless appliances, beautifully done backsplash and cabinetry and much more. Remodeled bath, new floors and fresh paint throughout. Two good-sized bedrooms, and large walk-out basement. Potential for even more space on the separate second floor/attic area. Private, quiet back yard and a large detached garage too!

Key facts

• 4,356 sq ft lot
• Garage
• Built 1935

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $-57 ($-683/yr) — negative.
• To cash-flow at today's rent, offer at most $135k (6.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $121k (16.7% below list).
• Recommended offer: $121k (16.7% below list) — sets the bar for 1% rule.

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-, amenities F, commute 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.
• Zoned schools: Bellamy Elementary School (math 8% / reading 22%, grade F, #2,024 of 2,108 statewide, top 97%, 567 students, 75% FRL); Lyndon H Strough Middle School (math 20% / reading 40%, grade F, #539 of 729 statewide, top 74%, 829 students, 59% FRL); Rome Free Academy (math 85% / reading 98%, grade A+, #201 of 1,100 statewide, top 18%, 1,511 students, 51% FRL).
• Market conditions: 278 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $1k of loan paydown is wiped out by about $4k 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

• It's been on market 166 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 24y ago; this cycle's ask has dropped $12k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $96k; list at $145k implies a 51% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $120,780 (16.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 166 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.83% ✗
• Cap rate: 5.82%
• Cash-on-cash: -1.68%
• DSCR: 0.93
• GRM: 10.0

CMA / ARV

• ARV (median comp): $179,355
• List price: $145,000
• Delta: -19.15%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
109 Nock St	0.01mi	3/1.5 (+1)	1,065 (+14%)	14mo	$169,600	$159	58
113 5th St	0.49mi	2/1.0	1,000 (+7%)	11mo	$190,000	$190	57
7123 Taft Ave	0.60mi	2/1.0	966 (+3%)	23mo	$125,000	$129	48
402 River Rd	0.41mi	3/1.0 (+1)	1,050 (+12%)	11mo	$165,000	$157	46
900 Roosevelt Ave	0.67mi	2/1.0	1,024 (+9%)	18mo	$176,000	$172	38
907 Roosevelt Ave	0.69mi	2/1.0	864 (-8%)	22mo	$162,000	$188	36

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: -19.1%
• Equity multiple: 0.33×
• Total profit: $-27,097
• Equity at exit: $21,620

10-year hold

• IRR: -11.6%
• Equity multiple: 0.31×
• Total profit: $-28,166
• Equity at exit: $12,537

Cash invested: $40,600 (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: 278
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,208 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$190 /mo · $2,283/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $-57

Break-even live

Break-even rent $1,280

Max offer price $134,947

Occupancy floor 100%

Sensitivity live

Price	-10% $25	-5% $-16	+0% $-57	+5% $-98	+10% $-139
Rent	-10% $-152	-5% $-105	+0% $-57	+5% $-9	+10% $39
Rate	-1.0pp $16	-0.5pp $-20	base $-57	+0.5pp $-94	+1.0pp $-133

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
80 Geiger Rd Unit 331 Rome, NY	1.0	1.0	600	$995	$1.66	45d	1	1.08mi
80 Geiger Rd Unit 318 Rome, NY	1.0	1.0	700	$1,695	$2.42	45d	1	1.08mi
183 W Dominick St Rome, NY	1.0–2.0	1.0	845	$904	$1.07	45d	1	1.30mi

