526 Broadway · Oneida, NY 13421

$192,500

4 bd · 1.5 ba · 1,794 sqft · SingleFamily public records · 14 Days on market

Built 1908 7,405 sqft lot $107/sqft · 28% below area Est $268k · 28% under

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Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Cash flow +9.7/30.0
• Schools +4.1/10.0
• 1% rule +3.8/10.0
• Livability +3.1/5.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Well kept Two Story home with great bones and newer mechanicals . . . just in need of cosmetic touches. 1,794 square feet! Walking distance to Allen Park - perfect for enjoying the view or getting outside. This home offers three bedrooms, one and a half baths, a comfortable living room, a formal dining room and an office. The kitchen has a practical layout and the home has been nicely maintained over the years. You'll also appreciate the updated furnace and central air for added comfort. A three season sunroom gives you a great spot to relax and there's a one car detached garage for extra storage or parking. With a maintenance free vinyl exterior, an architectural asphalt shingle roof and

Key facts

• Updated furnace
• Central air
• Three season sunroom

Tags

• THREE SEASON SUNROOM
• UPDATED FURNACE
• CENTRAL AIR
• MAINTENANCE FREE EXTERIOR
• 90% THERMOPANE WINDOWS

Property features AI

Exterior

• Parking: Detached garage; One garage space
• Utilities: Public water connected; Sewer connected; Electric with circuit breakers
• Home design: Two-story house; Existing construction
• Construction: Vinyl siding; Copper plumbing; Stone foundation; Architectural shingle roof
• Exterior features: Enclosed porch; Open porch; Blacktop driveway; Rectangular residential lot; 50 x 150 lot dimensions; City street frontage

Interior

• Kitchen: Refrigerator; Oven; Free-standing range; Dishwasher; Gas water heater
• Bedrooms: Four bedrooms (all on the second floor)
• Flooring: Carpet; Hardwood; Tile; Varies
• Bathrooms: One full bathroom; One half bathroom; One main-level bathroom
• Heating & cooling: Gas heating with forced air; Central air conditioning
• Interior features: Thermal windows; Separate/formal dining room
• Laundry & utility: Laundry on the main level; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $192k.

Deal economics

• At list price, monthly cash flow is $-128 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $170k (11.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $170k (11.9% below list).
• Recommended offer: $170k (11.9% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 4.0% in Oneida — 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 61/100 on livability (#924 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools C-, employment C-, health & safety C-.
• Oneida City School District (town): math 43% / reading 54% proficiency, ranked #421 of 590 in NY (top 71%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 67 active listings in the ZIP; 137 units permitted in Madison County in 2024 (46 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 $6k of value loss. Plan a longer hold.
• Madison County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1908 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $169,556 (11.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1908 — 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.88% ✗
• Cap rate: 5.49%
• Cash-on-cash: -2.85%
• DSCR: 0.87
• GRM: 9.5

CMA / ARV

• ARV (median comp): $267,595
• List price: $192,500
• Delta: -28.06%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13 Castle St	0.65mi	4/1.5	1,800 (+0%)	1mo	$245,000	$136	68
232 West St	0.60mi	4/1.0	1,804 (+1%)	5mo	$215,000	$119	65
440 Lincoln Ave	0.52mi	4/2.0	1,701 (-5%)	1mo	$282,500	$166	64
237 Maple Dr	0.27mi	3/1.5 (-1)	1,638 (-9%)	9mo	$130,000	$79	60
321 Pleasant Ave	0.67mi	5/2.0 (+1)	1,800 (+0%)	2mo	$168,000	$93	60
457 Broad St	0.15mi	3/1.5 (-1)	2,007 (+12%)	11mo	$280,900	$140	59
318 Earl Ave	0.45mi	4/2.0	1,575 (-12%)	1mo	$232,000	$147	56
312 Stone St	0.56mi	4/2.0	1,937 (+8%)	4mo	$230,000	$119	56
9 Castle St	0.65mi	3/2.0 (-1)	1,769 (-1%)	6mo	$170,000	$96	55
338 Leonard St	0.53mi	3/2.0 (-1)	1,700 (-5%)	11mo	$229,900	$135	50
140 Hagan Cir	0.68mi	3/1.5 (-1)	1,619 (-10%)	6mo	$235,000	$145	42
396 Genesee St	0.73mi	3/2.0 (-1)	1,622 (-10%)	1mo	$289,900	$179	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: -21.0%
• Equity multiple: 0.27×
• Total profit: $-39,244
• Equity at exit: $28,702

10-year hold

• IRR: -14.2%
• Equity multiple: 0.18×
• Total profit: $-44,235
• Equity at exit: $16,644

Cash invested: $53,900 (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 13421

• Home prices YoY: -5.1%
• Active inventory: 67
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,696 medium
• Mortgage (P&I): −$1,009
• Tax from tax record: −$378 /mo · $4,535/yr
• Insurance: −$80
• HOA: −$0
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $-128

Break-even live

Break-even rent $1,858

Max offer price $169,864

Occupancy floor —

Sensitivity live

Price	-10% $-19	-5% $-74	+0% $-128	+5% $-183	+10% $-237
Rent	-10% $-262	-5% $-195	+0% $-128	+5% $-61	+10% $6
Rate	-1.0pp $-31	-0.5pp $-79	base $-128	+0.5pp $-178	+1.0pp $-229

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: $48,125
• Closing costs: $5,775
• Reserves months: —
• Total cash needed: —

Listing history 1 events

1. 2026-05-12
   listed $192,500 Active 823-char remark

ⓘ 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: $4,535 · $378/mo
• Projected year-2 tax: $4,535 · $378/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate
• 🌡 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: $20,347
• − Mortgage interest: −$10,783
• − Property taxes: −$4,535
• − Insurance: −$962
• − Repairs & maintenance: −$1,628
• − Management: −$1,628
• − Depreciation: −$5,600
• Taxable loss: −$4,789
• Est. tax savings @ 24.0%: +$1,149
• After-tax cash flow: $-388/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: Oneida City School District
• NCES district ID: 3600013
• Math proficiency: 43% ▼ -11.00%
• Reading proficiency: 54% ▲ 12.00%
• Median HH income: $45,791
• Composite: 41.1/100
• National rank: #3568
• State rank: #421 of 590 in NY

Livability — Oneida

• Score: 61/100
• State rank: #924
• US rank: #18033

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oneida, NY
• City population: 12,742
• Population (ZIP): 12,742

Population outlook (Madison County) Hauer SSP2

• Today (2025): 69,528 people
• By 2030: 66,599 · -4.2%
• By 2040: 59,814 · -14.0%
• By 2050: 52,842 · -24.0%
• By 2075: 39,167 · -43.7%
• By 2100: 28,442 · -59.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Lithuanian 5% Romanian 4% Iranian 2%
• Foreign-born: 1% · Canada, China
• Languages at home: 97% English-only · Spanish 1% Other Indo-European 1%

Political lean MEDSL · Madison

• 2024 margin: R (+13.1) · D 43.5% · R 56.5%
• 2008→2024 swing: -13.9pp toward R · 2008: 0.9pp · 2024: -13.1pp
• All cycles: 2024: R+13.1 2020: R+10.6 2016: R+15.9 2012: D+0.3 2008: D+0.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -13.30%
• Current HPI: 248.3909
• 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

2 events — show timeline

• 2026-05-26 Pending — CNYIS
• 2026-05-12 Listed $192,500 CNYIS

Property tax history

+5.6%/yr

Latest (2025): $4,535 · -2.1% YoY. Source: county tax records.