7708 Gifford Rd · Rome, NY 13440

$279,900

3 bd · 2.0 ba · 1,938 sqft · SingleFamily public records · 20 Days on market

Built 1975 0.38 ac lot Est $331k · 16% under

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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 +19.5/30.0
• ARV discount +14.5/15.0
• DSCR +6.2/10.0
• 1% rule +4.8/10.0
• 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

Listing remarks MLS

READY FOR YOU TO MOVE IN & ENJOY; BEAUTIFUL UPDATED OAK KITCHEN WITH PLENTY OF SPACE; UPDATED BATHS; FRESHLY PAINTED INTERIOR; NEW FLOORING; NEW HOTWATER HEAT BOILER SYSTEM; SPACIOUS FAMILY ROOM WITH WOODSTOVE; BEAUTIFUL DEEP LOT; DECK OFF DINING ROOM; A REALLY REALLY CLEAN HOME

Key facts

• Wood stove
• Covered patio
• Garden window

Tags

• CORNER FIREPLACE
• WOOD STOVE
• FINISHED LAUNDRY ROOM
• COVERED PATIO
• EAT-IN KITCHEN
• GARDEN WINDOW

Property features AI

Exterior

• Parking: Attached garage with garage door opener and electricity (2-car)
• Utilities: Electricity connected (circuit breakers); Public water connected; Sewer connected; Cable available; High-speed internet available
• Home design: 2 stories; Resale property; Walk-out finished basement
• Construction: Brick and stucco exterior; Asphalt shingle roof; Copper plumbing; Poured foundation; Built (existing)
• Exterior features: Deck; Blacktop driveway; Shed(s)/storage

Interior

• Kitchen: Electric oven; Electric range; Dishwasher; Microwave; Refrigerator; Disposal; Pantry; Solid surface counters; Eat-in kitchen
• Bedrooms: 3 main-level bedrooms
• Flooring: Hardwood; Carpet; Tile; Varied flooring
• Bathrooms: 2 full bathrooms; 1 half bathroom; 2 main-level bathrooms
• Heating & cooling: Oil heating; Baseboard heating; Hot water heating; Window cooling units
• Interior features: Ceiling fan(s); Entrance foyer; Eat-in kitchen; Separate/formal living room; Pantry; Sliding glass door(s); Solid surface counters; Primary bedroom with bath
• Laundry & utility: Washer; Dryer; Laundry located in basement; Oil water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $319 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $275k (1.8% below list).
• Recommended offer: $275k (1.8% below list) — sets the bar for 1% rule.
• Cap rate 7.7% 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 $2k of loan paydown is wiped out by about $8k 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 20 days — a 2% lower offer ($276k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $110k; list at $280k implies a 154% gain — meaningful room to come down on a strong offer.

Recommended offer $275,000 (1.8% below list)

Questions for the listing agent

1. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.98% ✗
• Cap rate: 7.66%
• Cash-on-cash: 4.89%
• DSCR: 1.22
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $331,398
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7732 Gifford Rd	0.12mi	4/2.5 (+1)	2,014 (+4%)	10mo	$345,000	$171	73
7780 Gifford Rd	0.34mi	3/3.0	2,020 (+4%)	10mo	$335,000	$166	64
7666 Thomas Cir	0.56mi	3/2.5	1,674 (-14%)	8mo	$379,900	$227	42

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: -8.7%
• Equity multiple: 0.68×
• Total profit: $-25,015
• Equity at exit: $41,734

10-year hold

• IRR: 0.8%
• Equity multiple: 1.06×
• Total profit: $4,386
• Equity at exit: $24,201

Cash invested: $78,372 (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: 8.5×

Monthly cashflow live

• Estimated rent: $2,750 medium
• Mortgage (P&I): −$1,468
• Tax from tax record: −$269 /mo · $3,223/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$578
• Net cashflow: $319

Break-even live

Break-even rent $2,346

Max offer price $279,900

Occupancy floor 83%

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: $69,975
• Closing costs: $8,397
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
251 Liam Ln Unit 251 Rome, NY	3.0	2.0	1577	$2,750	$1.74	43d	1	0.88mi

Listing history 18 events

1. 2026-06-18
   days on market $279,900 Active 20 DOM
2. 2026-06-17
   days on market $279,900 Active 19 DOM
3. 2026-06-16
   days on market $279,900 Active 18 DOM
4. 2026-06-15
   days on market $279,900 Active 17 DOM
5. 2026-06-13
   days on market $279,900 Active 15 DOM
6. 2026-06-12
   days on market $279,900 Active 14 DOM
7. 2026-06-09
   days on market $279,900 Active 11 DOM
8. 2026-06-08
   days on market $279,900 Active 10 DOM
9. 2026-06-07
   days on market $279,900 Active 9 DOM
10. 2026-06-07
    days on market $279,900 Active 8 DOM
11. 2026-06-04
    days on market $279,900 Active 5 DOM
12. 2026-06-02
    days on market $279,900 Active 4 DOM
13. 2026-06-01
    days on market $279,900 Active 3 DOM
14. 2026-05-31
    days on market $279,900 Active 2 DOM
15. 2026-05-29
    listed $279,900 Active
16. 2016-05-04
    soldstatus $110,000 285-char remark

    Show marketing remark (285 chars)

    READY FOR YOU TO MOVE IN & ENJOY; BEAUTIFUL UPDATED OAK KITCHEN WITH PLENTY OF SPACE; UPDATED BATHS; FRESHLY PAINTED INTERIOR; NEW FLOORING; NEW HOTWATER HEAT BOILER SYSTEM; SPACIOUS FAMILY ROOM WITH WOODSTOVE; BEAUTIFUL DEEP LOT; DECK OFF DINING ROOM; A REALLY REALLY CLEAN HOME

17. 2016-05-03
    soldstatus $110,000
18. 2015-06-02
    listed $114,900 285-char remark

    Show marketing remark (285 chars)

    READY FOR YOU TO MOVE IN & ENJOY; BEAUTIFUL UPDATED OAK KITCHEN WITH PLENTY OF SPACE; UPDATED BATHS; FRESHLY PAINTED INTERIOR; NEW FLOORING; NEW HOTWATER HEAT BOILER SYSTEM; SPACIOUS FAMILY ROOM WITH WOODSTOVE; BEAUTIFUL DEEP LOT; DECK OFF DINING ROOM; A REALLY REALLY CLEAN HOME

ⓘ 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: $3,223 · $269/mo
• Projected year-2 tax: $3,976 · $331/mo
• Expected delta: +$754/yr (+$63/mo · 23.4%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥94°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 0% 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: $33,000
• − Mortgage interest: −$15,679
• − Property taxes: −$3,223
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,640
• − Management: −$2,640
• − Depreciation: −$8,143
• Taxable loss: −$723
• Est. tax savings @ 24.0%: +$174
• After-tax cash flow: $4,008/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

+143.6% since first listed

4 events — show timeline

• 2026-05-29 Listed $279,900 CNYIS
• 2016-05-04 Sold (MLS) $110,000 CNYIS
• 2016-05-03 Sold (Public Records) $110,000 Public Records
• 2015-06-02 Listed $114,900 CNYIS

Property tax history

+1.7%/yr

Latest (2025): $3,223 · +0.3% YoY. Source: county tax records.