Listing history 28 events

1. 2026-06-21
   days on market $145,000 Active 166 DOM
2. 2026-06-21
   days on market $145,000 Active 165 DOM
3. 2026-06-18
   days on market $145,000 Active 163 DOM
4. 2026-06-17
   days on market $145,000 Active 162 DOM
5. 2026-06-16
   days on market $145,000 Active 161 DOM
6. 2026-06-15
   days on market $145,000 Active 160 DOM
7. 2026-06-13
   days on market $145,000 Active 158 DOM
8. 2026-06-12
   days on market $145,000 Active 157 DOM
9. 2026-06-09
   pricedays on market $145,000 Active 154 DOM
10. 2026-06-08
    days on market $149,900 Active 153 DOM
11. 2026-06-07
    days on market $149,900 Active 152 DOM
12. 2026-06-07
    days on market $149,900 Active 151 DOM
13. 2026-06-04
    days on market $149,900 Active 148 DOM
14. 2026-06-02
    days on market $149,900 Active 147 DOM
15. 2026-06-01
    days on market $149,900 Active 146 DOM
16. 2026-05-31
    days on market $149,900 Active 145 DOM
17. 2026-03-26
    price $149,900
18. 2026-03-02
    price $152,000
19. 2026-01-06
    listed $157,000 Active
20. 2021-10-20
    soldstatus $95,800
21. 2021-10-12
    soldstatus $95,800 Closed Sale or Rented 474-char remark

    Show marketing remark (474 chars)

    This sweet little gem is beautifully redone, updated, and nothing to do here but move in and enjoy! A gorgeous kitchen with butcher block counters, brand new stainless appliances, beautifully done backsplash and cabinetry and much more. Remodeled bath, new floors and fresh paint throughout. Two good-sized bedrooms, and large walk-out basement. Potential for even more space on the separate second floor/attic area. Private, quiet back yard and a large detached garage too!

22. 2021-07-27
    listed Continue to Show- Under Contract 474-char remark

    Show marketing remark (474 chars)

    This sweet little gem is beautifully redone, updated, and nothing to do here but move in and enjoy! A gorgeous kitchen with butcher block counters, brand new stainless appliances, beautifully done backsplash and cabinetry and much more. Remodeled bath, new floors and fresh paint throughout. Two good-sized bedrooms, and large walk-out basement. Potential for even more space on the separate second floor/attic area. Private, quiet back yard and a large detached garage too!

23. 2021-07-03
    listed $97,000 474-char remark

    Show marketing remark (474 chars)

    This sweet little gem is beautifully redone, updated, and nothing to do here but move in and enjoy! A gorgeous kitchen with butcher block counters, brand new stainless appliances, beautifully done backsplash and cabinetry and much more. Remodeled bath, new floors and fresh paint throughout. Two good-sized bedrooms, and large walk-out basement. Potential for even more space on the separate second floor/attic area. Private, quiet back yard and a large detached garage too!

24. 2020-10-05
    soldstatus $16,000
25. 2020-03-12
    listed $12,500
26. 2004-05-14
    soldstatus $30,000
27. 2004-05-13
    soldstatus $30,000
28. 2002-10-31
    listed $34,900

ⓘ 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: $2,283 · $190/mo
• Projected year-2 tax: $2,367 · $197/mo
• Expected delta: +$84/yr (+$7/mo · 3.7%)

ⓘ 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 1/10 Low
• 🌡 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,494
• − Mortgage interest: −$8,122
• − Property taxes: −$2,283
• − Insurance: −$725
• − Repairs & maintenance: −$1,159
• − Management: −$1,159
• − Depreciation: −$4,218
• Taxable loss: −$3,174
• Est. tax savings @ 24.0%: +$762
• After-tax cash flow: $79/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

+329.5% since first listed

12 events — show timeline

• 2026-03-26 Price Changed $149,900 CNYIS
• 2026-03-02 Price Changed $152,000 CNYIS
• 2026-01-06 Listed $157,000 CNYIS
• 2021-10-20 Sold (Public Records) $95,800 Public Records
• 2021-10-12 Sold (MLS) $95,800 CNYIS
• 2021-07-27 Listed — CNYIS
• 2021-07-03 Listed $97,000 CNYIS
• 2020-10-05 Sold (MLS) $16,000 CNYIS
• 2020-03-12 Listed $12,500 CNYIS
• 2004-05-14 Sold (MLS) $30,000 CNYIS
• 2004-05-13 Sold (Public Records) $30,000 Public Records
• 2002-10-31 Listed $34,900 CNYIS

Property tax history

+2.1%/yr

Latest (2025): $2,283 · +0.3% YoY. Source: county tax records.