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123 6th St Duplex
B+ Composite 77.48
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 +4.5/10.0
  • Livability +3.2/5.0
  • Rent growth +2.5/5.0
  • Condition / age +2.2/5.0
  • Appreciation +0.0/10.0

$100,000

123 6th St · Rome, NY 13440
4 bd · 2.0 ba · 1,392 sqft · MultiFamily public records · 80 Days on market
Built 1923 Fair condition 6,439 sqft lot Garage $72/sqft · 48% below area Est $194k · 48% under
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

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.

Key facts

  • Blown in insulation
  • New furnace
  • Above ground pool

Tags

2 UNIT PROPERTYFULLY FENCED BACKYARDABOVE GROUND POOLNEW FURNACEBLOWN IN INSULATIONNEW ELECTRICAL PANEL

Neighborhood map

Property Rental comp Retail Costco Walmart Transit Schools Stadiums Fortune 500 · Circle radius: 6.0 mi
Loading POIs…

What this means for you Summary

Snapshot

  • This is a 2 × 3-bed/2.0-bath units multifamily listed at $100k. Condition is rated fair.
  • This rent per unit is only 17% of the median local income ($65k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Deal economics

  • At list price, monthly cash flow is $755 ($9k/yr) — positive. Per door: $377/mo.
  • The deal already cash-flows at list — no discount required.
  • Meets the 1% rule at list price ($2k rent vs $100k).
  • Recommended offer: $94k (6.0% below list) — sets the bar for market timing.
  • Cap rate 15.3% 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-, 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: 384 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 ~4 years — after that, you're playing with house money.

Negotiation context

  • It's been on market 80 days — a 6% lower offer ($94k) 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 $94,000 (6.0% below list)

Questions for the listing agent

  1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
  2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
  3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
  4. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
  5. Built in 1923 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
  6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
  7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
  8. 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?
  9. 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.
  10. 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.
  11. 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
1.81% ✓
Cap rate
15.35%
Cash-on-cash
32.34%
DSCR
2.44
GRM
4.6

CMA / ARV

ARV (median comp)
$193,799
List price
$100,000
Delta
-48.40%
Verdict
UNDERPRICED
Comps
20 within 1.0 mi
Show comp detail 5 sales within ~0.75 mi
Address Dist Beds/Ba Sqft Sold Price $/sf Match
103 Spadafora Ave 0.14mi 4/2.0 1,635 (+18%) 5mo $115,000 $70 64
221 Turin St 1.05mi 4/2.0 1,468 (+6%) 8mo $150,000 $102 49
709 S James St 1.09mi 5/2.0 (+1) 1,561 (+12%) 2mo $117,300 $75 38
101 Panesi Ave 0.63mi 3/2.0 (-1) 1,579 (+13%) 11mo $130,500 $83 34
124 W North St 1.04mi 5/2.0 (+1) 1,168 (-16%) 5mo $58,000 $50 31

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
27.4%
Equity multiple
2.14×
Total profit
$31,872
Equity at exit
$14,910
10-year hold
IRR
34.9%
Equity multiple
4.20×
Total profit
$89,707
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 →
Seller's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

For sale now
0 active · 1 under contract
Months of supply
0.0 mo

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 13440

Home prices YoY
-8.0%
Active inventory
384
Price-to-rent
9.2×

Monthly cashflow live

Estimated rent
$1,808 medium interval (Pro) →
Mortgage (P&I)
−$524
Tax from tax record
−$108 /mo · $1,292/yr
Insurance
−$42
HOA
−$0
Vacancy / Maint / Mgmt
−$380
Net cashflow
$755

2-unit breakdown (identical units grouped — click to expand)

UnitsBedsBathsEst. rent
Total (2 units) $1,808

Break-even live

Break-even rent $853
Max offer price $100,000
Occupancy floor 53%

Sensitivity live

Price -10% $811 -5% $783 +0% $755 +5% $726 +10% $698
Rent -10% $612 -5% $683 +0% $755 +5% $826 +10% $897
Rate -1.0pp $805 -0.5pp $780 base $755 +0.5pp $729 +1.0pp $702

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
—

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested
—
Monthly P&I
—
Monthly cashflow
—
DSCR
—
Eligible?
—

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested
—
Monthly P&I
—
Monthly cashflow
—
DSCR
—
Eligible?
—

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested
—
Monthly P&I
—
Monthly cashflow
—
DSCR
—
Eligible?
—

Short-term bridge; refi at stabilization.

