3566 Oneida St · Chadwicks, NY 13413

$174,900

4 bd · 1.0 ba · 1,536 sqft · SingleFamily public records · 182 Days on market

Built 1920 5,474 sqft lot $114/sqft · 25% below area Est $233k · 25% 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
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• Schools +4.7/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This Chadwicks home offers a comfortable and functional layout on a generous lot. The property features bright living spaces, an inviting eat-in kitchen, and plenty of natural light throughout. Enjoy a setting with room to relax or entertain, while still being conveniently located just minutes from local amenities and an easy commute to Utica and surrounding areas. A great opportunity for those seeking comfort, space, and location.

Key facts

• 5,474 sq ft lot
• Garage
• Built 1920

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $877 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $175k).
• Recommended offer: $154k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#444 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: health & safety C-, amenities F, commute F.
• Sauquoit Valley Central School District (rural): math 51% / reading 57% proficiency, ranked #314 of 590 in NY (top 53%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Sauquoit Valley Elementary School (math 62% / reading 72%, grade B+, #525 of 2,108 statewide, top 27%, 347 students, 35% FRL); Sauquoit Valley Middle School (math 37% / reading 50%, grade D, #366 of 729 statewide, top 51%, 308 students, 41% FRL); Sauquoit Valley High School (math 87% / reading 70%, grade A-, #568 of 1,100 statewide, top 52%, 268 students, 36% FRL).
• Market conditions: 101 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 204 units permitted in Oneida County in 2024 (68 in 5+ unit buildings).
• This rent runs 33% of the median local income ($95k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 $49k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 182 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $48k; list at $175k implies a 268% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $153,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 182 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — 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: 1.48% ✓
• Cap rate: 12.31%
• Cash-on-cash: 21.49%
• DSCR: 1.96
• GRM: 5.6

CMA / ARV

• ARV (median comp): $232,873
• List price: $174,900
• Delta: -24.89%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3772 Hand Pl	0.21mi	3/1.0 (-1)	1,350 (-12%)	1mo	$132,500	$98	64
3694 Oxford Rd	0.40mi	3/2.0 (-1)	1,576 (+3%)	6mo	$245,000	$155	63
9336 Cosmo Ct	0.48mi	4/2.0	1,560 (+2%)	22mo	$279,900	$179	53
9356 Cosmo Ct	0.50mi	3/1.5 (-1)	1,560 (+2%)	22mo	$295,000	$189	49
9386 Sessions Rd	0.58mi	3/1.5 (-1)	1,446 (-6%)	12mo	$300,000	$207	46
9353 Cosmo Ct	0.53mi	4/2.0	1,348 (-12%)	8mo	$308,000	$228	44
9260 Grange Hill Rd	0.61mi	3/2.5 (-1)	1,401 (-9%)	4mo	$228,000	$163	43

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: 14.1%
• Equity multiple: 1.56×
• Total profit: $27,527
• Equity at exit: $26,078

10-year hold

• IRR: 22.8%
• Equity multiple: 2.96×
• Total profit: $95,952
• Equity at exit: $15,122

Cash invested: $48,972 (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 13413

• Active inventory: 101
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $2,592 medium
• Mortgage (P&I): −$917
• Tax from tax record: −$181 /mo · $2,166/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$544
• Net cashflow: $877

Break-even live

Break-even rent $1,482

Max offer price $174,900

Occupancy floor 61%

Sensitivity live

Price	-10% $976	-5% $926	+0% $877	+5% $827	+10% $778
Rent	-10% $672	-5% $775	+0% $877	+5% $979	+10% $1,082
Rate	-1.0pp $965	-0.5pp $921	base $877	+0.5pp $832	+1.0pp $786

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3299 Mohawk St New Hartford, NY	3.0	2.5	1336	$2,975	$2.23	45d	1	1.38mi

