123 6th St · Rome, NY 13440

$100,000

4 bd · 2.0 ba · 1,392 sqft · MultiFamily public records · 43 Days on market

Built 1923 6,439 sqft lot $72/sqft · 44% below area Est $177k · 44% 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Opportunity knocks with this versatile 2-unit property in the City of Rome — currently configured and enjoyed as a single-family home, with the flexibility to restore its multi-family use for rental income or an owner-occupied investment strategy. This duplex is loaded with valuable updates including a new furnace, blown-in insulation, and a new electrical panel — giving the next owner a solid, efficient foundation to work with. Outside, the fully fenced backyard offers privacy and a great outdoor space, complete with an above-ground pool for those warm Central New York summers. And two garages provide abundant parking and storage options. Whether you’re looking for a comfortable single-family residence with room to grow, or a savvy investor ready to restore income potential, this property delivers options at an outstanding price point. Also listed under single family MLS #S1679680 Some photos virtually staged with AI

Key facts

• Blown in insulation
• New furnace
• Above ground pool

Tags

• 2 UNIT PROPERTY
• NEW FURNACE
• BLOWN IN INSULATION
• NEW ELECTRICAL PANEL
• FULLY FENCED BACKYARD
• ABOVE GROUND POOL

Property features AI

Exterior

• Parking: Detached garage; 2 garage spaces
• Utilities: Electricity connected with circuit breakers; Public water connected; Sewer connected; High-speed internet available; Cable available
• Home design: 2-story home; Resale property; City street frontage; Rectangular lot near public transit
• Construction: Stone foundation; Vinyl siding; Blown-in insulation; Copper and PEX plumbing; Asphalt/membrane/rubber roof
• Exterior features: Blacktop driveway; Covered porch; Deck; Fully fenced yard; Above-ground pool; Second garage; Full fencing

Interior

• Kitchen: Free-standing range; Oven; Refrigerator; Eat-in kitchen
• Bedrooms: 2 main-level bedrooms
• Flooring: Carpet; Hardwood; Vinyl; Varies
• Bathrooms: 2 full bathrooms; 1 bathroom on the main level
• Heating & cooling: Gas forced-air heating
• Interior features: Ceiling fan(s); Entrance foyer; Eat-in kitchen; Separate/formal living room; Sliding glass door(s); Second kitchen; Convertible bedroom; Thermal windows; Sliding doors
• Laundry & utility: Laundry on main level; Laundry in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $100k.

Deal economics

• At list price, monthly cash flow is $511 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.4% 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-, 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: 272 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $691 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 ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $25k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $25k; list at $100k implies a 300% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1923 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $97,000 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1923 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.50% ✓
• Cap rate: 12.43%
• Cash-on-cash: 21.91%
• DSCR: 1.97
• GRM: 5.6

CMA / ARV

• ARV (median comp): $177,168
• List price: $100,000
• Delta: -43.56%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
101 Panesi Ave	0.63mi	3/2.0 (-1)	1,579 (+13%)	10mo	$130,500	$83	35

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: 14.6%
• Equity multiple: 1.58×
• Total profit: $16,371
• Equity at exit: $14,910

10-year hold

• IRR: 23.3%
• Equity multiple: 3.01×
• Total profit: $56,234
• Equity at exit: $8,646

Cash invested: $28,000 (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: 272
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,500 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$108 /mo · $1,292/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $511

Break-even live

Break-even rent $853

Max offer price $100,000

Occupancy floor 61%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
149 River St Unit 2 Rome, NY	3.0	1.0	1160	$1,500	$1.29	44d	1	0.54mi

Listing history 22 events

1. 2026-06-18
   days on market $100,000 Active 43 DOM
2. 2026-06-17
   days on market $100,000 Active 42 DOM
3. 2026-06-16
   days on market $100,000 Active 41 DOM
4. 2026-06-15
   days on market $100,000 Active 40 DOM
5. 2026-06-13
   days on market $100,000 Active 38 DOM
6. 2026-06-12
   days on market $100,000 Active 37 DOM
7. 2026-06-09
   days on market $100,000 Active 34 DOM
8. 2026-06-08
   days on market $100,000 Active 33 DOM
9. 2026-06-07
   days on market $100,000 Active 32 DOM
10. 2026-06-07
    days on market $100,000 Active 31 DOM
11. 2026-06-04
    days on market $100,000 Active 28 DOM
12. 2026-06-02
    days on market $100,000 Active 27 DOM
13. 2026-06-01
    days on market $100,000 Active 26 DOM
14. 2026-05-31
    days on market $100,000 Active 25 DOM
15. 2026-05-14
    price $100,000 944-char remark

    Show marketing remark (949 chars)

    Opportunity knocks with this versatile 2-unit property in the City of Rome — currently configured and enjoyed as a single-family home, with the flexibility to restore its multi-family use for rental income or an owner-occupied investment strategy. This duplex is loaded with valuable updates including a new furnace, blown-in insulation, and a new electrical panel — giving the next owner a solid, efficient foundation to work with. Outside, the fully fenced backyard offers privacy and a great outdoor space, complete with an above-ground pool for those warm Central New York summers. And two garages provide abundant parking and storage options. Whether you’re looking for a comfortable single-family residence with room to grow, or a savvy investor ready to restore income potential, this property delivers options at an outstanding price point. Also listed under single family MLS #S1679680 Some photos virtually staged with AI

16. 2026-05-14
    price $100,000 949-char remark

    Show marketing remark (949 chars)

    Opportunity knocks with this versatile 2-unit property in the City of Rome — currently configured and enjoyed as a single-family home, with the flexibility to restore its multi-family use for rental income or an owner-occupied investment strategy. This duplex is loaded with valuable updates including a new furnace, blown-in insulation, and a new electrical panel — giving the next owner a solid, efficient foundation to work with. Outside, the fully fenced backyard offers privacy and a great outdoor space, complete with an above-ground pool for those warm Central New York summers. And two garages provide abundant parking and storage options. Whether you’re looking for a comfortable single-family residence with room to grow, or a savvy investor ready to restore income potential, this property delivers options at an outstanding price point. Also listed under single family MLS #S1679680 Some photos virtually staged with AI

17. 2026-05-07
    listed $125,000 Active 944-char remark

    Show marketing remark (949 chars)

    Opportunity knocks with this versatile 2-unit property in the City of Rome — currently configured and enjoyed as a single-family home, with the flexibility to restore its multi-family use for rental income or an owner-occupied investment strategy. This duplex is loaded with valuable updates including a new furnace, blown-in insulation, and a new electrical panel — giving the next owner a solid, efficient foundation to work with. Outside, the fully fenced backyard offers privacy and a great outdoor space, complete with an above-ground pool for those warm Central New York summers. And two garages provide abundant parking and storage options. Whether you’re looking for a comfortable single-family residence with room to grow, or a savvy investor ready to restore income potential, this property delivers options at an outstanding price point. Also listed under single family MLS #S1679680 Some photos virtually staged with AI

18. 2026-05-07
    listed $125,000 Active 949-char remark

    Show marketing remark (949 chars)

    Opportunity knocks with this versatile 2-unit property in the City of Rome — currently configured and enjoyed as a single-family home, with the flexibility to restore its multi-family use for rental income or an owner-occupied investment strategy. This duplex is loaded with valuable updates including a new furnace, blown-in insulation, and a new electrical panel — giving the next owner a solid, efficient foundation to work with. Outside, the fully fenced backyard offers privacy and a great outdoor space, complete with an above-ground pool for those warm Central New York summers. And two garages provide abundant parking and storage options. Whether you’re looking for a comfortable single-family residence with room to grow, or a savvy investor ready to restore income potential, this property delivers options at an outstanding price point. Also listed under single family MLS #S1679680 Some photos virtually staged with AI

19. 2024-01-15
    listed $110,000 Active
20. 2024-01-15
    listed $110,000 Active
21. 2009-06-18
    soldstatus $25,000
22. 2004-11-03
    soldstatus $10,008

ⓘ 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: $1,292 · $108/mo
• Projected year-2 tax: $1,491 · $124/mo
• Expected delta: +$199/yr (+$17/mo · 15.4%)

ⓘ 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: $18,000
• − Mortgage interest: −$5,602
• − Property taxes: −$1,292
• − Insurance: −$500
• − Repairs & maintenance: −$1,440
• − Management: −$1,440
• − Depreciation: −$2,909
• Taxable income: $4,818
• Est. tax owed @ 24.0%: −$1,156
• After-tax cash flow: $4,979/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

+899.2% since first listed

8 events — show timeline

• 2026-05-14 Price Changed $100,000 CNYIS
• 2026-05-14 Price Changed $100,000 CNYIS
• 2026-05-07 Listed $125,000 CNYIS
• 2026-05-07 Listed $125,000 CNYIS
• 2024-01-15 Listed $110,000 CNYIS
• 2024-01-15 Listed $110,000 CNYIS
• 2009-06-18 Sold (Public Records) $25,000 Public Records
• 2004-11-03 Sold (Public Records) $10,008 Public Records

Property tax history

+1.7%/yr

Latest (2025): $1,292 · +0.3% YoY. Source: county tax records.