12 Kellogg St · Clinton, NY 13323

$140,000

3 bd · 2.0 ba · 1,939 sqft · SingleFamily public records · 83 Days on market

Built 1860 0.36 ac lot $72/sqft · 68% below area ↓ 15% since listing

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.5/10.0
• Livability +4.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Circa 1860, Village of Clinton home situated on a deep inviting lot- awaits it make over. This home offers 4-5 bedrooms, 2 full baths, formal dining room, office/den, living room and a large country kitchen leading to a large mudroom and rear deck. A hug and a hammer will bring back the character and charm this Village home has to offer! Full basement with walkout to driveway. There is a carport attached to a spacious outbuilding for additonal storage. This home was once a 2 family many years ago and could easily be converted back. Investors delight !

Key facts

• 0.36 acre lot
• Parking
• Built 1860

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $739 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $140k).
• Recommended offer: $132k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 91/100 on livability (#2 in NY, #45 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, commute A+; Watch: amenities D.
• Clinton Central School District (suburban): math 57% / reading 71% proficiency, ranked #185 of 590 in NY (top 31%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 17% free/reduced lunch — higher-income household profile.
• Market conditions: 41 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $968 of loan paydown is wiped out by about $4k 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 $39k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($132k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 4.2% of price; built in 1860 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $131,600 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1860 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. 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.
8. 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.
9. 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: 1.83% ✓
• Cap rate: 12.62%
• Cash-on-cash: 22.61%
• DSCR: 2.01
• GRM: 4.6

CMA / ARV

• ARV (median comp): $439,556
• List price: $140,000
• Delta: -68.15%
• 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
1 Utica St	0.19mi	3/2.0	2,033 (+5%)	10mo	$183,000	$90	75
10 Kellogg St	0.01mi	3/2.5	1,722 (-11%)	8mo	$350,000	$203	72
62 Elm St	0.59mi	3/2.0	1,932 (-0%)	3mo	$325,000	$168	69
15 Franklin Ave	0.37mi	4/2.5 (+1)	2,045 (+6%)	4mo	$344,500	$168	64
28 Meadow St	0.54mi	4/1.5 (+1)	1,890 (-2%)	1mo	$320,000	$169	62
7834 Kellogg St	0.31mi	3/2.5	1,784 (-8%)	12mo	$460,000	$258	60
24 Stebbins Dr	0.46mi	4/2.5 (+1)	2,100 (+8%)	2mo	$386,500	$184	56
24 Elm St	0.44mi	3/2.0	1,716 (-12%)	6mo	$375,000	$219	55
35 Elm St	0.50mi	4/3.0 (+1)	2,085 (+8%)	1mo	$260,000	$125	54
42 Stebbins Dr	0.50mi	4/2.0 (+1)	1,704 (-12%)	8mo	$361,000	$212	45
23 Proctor Ave	0.67mi	3/2.0	1,728 (-11%)	10mo	$399,000	$231	42
23 University Dr	0.72mi	2/2.5 (-1)	1,690 (-13%)	12mo	$279,000	$165	28

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: 15.6%
• Equity multiple: 1.63×
• Total profit: $24,594
• Equity at exit: $20,874

10-year hold

• IRR: 24.3%
• Equity multiple: 3.12×
• Total profit: $82,938
• Equity at exit: $12,105

Cash invested: $39,200 (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 13323

• Home prices YoY: -22.2%
• Active inventory: 41
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $2,557 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$489 /mo · $5,863/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$537
• Net cashflow: $739

Break-even live

Break-even rent $1,622

Max offer price $140,000

Occupancy floor 66%

Sensitivity live

Price	-10% $818	-5% $778	+0% $739	+5% $699	+10% $659
Rent	-10% $537	-5% $638	+0% $739	+5% $840	+10% $941
Rate	-1.0pp $809	-0.5pp $774	base $739	+0.5pp $702	+1.0pp $666

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
22 Mulberry St Clinton, NY	3.0	1.0	1496	$2,700	$1.80	44d	1	0.09mi
6 Meadow St Clinton, NY	2.0	2.5	1250	$1,750	$1.40	44d	1	0.41mi
4055 Bristol Rd Clinton, NY	3.0	2.5	2586	$2,800	$1.08	44d	1	1.11mi

Listing history 21 events

1. 2026-06-19
   days on market $140,000 Active 83 DOM
2. 2026-06-18
   days on market $140,000 Active 82 DOM
3. 2026-06-17
   price $140,000 Active 81 DOM
4. 2026-06-17
   days on market $169,500 Active 81 DOM
5. 2026-06-16
   days on market $169,500 Active 80 DOM
6. 2026-06-15
   days on market $169,500 Active 79 DOM
7. 2026-06-14
   days on market $169,500 Active 77 DOM
8. 2026-06-13
   days on market $169,500 Active 76 DOM
9. 2026-06-10
   days on market $169,500 Active 74 DOM
10. 2026-06-09
    days on market $169,500 Active 73 DOM
11. 2026-06-08
    days on market $169,500 Active 72 DOM
12. 2026-06-07
    days on market $169,500 Active 71 DOM
13. 2026-06-05
    days on market $169,500 Active 68 DOM
14. 2026-06-03
    days on market $169,500 Active 67 DOM
15. 2026-06-02
    days on market $169,500 Active 66 DOM
16. 2026-06-01
    days on market $169,500 Active 65 DOM
17. 2026-05-31
    days on market $169,500 Active 64 DOM
18. 2026-05-30
    days on market $169,500 Active 63 DOM
19. 2026-05-18
    price $169,500 557-char remark

    Show marketing remark (557 chars)

    Circa 1860, Village of Clinton home situated on a deep inviting lot- awaits it make over. This home offers 4-5 bedrooms, 2 full baths, formal dining room, office/den, living room and a large country kitchen leading to a large mudroom and rear deck. A hug and a hammer will bring back the character and charm this Village home has to offer! Full basement with walkout to driveway. There is a carport attached to a spacious outbuilding for additonal storage. This home was once a 2 family many years ago and could easily be converted back. Investors delight !

20. 2026-04-15
    price $189,000 557-char remark

    Show marketing remark (557 chars)

    Circa 1860, Village of Clinton home situated on a deep inviting lot- awaits it make over. This home offers 4-5 bedrooms, 2 full baths, formal dining room, office/den, living room and a large country kitchen leading to a large mudroom and rear deck. A hug and a hammer will bring back the character and charm this Village home has to offer! Full basement with walkout to driveway. There is a carport attached to a spacious outbuilding for additonal storage. This home was once a 2 family many years ago and could easily be converted back. Investors delight !

21. 2026-03-28
    listed $199,000 Active 557-char remark

    Show marketing remark (557 chars)

    Circa 1860, Village of Clinton home situated on a deep inviting lot- awaits it make over. This home offers 4-5 bedrooms, 2 full baths, formal dining room, office/den, living room and a large country kitchen leading to a large mudroom and rear deck. A hug and a hammer will bring back the character and charm this Village home has to offer! Full basement with walkout to driveway. There is a carport attached to a spacious outbuilding for additonal storage. This home was once a 2 family many years ago and could easily be converted back. Investors delight !

ⓘ 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: $5,863 · $489/mo
• Projected year-2 tax: $5,863 · $489/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 1/10 Low
• 🌡 Heat 3/10 Moderate 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,681
• − Mortgage interest: −$7,842
• − Property taxes: −$5,863
• − Insurance: −$700
• − Repairs & maintenance: −$2,454
• − Management: −$2,454
• − Depreciation: −$4,073
• