933 Hillsboro Rd · Camden, NY 13316

$139,900

4 bd · 2.0 ba · 2,073 sqft · SingleFamily public records · 43 Days on market

Built 1830 0.43 ac lot $67/sqft · 54% below area

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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
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• 1% rule +5.1/10.0
• Schools +3.5/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

New Price!!! Country Farm House Lovers, Here it is! Spacious & affordable Country Farm House with 12 spacious rooms!! There's an all important nearly new architectural shingle roof that's only 4 yrs old. This home offers a total of 5 bedrooms, & 2 baths, with 2 of the bedrooms on the main level & the other 3 are on the 2nd level with a huge landing used as a family room & a bath on each level for added convenience. The country kitchen allows you plenty of room to prepare home cooked meals & includes existing appliances. Last but certainly not least is the formal dining room & large living room. Yes, this home is in need of upgrades, some repairs & a good coat of paint on the exterior, but certainly livable while you do all of the work that you feel is necessary. Great bones to work with and a quaint open cover front porch & a large s covered side porch leading to a chain linked fenced area for all of your pets! Get yourself prequalified in the meantime, so you are ready to act on this affordable home at a great New Price!

Key facts

• Country kitchen
• Formal dining room
• Bonus family room

Tags

• COUNTRY KITCHEN
• FORMAL DINING ROOM
• LARGE LIVING ROOM
• BONUS FAMILY ROOM
• LARGE YARD
• 2 STALL GARAGE

Property features AI

Exterior

• Parking: Attached garage with storage; 2-car garage
• Utilities: Well water; Septic tank; Circuit breaker electrical; High-speed internet available
• Home design: Single-story residence; Resale property
• Construction: Wood siding; Stone foundation; Asphalt architectural shingle roof; PEX plumbing; Existing (previously built)
• Exterior features: Dirt and gravel driveways; Covered open porch; Private yard; Partial fencing; Fence; Propane tank (leased); See remarks

Interior

• Kitchen: Electric oven; Electric range; Refrigerator
• Bedrooms: Two main-level bedrooms
• Flooring: Carpet; Hardwood; Laminate; Varied flooring
• Bathrooms: Two full bathrooms; One main-level bathroom
• Heating & cooling: Propane heating; Multiple heating units; Space heater; Programmable thermostat
• Interior features: Separate/formal dining room; Separate/formal living room; Country kitchen; Pantry; Main level primary bedroom; Programmable thermostat; Full basement
• Laundry & utility: Main-level laundry; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $159 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $140k).
• Recommended offer: $136k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 3.0% in Camden — 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 68/100 on livability (#549 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: employment D+, amenities F, commute F.
• Camden Central School District (rural): math 34% / reading 48% proficiency, ranked #504 of 590 in NY (top 85%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 55 active listings in the ZIP; 204 units permitted in Oneida County in 2024 (68 in 5+ unit buildings).

Forward outlook

• In year one you build about $15k of equity ($967 loan paydown + $14k appreciation (10.0% local appreciation)).
• Oneida County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $110k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1830 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $135,703 (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 1830 — 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. 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: 1.01% ✓
• Cap rate: 7.66%
• Cash-on-cash: 4.87%
• DSCR: 1.22
• GRM: 8.2

CMA / ARV

• ARV (median comp): $304,733
• List price: $139,900
• Delta: -54.09%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
990 Hillsboro Rd	0.20mi	4/3.0	2,000 (-4%)	8mo	$325,000	$163	74

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.8%
• Equity multiple: 3.20×
• Total profit: $86,330
• Equity at exit: $126,033

10-year hold

• IRR: 24.3%
• Equity multiple: 7.29×
• Total profit: $246,305
• Equity at exit: $271,795

Cash invested: $39,172 (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 13316

• Home prices YoY: 5.4%
• Active inventory: 55
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,417 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$169 /mo · $2,025/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $159

Break-even live

Break-even rent $1,216

Max offer price $139,900

Occupancy floor 84%

Sensitivity live

Price	-10% $238	-5% $198	+0% $159	+5% $119	+10% $80
Rent	-10% $47	-5% $103	+0% $159	+5% $215	+10% $271
Rate	-1.0pp $229	-0.5pp $194	base $159	+0.5pp $123	+1.0pp $86