Rent comps 5 comps

AddressBedsBaths SqftRent$/sqft DOM Units Dist
128 3rd St Unit 1 Lower Left Rome, NY 2.0 1.0 — $900 — 93d 1 0.19mi
149 River St Unit 2 Rome, NY 3.0 1.0 1160 $1,500 $1.29 93d 1 0.54mi
503 River Rd Rome, NY 2.0 1.0 — $1,200 — 93d 1 0.57mi
183 W Dominick St Rome, NY 1.0–2.0 1.0 845 $904 $1.07 93d 1 0.87mi
218 N George St Rome, NY 2.0 1.0 2200 $1,200 $0.55 93d 1 0.99mi

Property features AI

Exterior

Parking
Detached garage2 garage spaces
Utilities
Electricity connected with circuit breakersPublic water connectedSewer connectedHigh-speed internet availableCable available
Home design
2-story homeResale propertyCity street frontageRectangular lot near public transit
Construction
Stone foundationVinyl sidingBlown-in insulationCopper and PEX plumbingAsphalt/membrane/rubber roof
Exterior features
Blacktop drivewayCovered porchDeckFully fenced yardAbove-ground poolSecond garageFull fencing

Interior

Kitchen
Free-standing rangeOvenRefrigeratorEat-in kitchen
Bedrooms
2 main-level bedrooms
Flooring
CarpetHardwoodVinylVaries
Bathrooms
2 full bathrooms1 bathroom on the main level
Heating & cooling
Gas forced-air heating
Interior features
Ceiling fan(s)Entrance foyerEat-in kitchenSeparate/formal living roomSliding glass door(s)Second kitchenConvertible bedroomThermal windowsSliding doors
Laundry & utility
Laundry on main levelLaundry in basementGas water heater

