3208 Fox St · Durhamville, NY 13054

$134,900

5 bd · 2.0 ba · 2,104 sqft · MultiFamily public records · 57 Days on market

Built 1900 0.37 ac lot

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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
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• ARV discount +7.5/15.0
• Appreciation +6.9/10.0
• Schools +4.1/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

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

Listing remarks MLS

Why rent when you can get paid to live?! This affordable Durhamville duplex is the perfect opportunity to step into real estate investing or simplify your own housing costs. Each unit offers 2 bedrooms, 1 bathroom and its own laundry, making it attractive for both tenants and owner occupants alike. Live in one unit and let the other cover your mortgage or rent both and generate income. Opportunities dont come along often at this price point.

Key facts

• 0.37 acre lot
• 2 parking spots
• Built 1900

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $135k.

Deal economics

• At list price, monthly cash flow is $514 ($6k/yr) — positive. Per door: $257/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $131k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#693 in NY) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, cost of living A-; Watch: health & safety C-, schools F, crime F.
• 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: 7 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 $6k of equity ($933 loan paydown + $5k appreciation (3.8% 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 (3.8% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 15y 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 $95k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $130,853 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% 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. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
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: 1.49% ✓
• Cap rate: 10.87%
• Cash-on-cash: 16.34%
• DSCR: 1.73
• GRM: 5.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.82% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.6%
• Equity multiple: 2.46×
• Total profit: $55,101
• Equity at exit: $67,011

10-year hold

• IRR: 24.8%
• Equity multiple: 4.79×
• Total profit: $143,300
• Equity at exit: $108,511

Cash invested: $37,772 (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 13054

• Home prices YoY: 1.8%
• Active inventory: 7
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $2,016 medium
• Mortgage (P&I): −$707
• Tax from tax record: −$315 /mo · $3,776/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$423
• Net cashflow: $514

Break-even live

Break-even rent $1,365

Max offer price $134,900

Occupancy floor 69%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,016
Total (2 units)			$2,016

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-18
   days on market $134,900 Active 57 DOM
2. 2026-06-17
   days on market $134,900 Active 56 DOM
3. 2026-06-16
   days on market $134,900 Active 55 DOM
4. 2026-06-15
   days on market $134,900 Active 54 DOM
5. 2026-06-13
   days on market $134,900 Active 52 DOM
6. 2026-06-12
   days on market $134,900 Active 51 DOM
7. 2026-06-09
   days on market $134,900 Active 48 DOM
8. 2026-06-08
   days on market $134,900 Active 47 DOM
9. 2026-06-07
   days on market $134,900 Active 46 DOM
10. 2026-06-07
    days on market $134,900 Active 45 DOM
11. 2026-06-04
    days on market $134,900 Active 42 DOM
12. 2026-06-02
    days on market $134,900 Active 41 DOM
13. 2026-06-01
    days on market $134,900 Active 40 DOM
14. 2026-05-31
    days on market $134,900 Active 39 DOM
15. 2026-05-14
    status Active 446-char remark

    Show marketing remark (446 chars)

    Why rent when you can get paid to live?! This affordable Durhamville duplex is the perfect opportunity to step into real estate investing or simplify your own housing costs. Each unit offers 2 bedrooms, 1 bathroom and its own laundry, making it attractive for both tenants and owner occupants alike. Live in one unit and let the other cover your mortgage or rent both and generate income. Opportunities dont come along often at this price point.

16. 2026-05-05
    historical Active Under Contract 446-char remark

    Show marketing remark (446 chars)

    Why rent when you can get paid to live?! This affordable Durhamville duplex is the perfect opportunity to step into real estate investing or simplify your own housing costs. Each unit offers 2 bedrooms, 1 bathroom and its own laundry, making it attractive for both tenants and owner occupants alike. Live in one unit and let the other cover your mortgage or rent both and generate income. Opportunities dont come along often at this price point.

17. 2026-04-15
    listed $134,900 Active 446-char remark

    Show marketing remark (446 chars)

    Why rent when you can get paid to live?! This affordable Durhamville duplex is the perfect opportunity to step into real estate investing or simplify your own housing costs. Each unit offers 2 bedrooms, 1 bathroom and its own laundry, making it attractive for both tenants and owner occupants alike. Live in one unit and let the other cover your mortgage or rent both and generate income. Opportunities dont come along often at this price point.

18. 2021-11-17
    soldstatus $95,400 Closed Sale or Rented 333-char remark

    Show marketing remark (333 chars)

    LARGE duplex! Use it for cash flow or live owner occupied for free! Each unit has two bedrooms, livingroom, kitchen, LAUNDRY, and full bath. Plus front porches, rear porches and a large lot. Easy maintenance on the outside with vinyl siding and two brand new furnaces are being installed. Plenty of parking and all on a quiet street.

19. 2021-08-23
    historical Continue to Show- Under Contract 333-char remark

    Show marketing remark (333 chars)

    LARGE duplex! Use it for cash flow or live owner occupied for free! Each unit has two bedrooms, livingroom, kitchen, LAUNDRY, and full bath. Plus front porches, rear porches and a large lot. Easy maintenance on the outside with vinyl siding and two brand new furnaces are being installed. Plenty of parking and all on a quiet street.

20. 2021-06-02
    listed $99,000 Active 333-char remark

    Show marketing remark (333 chars)

    LARGE duplex! Use it for cash flow or live owner occupied for free! Each unit has two bedrooms, livingroom, kitchen, LAUNDRY, and full bath. Plus front porches, rear porches and a large lot. Easy maintenance on the outside with vinyl siding and two brand new furnaces are being installed. Plenty of parking and all on a quiet street.

21. 2013-11-27
    soldstatus $50,000
22. 2013-11-26
    soldstatus $50,000
23. 2013-09-06
    listed $59,900
24. 2011-10-06
    historical
25. 2011-08-06
    listed $79,900
26. 2007-03-23
    soldstatus $100,583

ⓘ 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: $3,776 · $315/mo
• Projected year-2 tax: $3,776 · $315/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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,192
• − Mortgage interest: −$7,556
• − Property taxes: −$3,776
• − Insurance: −$674
• − Repairs & maintenance: −$1,935
• − Management: −$1,935
• − Depreciation: −$3,924
• Taxable income: $4,390
• Est. tax owed @ 24.0%: −$1,054
• After-tax cash flow: $5,118/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 — Durhamville

• Score: 65/100
• State rank: #693
• US rank: #12659

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Durhamville, NY
• Population (ZIP): 1,289

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 (97%)
• Race & ethnicity: White 97% Two or more races 2%
• Common ancestry: Romanian 14% Lithuanian 5% Serbian 3%

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: ▲ 3.82%
• Current HPI: 212.9762
• 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

+34.1% since first listed

12 events — show timeline

• 2026-05-14 Relisted — CNYIS
• 2026-05-05 Contingent — CNYIS
• 2026-04-15 Listed $134,900 CNYIS
• 2021-11-17 Sold (MLS) $95,400 CNYIS
• 2021-08-23 Contingent — CNYIS
• 2021-06-02 Listed $99,000 CNYIS
• 2013-11-27 Sold (Public Records) $50,000 Public Records
• 2013-11-26 Sold (MLS) $50,000 CNYIS
• 2013-09-06 Listed $59,900 CNYIS
• 2011-10-06 Listing Removed — CNYIS
• 2011-08-06 Listed $79,900 CNYIS
• 2007-03-23 Sold (Public Records) $100,583 Public Records

Property tax history

+2.9%/yr

Latest (2025): $3,776 · +6.6% YoY. Source: county tax records.