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   days on market $139,900 Active 43 DOM
2. 2026-06-18
   days on market $139,900 Active 41 DOM
3. 2026-06-17
   days on market $139,900 Active 40 DOM
4. 2026-06-16
   days on market $139,900 Active 39 DOM
5. 2026-06-15
   days on market $139,900 Active 38 DOM
6. 2026-06-13
   days on market $139,900 Active 36 DOM
7. 2026-06-12
   days on market $139,900 Active 35 DOM
8. 2026-06-09
   days on market $139,900 Active 32 DOM
9. 2026-06-08
   days on market $139,900 Active 31 DOM
10. 2026-06-07
    days on market $139,900 Active 30 DOM
11. 2026-06-07
    days on market $139,900 Active 29 DOM
12. 2026-06-04
    days on market $139,900 Active 26 DOM
13. 2026-06-02
    days on market $139,900 Active 25 DOM
14. 2026-06-01
    days on market $139,900 Active 24 DOM
15. 2026-05-31
    days on market $139,900 Active 23 DOM
16. 2026-05-08
    listed $149,900 Active 1173-char remark
17. 2026-02-11
    soldstatus $110,000
18. 2026-02-03
    soldstatus $110,000 Closed 1086-char remark

    Show marketing remark (1086 chars)

    New Price!!! Country Farm House Lovers, Here it is! Spacious & affordable Country Farm House with 12 spacious rooms!! There's an all important nearly new architectural shingle roof that's only 4 yrs old. This home offers a total of 5 bedrooms, & 2 baths, with 2 of the bedrooms on the main level & the other 3 are on the 2nd level with a huge landing used as a family room & a bath on each level for added convenience. The country kitchen allows you plenty of room to prepare home cooked meals & includes existing appliances. Last but certainly not least is the formal dining room & large living room. Yes, this home is in need of upgrades, some repairs & a good coat of paint on the exterior, but certainly livable while you do all of the work that you feel is necessary. Great bones to work with and a quaint open cover front porch & a large s covered side porch leading to a chain linked fenced area for all of your pets! Get yourself prequalified in the meantime, so you are ready to act on this affordable home at a great New Price!

19. 2025-12-27
    status Pending 1086-char remark

    Show marketing remark (1086 chars)

    New Price!!! Country Farm House Lovers, Here it is! Spacious & affordable Country Farm House with 12 spacious rooms!! There's an all important nearly new architectural shingle roof that's only 4 yrs old. This home offers a total of 5 bedrooms, & 2 baths, with 2 of the bedrooms on the main level & the other 3 are on the 2nd level with a huge landing used as a family room & a bath on each level for added convenience. The country kitchen allows you plenty of room to prepare home cooked meals & includes existing appliances. Last but certainly not least is the formal dining room & large living room. Yes, this home is in need of upgrades, some repairs & a good coat of paint on the exterior, but certainly livable while you do all of the work that you feel is necessary. Great bones to work with and a quaint open cover front porch & a large s covered side porch leading to a chain linked fenced area for all of your pets! Get yourself prequalified in the meantime, so you are ready to act on this affordable home at a great New Price!

20. 2025-11-13
    historical Active Under Contract 1086-char remark

    Show marketing remark (1086 chars)

    New Price!!! Country Farm House Lovers, Here it is! Spacious & affordable Country Farm House with 12 spacious rooms!! There's an all important nearly new architectural shingle roof that's only 4 yrs old. This home offers a total of 5 bedrooms, & 2 baths, with 2 of the bedrooms on the main level & the other 3 are on the 2nd level with a huge landing used as a family room & a bath on each level for added convenience. The country kitchen allows you plenty of room to prepare home cooked meals & includes existing appliances. Last but certainly not least is the formal dining room & large living room. Yes, this home is in need of upgrades, some repairs & a good coat of paint on the exterior, but certainly livable while you do all of the work that you feel is necessary. Great bones to work with and a quaint open cover front porch & a large s covered side porch leading to a chain linked fenced area for all of your pets! Get yourself prequalified in the meantime, so you are ready to act on this affordable home at a great New Price!