Listing history 50 events

  1. 2026-07-25
    days on market $100,000 Active 80 DOM
  2. 2026-07-24
    days on market $100,000 Active 79 DOM
  3. 2026-07-23
    days on market $100,000 Active 78 DOM
  4. 2026-07-22
    days on market $100,000 Active 77 DOM
  5. 2026-07-21
    days on market $100,000 Active 76 DOM
  6. 2026-07-20
    days on market $100,000 Active 75 DOM
  7. 2026-07-18
    days on market $100,000 Active 73 DOM
  8. 2026-07-16
    days on market $100,000 Active 71 DOM
  9. 2026-07-15
    days on marketlisting id $100,000 Active 70 DOM
  10. 2026-07-14
    days on market $100,000 Active 69 DOM
  11. 2026-07-13
    days on market $100,000 Active 68 DOM
  12. 2026-07-12
    days on market $100,000 Active 67 DOM
  13. 2026-07-12
    days on market $100,000 Active 66 DOM
  14. 2026-07-10
    days on market $100,000 Active 65 DOM
  15. 2026-07-09
    days on market $100,000 Active 64 DOM
  16. 2026-07-07
    days on market $100,000 Active 62 DOM
  17. 2026-07-06
    days on market $100,000 Active 61 DOM
  18. 2026-07-05
    days on market $100,000 Active 60 DOM
  19. 2026-07-05
    days on market $100,000 Active 59 DOM
  20. 2026-07-03
    days on market $100,000 Active 58 DOM
  21. 2026-07-02
    days on market $100,000 Active 57 DOM
  22. 2026-07-01
    days on market $100,000 Active 56 DOM
  23. 2026-06-30
    days on market $100,000 Active 55 DOM
  24. 2026-06-29
    days on market $100,000 Active 54 DOM
  25. 2026-06-28
    days on market $100,000 Active 53 DOM
  26. 2026-06-27
    days on market $100,000 Active 52 DOM
  27. 2026-06-26
    days on market $100,000 Active 51 DOM
  28. 2026-06-22
    days on market $100,000 Active 47 DOM
  29. 2026-06-21
    days on market $100,000 Active 46 DOM
  30. 2026-06-21
    days on market $100,000 Active 45 DOM
  31. 2026-06-18
    days on market $100,000 Active 43 DOM
  32. 2026-06-17
    days on market $100,000 Active 42 DOM
  33. 2026-06-16
    days on market $100,000 Active 41 DOM
  34. 2026-06-15
    days on market $100,000 Active 40 DOM
  35. 2026-06-13
    days on market $100,000 Active 38 DOM
  36. 2026-06-12
    days on market $100,000 Active 37 DOM
  37. 2026-06-09
    days on market $100,000 Active 34 DOM
  38. 2026-06-08
    days on market $100,000 Active 33 DOM
  39. 2026-06-07
    days on market $100,000 Active 32 DOM
  40. 2026-06-07
    days on market $100,000 Active 31 DOM
  41. 2026-06-04
    days on market $100,000 Active 28 DOM
  42. 2026-06-02
    days on market $100,000 Active 27 DOM
  43. 2026-06-01
    days on market $100,000 Active 26 DOM
  44. 2026-05-31
    days on market $100,000 Active 25 DOM
  45. 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

  46. 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

  47. 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

  48. 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

  49. 2024-01-15
    listed $110,000 Active
  50. 2024-01-15
    listed $110,000 Active

ⓘ 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

Nearby sold comps map

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Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income
$21,696
− Mortgage interest
−$5,602
− Property taxes
−$1,292
− Insurance
−$500
− Repairs & maintenance
−$1,736
− Management
−$1,736
− Depreciation
−$2,909
Taxable income
$7,922
combined federal + state — saved on this device
Est. tax owed @ 24.0%
−$1,901
After-tax cash flow
$7,154/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 · 9 photos

Fair 45/100 Moderate rehab Est. rehab $34,800–$62,640 screening

This property requires moderate renovations to improve its condition and increase its value. Painting, updating cabinets, and landscaping are key areas for investment.

Components & finishes AI

Flooring wood Counters granite Appliances stainless steel

Repairs flagged

  • Moderate Kitchen cabinets — Worn appearance and need for cleaning
  • Moderate Bathroom fixtures — Dated appearance and need for updating
  • Moderate Exterior siding — Weathered appearance and need for repainting
  • Moderate Landscaping — Overgrown and needs trimming and planting

Value-add opportunities

  • Resale Painting and updating kitchen cabinets — Fresh paint and updated cabinets will enhance the home's curb appeal and interior aesthetics, making it more attractive to potential buyers ↑
  • Rental Landscaping and planting — A well-maintained and aesthetically pleasing exterior will attract tenants and increase rental value ↑
  • Both HVAC maintenance and replacement — A functional and energy-efficient HVAC system will improve comfort and reduce utility costs, benefiting both resale and rental value ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 45/100

Zoned Schools

Elementary Bellamy Elementary School F NY #2,024/2,108 Nat'l #36,424/41,679 Middle Lyndon H Strough Middle School F NY #539/729 Nat'l #8,861/14,009 High Rome Free Academy A+ NY #201/1,100 Nat'l #333/17,239

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
C Composite livability gradescore 64/100

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
County
Oneida · 225,223 people
City population
41,418
Metro
Utica-Rome, NY
Population (ZIP)
41,273
Household income
$65,497
Rent vs Own
37.0% rent · 63.0% own
Severe rent burden
6% of renters

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
—

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.

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

Loading sold comps…