Listing history 18 events

1. 2026-06-18
   days on market $174,900 Active 182 DOM
2. 2026-06-17
   days on market $174,900 Active 181 DOM
3. 2026-06-16
   days on market $174,900 Active 180 DOM
4. 2026-06-15
   days on market $174,900 Active 179 DOM
5. 2026-06-14
   days on market $174,900 Active 177 DOM
6. 2026-06-13
   days on market $174,900 Active 176 DOM
7. 2026-06-10
   days on market $174,900 Active 174 DOM
8. 2026-06-09
   days on market $174,900 Active 173 DOM
9. 2026-06-08
   days on market $174,900 Active 172 DOM
10. 2026-06-07
    days on market $174,900 Active 171 DOM
11. 2026-06-05
    days on market $174,900 Active 168 DOM
12. 2026-06-02
    days on market $174,900 Active 166 DOM
13. 2026-06-01
    days on market $174,900 Active 165 DOM
14. 2026-05-31
    days on market $174,900 Active 164 DOM
15. 2026-05-30
    days on market $174,900 Active 163 DOM
16. 2026-02-24
    price $174,900 435-char remark

    Show marketing remark (435 chars)

    This Chadwicks home offers a comfortable and functional layout on a generous lot. The property features bright living spaces, an inviting eat-in kitchen, and plenty of natural light throughout. Enjoy a setting with room to relax or entertain, while still being conveniently located just minutes from local amenities and an easy commute to Utica and surrounding areas. A great opportunity for those seeking comfort, space, and location.

17. 2025-12-18
    listed $179,900 Active 435-char remark

    Show marketing remark (435 chars)

    This Chadwicks home offers a comfortable and functional layout on a generous lot. The property features bright living spaces, an inviting eat-in kitchen, and plenty of natural light throughout. Enjoy a setting with room to relax or entertain, while still being conveniently located just minutes from local amenities and an easy commute to Utica and surrounding areas. A great opportunity for those seeking comfort, space, and location.

18. 2004-11-12
    soldstatus $47,500

ⓘ 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: $2,166 · $181/mo
• Projected year-2 tax: $2,561 · $213/mo
• Expected delta: +$395/yr (+$33/mo · 18.2%)

ⓘ 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 8 d/yr ≥94°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,102
• − Mortgage interest: −$9,797
• − Property taxes: −$2,166
• − Insurance: −$874
• − Repairs & maintenance: −$2,488
• − Management: −$2,488
• − Depreciation: −$5,088
• Taxable income: $8,199
• Est. tax owed @ 24.0%: −$1,968
• After-tax cash flow: $8,555/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: Sauquoit Valley Central School District
• NCES district ID: 3600002
• Math proficiency: 51% ▼ -10.00%
• Reading proficiency: 57% ▲ 3.00%
• Median HH income: $55,391
• Composite: 46.6/100
• National rank: #2418
• State rank: #314 of 590 in NY

Livability — Chadwicks

• Score: 70/100
• State rank: #444
• US rank: #7815

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Chadwicks, NY
• County: Oneida County · 89,710 people
• City population: 434
• Metro: Utica-Rome, NY
• Population (ZIP): 16,742
• Household income: $95,261
• Rent vs Own: 23.0% rent · 77.0% own
• Severe rent burden: 395.0

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 (88%)
• Race & ethnicity: White 88% Asian 4% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Romanian 8% Lithuanian 4% Subsaharan African 3%
• Foreign-born: 11% · Vietnam, China, Canada
• Languages at home: 86% English-only · Other Indo-European 4% Other Asian/Pacific 3% Russian/Polish/Slavic 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: ▼ -210.17%
• Current HPI: 295.4235
• Rent YoY: —
• Metro: Utica-Rome, NY
• 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

+268.2% since first listed

3 events — show timeline

• 2026-02-24 Price Changed $174,900 CNYIS
• 2025-12-18 Listed $179,900 CNYIS
• 2004-11-12 Sold (Public Records) $47,500 Public Records

Property tax history

+1.9%/yr

Latest (2025): $2,166 · +4.4% YoY. Source: county tax records.