21. 2025-10-31
    price $114,900 1086-char remark

    Show marketing remark (1086 chars)

    New Price!!! Country Farm House Lovers, Here it is! Spacious & affordable Country Farm House with 12 spacious rooms!! There's an all important nearly new architectural shingle roof that's only 4 yrs old. This home offers a total of 5 bedrooms, & 2 baths, with 2 of the bedrooms on the main level & the other 3 are on the 2nd level with a huge landing used as a family room & a bath on each level for added convenience. The country kitchen allows you plenty of room to prepare home cooked meals & includes existing appliances. Last but certainly not least is the formal dining room & large living room. Yes, this home is in need of upgrades, some repairs & a good coat of paint on the exterior, but certainly livable while you do all of the work that you feel is necessary. Great bones to work with and a quaint open cover front porch & a large s covered side porch leading to a chain linked fenced area for all of your pets! Get yourself prequalified in the meantime, so you are ready to act on this affordable home at a great New Price!

22. 2025-09-05
    listed $129,900 Active 1086-char remark

    Show marketing remark (1086 chars)

    New Price!!! Country Farm House Lovers, Here it is! Spacious & affordable Country Farm House with 12 spacious rooms!! There's an all important nearly new architectural shingle roof that's only 4 yrs old. This home offers a total of 5 bedrooms, & 2 baths, with 2 of the bedrooms on the main level & the other 3 are on the 2nd level with a huge landing used as a family room & a bath on each level for added convenience. The country kitchen allows you plenty of room to prepare home cooked meals & includes existing appliances. Last but certainly not least is the formal dining room & large living room. Yes, this home is in need of upgrades, some repairs & a good coat of paint on the exterior, but certainly livable while you do all of the work that you feel is necessary. Great bones to work with and a quaint open cover front porch & a large s covered side porch leading to a chain linked fenced area for all of your pets! Get yourself prequalified in the meantime, so you are ready to act on this affordable home at a great New Price!

23. 2008-05-09
    soldstatus $94,000
24. 2001-10-04
    soldstatus $66,000

ⓘ 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: $2,025 · $169/mo
• Projected year-2 tax: $2,194 · $183/mo
• Expected delta: +$170/yr (+$14/mo · 8.4%)

ⓘ 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 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥93°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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,006
• − Mortgage interest: −$7,837
• − Property taxes: −$2,025
• − Insurance: −$700
• − Repairs & maintenance: −$1,360
• − Management: −$1,360
• − Depreciation: −$4,070
• Taxable loss: −$346
• Est. tax savings @ 24.0%: +$83
• After-tax cash flow: $1,990/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: Camden Central School District
• NCES district ID: 3606240
• Math proficiency: 34% ▼ -14.00%
• Reading proficiency: 48% ▲ 1.00%
• Median HH income: $48,686
• Composite: 35.15/100
• National rank: #5008
• State rank: #504 of 590 in NY

Livability — Camden

• Score: 68/100
• State rank: #549
• US rank: #9877

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,924

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 (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 1%
• Common ancestry: Romanian 5% Lithuanian 5% Italian 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 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: ▲ 16.23%
• Current HPI: 316.4996
• 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

+112.0% since first listed

10 events — show timeline

• 2026-05-29 Price Changed $139,900 CNYIS
• 2026-05-08 Listed $149,900 CNYIS
• 2026-02-11 Sold (Public Records) $110,000 Public Records
• 2026-02-03 Sold (MLS) $110,000 CNYIS
• 2025-12-27 Pending — CNYIS
• 2025-11-13 Contingent — CNYIS
• 2025-10-31 Price Changed $114,900 CNYIS
• 2025-09-05 Listed $129,900 CNYIS
• 2008-05-09 Sold (Public Records) $94,000 Public Records
• 2001-10-04 Sold (Public Records) $66,000 Public Records

Property tax history

-0.7%/yr

Latest (2025): $2,025 · -0.9% YoY. Source: county tax records.