114 Pazdur Blvd S · Rome, NY 13440

$149,900

3 bd · 2.0 ba · 1,387 sqft · Manufactured · 81 Days on market

Built 2019 Good condition $108/sqft · 8% above area Est $138k · 8% over ↓ 11% since listing

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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 +21.5/30.0
• DSCR +6.9/10.0
• 1% rule +5.7/10.0
• Schools +5.6/10.0
• Condition / age +3.8/5.0
• ARV discount +3.7/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful doublewide home located in the desirable Camelot Village, offering a peaceful setting while remaining close to local amenities. This well-maintained home features 3 spacious bedrooms and 2 full bathrooms, along with an open-concept layout connecting the living room, Kitchen, and dining room - perfect for everyday living and entertaining. The spacious interior is finished in neutral tones, creating a warm and inviting atmosphere. The kitchen is fully equipped with an island, refrigerator, gas range/oven, dishwasher and microwave. Additional highlights include hot air gas heat, central air conditioning and 100-amp circuit breaker service. Enjoy outdoor living with a 10x10 deck and a concrete patio set on a generously sized lot. Lot rent is $635 per month which includes taxes (Town/County/School), water, sewer, and garbage fees. Storage unit option is on a first come first serve basis directly with park at an additional fee. A low-maintenance home that truly must be seen to be appreciated!

Key facts

• Generously sized lot
• Concrete patio
• 10x10 deck

Tags

• OPEN-CONCEPT LAYOUT
• FULLY EQUIPPED KITCHEN
• 10X10 DECK
• CONCRETE PATIO
• GENEROUSLY SIZED LOT
• HOT AIR GAS HEAT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $150k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $226 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $141k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 5.6% 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-, 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.
• Zoned schools: Deforest A Hill Primary School (169 students, 0% FRL); Westmoreland Upper Elementary School (math 60% / reading 68%, grade B, #658 of 2,108 statewide, top 31%, 237 students, 0% FRL); Donald H Crane Junior/Senior High School (math 62% / reading 67%, grade B-, #776 of 1,100 statewide, top 73%, 414 students, 0% FRL) — zoned schools average 0% FRL vs 24% district-wide (24 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 278 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 $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 81 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.

Recommended offer $140,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.07% ✓
• Cap rate: 8.10%
• Cash-on-cash: 6.45%
• DSCR: 1.29
• GRM: 7.8

CMA / ARV

• ARV (median comp): $138,172
• List price: $149,900
• Delta: 8.49%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
126 Pazdur Blvd, S	0.11mi	3/2.0	1,456 (+5%)	21mo	$81,000	$56	69
9 Sunrise Blvd E	0.23mi	3/2.0	1,568 (+13%)	10mo	$125,000	$80	59

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: -6.4%
• Equity multiple: 0.76×
• Total profit: $-9,895
• Equity at exit: $22,351

10-year hold

• IRR: 3.3%
• Equity multiple: 1.24×
• Total profit: $9,986
• Equity at exit: $12,961

Cash invested: $41,972 (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: 7.8×

Monthly cashflow live

• Estimated rent: $1,597 medium
• Mortgage (P&I): −$786
• Tax est. 1.5%: −$187 /mo · $2,248/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $226

Break-even live

Break-even rent $1,311

Max offer price $149,900

Occupancy floor 81%

Sensitivity live

Price	-10% $329	-5% $277	+0% $226	+5% $174	+10% $122
Rent	-10% $99	-5% $163	+0% $226	+5% $289	+10% $352
Rate	-1.0pp $301	-0.5pp $264	base $226	+0.5pp $187	+1.0pp $147

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $149,900 Active 81 DOM
2. 2026-06-19
   days on market $149,900 Active 79 DOM
3. 2026-06-18
   price $149,900 Active 78 DOM
4. 2026-06-18
   days on market $159,900 Active 78 DOM
5. 2026-06-17
   days on market $159,900 Active 77 DOM
6. 2026-06-16
   days on market $159,900 Active 76 DOM
7. 2026-06-15
   days on market $159,900 Active 75 DOM
8. 2026-06-14
   days on market $159,900 Active 73 DOM
9. 2026-06-13
   days on market $159,900 Active 72 DOM
10. 2026-06-10
    days on market $159,900 Active 70 DOM
11. 2026-06-09
    days on market $159,900 Active 69 DOM
12. 2026-06-08
    days on market $159,900 Active 68 DOM
13. 2026-06-07
    days on market $159,900 Active 67 DOM
14. 2026-06-03
    days on market $159,900 Active 63 DOM
15. 2026-06-02
    days on market $159,900 Active 62 DOM
16. 2026-06-01
    days on market $159,900 Active 61 DOM
17. 2026-05-31
    days on market $159,900 Active 60 DOM
18. 2026-05-30
    days on market $159,900 Active 59 DOM
19. 2026-05-01
    price $159,900 1011-char remark

    Show marketing remark (1011 chars)

    Beautiful doublewide home located in the desirable Camelot Village, offering a peaceful setting while remaining close to local amenities. This well-maintained home features 3 spacious bedrooms and 2 full bathrooms, along with an open-concept layout connecting the living room, Kitchen, and dining room - perfect for everyday living and entertaining. The spacious interior is finished in neutral tones, creating a warm and inviting atmosphere. The kitchen is fully equipped with an island, refrigerator, gas range/oven, dishwasher and microwave. Additional highlights include hot air gas heat, central air conditioning and 100-amp circuit breaker service. Enjoy outdoor living with a 10x10 deck and a concrete patio set on a generously sized lot. Lot rent is $635 per month which includes taxes (Town/County/School), water, sewer, and garbage fees. Storage unit option is on a first come first serve basis directly with park at an additional fee. A low-maintenance home that truly must be seen to be appreciated!

20. 2026-04-01
    listed $179,900 Active 1011-char remark

    Show marketing remark (1011 chars)

    Beautiful doublewide home located in the desirable Camelot Village, offering a peaceful setting while remaining close to local amenities. This well-maintained home features 3 spacious bedrooms and 2 full bathrooms, along with an open-concept layout connecting the living room, Kitchen, and dining room - perfect for everyday living and entertaining. The spacious interior is finished in neutral tones, creating a warm and inviting atmosphere. The kitchen is fully equipped with an island, refrigerator, gas range/oven, dishwasher and microwave. Additional highlights include hot air gas heat, central air conditioning and 100-amp circuit breaker service. Enjoy outdoor living with a 10x10 deck and a concrete patio set on a generously sized lot. Lot rent is $635 per month which includes taxes (Town/County/School), water, sewer, and garbage fees. Storage unit option is on a first come first serve basis directly with park at an additional fee. A low-maintenance home that truly must be seen to be appreciated!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $19,163
• − Mortgage interest: −$8,397
• − Property taxes: −$2,248
• − Insurance: −$750
• − Repairs & maintenance: −$1,533
• − Management: −$1,533
• − Depreciation: −$4,361
• Taxable income: $341
• Est. tax owed @ 24.0%: −$82
• After-tax cash flow: $2,626/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.

Condition & rehab AI · 2 photos

Good 75/100 Cosmetic rehab

This well-maintained doublewide home in Camelot Village offers a peaceful setting with a good condition and potential for cosmetic improvements to enhance its curb appeal and value.

Value-add opportunities

• Both Painting the exterior — Enhances curb appeal and can increase both resale and rental value.
• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental value.
• Both Interior updates — Fresh paint and minor updates can make the interior more appealing and increase both resale and rental value.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior — Enhances curb appeal and can increase both resale and rental value. ↑
• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental value. ↑
• Both Interior updates — Fresh paint and minor updates can make the interior more appealing and increase both resale and rental value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — 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): 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

-11.1% since first listed

2 events — show timeline

• 2026-05-01 Price Changed $159,900 CNYIS
• 2026-04-01 Listed $179,900 CNYIS