730 W Court St · Rome, NY 13440

$80,000

3 bd · 3.0 ba · 2,394 sqft · MultiFamily public records · 1 Days on market

Built 1955 0.43 ac lot Est $91k · 12% under

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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
• ARV discount +12.9/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Great home to live cheaply and allow the other two apartments help pay your mortgage. This three family home with a triple lot is across from Stevens Field Park. The park features a public in-ground pool, Basketball court, baseball and softball fields and a full playground. The home has a 3 bedrooms 1 bath on the 1st floor. Hardwood floors and a private backyard. The 2nd floor features 2 separate one bedroom apartments. Home sits on a corner lot and has parking on both sides. 2 stall garage.

Key facts

• 0.43 acre lot
• 2 garage spots
• Built 1955

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath multifamily listed at $80k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Cap rate 24.5% 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-, 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: Gansevoort Elementary School (math 12% / reading 22%, grade F, #2,011 of 2,108 statewide, top 96%, 443 students, 78% 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: 278 active listings in the ZIP; 2 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 $553 of loan paydown is wiped out by about $2k 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 $22k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 9y 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.

Risks & watch-outs

• Watch-outs: property tax is 3.8% of price; built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $80,000

Questions for the listing agent

1. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 3.04% ✓
• Cap rate: 24.50%
• Cash-on-cash: 65.03%
• DSCR: 3.89
• GRM: 2.7

CMA / ARV

• ARV (on-the-fly): $90,972
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
408 N Madison St	0.52mi	4/2.0 (+1)	2,412 (+1%)	2mo	$70,000	$29	64
416 Pond St	0.43mi	3/2.0	2,039 (-15%)	11mo	$77,250	$38	42
419 W Thomas St	0.44mi	4/2.0 (+1)	2,200 (-8%)	20mo	$77,000	$35	40
425 W Bloomfield St	0.48mi	4/2.0 (+1)	2,106 (-12%)	20mo	$218,000	$104	32

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: 64.3%
• Equity multiple: 3.88×
• Total profit: $64,486
• Equity at exit: $11,928

10-year hold

• IRR: 68.7%
• Equity multiple: 7.98×
• Total profit: $156,247
• Equity at exit: $6,917

Cash invested: $22,400 (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: 278
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $2,432 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$254 /mo · $3,053/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$511
• Net cashflow: $1,214

Break-even live

Break-even rent $895

Max offer price $80,000

Occupancy floor 45%

Sensitivity live

Price	-10% $1,259	-5% $1,237	+0% $1,214	+5% $1,191	+10% $1,169
Rent	-10% $1,022	-5% $1,118	+0% $1,214	+5% $1,310	+10% $1,406
Rate	-1.0pp $1,254	-0.5pp $1,234	base $1,214	+0.5pp $1,193	+1.0pp $1,172

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

Units	Beds	Baths	Est. rent
1× unit	3	1	$904
▸ 2× units	1	1	$1,528
Total (3 units)			$2,432

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
218 N George St Rome, NY	2.0	1.0	2200	$1,200	$0.55	45d	1	0.64mi
251 Liam Ln Unit 251 Rome, NY	3.0	2.0	1577	$2,750	$1.74	45d	1	1.27mi

Listing history 8 events

1. 2026-04-20
   status Pending
2. 2026-04-16
   listed $80,000 Active
3. 2020-06-09
   soldstatus $100,000
4. 2020-06-05
   soldstatus $100,000
5. 2020-04-06
   listed $120,000
6. 2018-01-18
   soldstatus $47,500
7. 2018-01-17
   soldstatus $47,500 496-char remark

   Show marketing remark (496 chars)

   Great home to live cheaply and allow the other two apartments help pay your mortgage. This three family home with a triple lot is across from Stevens Field Park. The park features a public in-ground pool, Basketball court, baseball and softball fields and a full playground. The home has a 3 bedrooms 1 bath on the 1st floor. Hardwood floors and a private backyard. The 2nd floor features 2 separate one bedroom apartments. Home sits on a corner lot and has parking on both sides. 2 stall garage.

8. 2017-07-25
   listed $74,900 496-char remark

   Show marketing remark (496 chars)

   Great home to live cheaply and allow the other two apartments help pay your mortgage. This three family home with a triple lot is across from Stevens Field Park. The park features a public in-ground pool, Basketball court, baseball and softball fields and a full playground. The home has a 3 bedrooms 1 bath on the 1st floor. Hardwood floors and a private backyard. The 2nd floor features 2 separate one bedroom apartments. Home sits on a corner lot and has parking on both sides. 2 stall garage.

ⓘ 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: $3,053 · $254/mo
• Projected year-2 tax: $3,053 · $254/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 5/10 Major FEMA zone X (unshaded) · 47% 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 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: $29,184
• − Mortgage interest: −$4,481
• − Property taxes: −$3,053
• − Insurance: −$400
• − Repairs & maintenance: −$2,335
• − Management: −$2,335
• − Depreciation: −$2,327
• Taxable income: $14,253
• Est. tax owed @ 24.0%: −$3,421
• After-tax cash flow: $11,147/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

+6.8% since first listed

8 events — show timeline

• 2026-04-20 Pending — CNYIS
• 2026-04-16 Listed $80,000 CNYIS
• 2020-06-09 Sold (Public Records) $100,000 Public Records
• 2020-06-05 Sold (MLS) $100,000 CNYIS
• 2020-04-06 Listed $120,000 CNYIS
• 2018-01-18 Sold (Public Records) $47,500 Public Records
• 2018-01-17 Sold (MLS) $47,500 CNYIS
• 2017-07-25 Listed $74,900 CNYIS

Property tax history

+6.4%/yr

Latest (2025): $3,053 · +0.3% YoY. Source: county tax records.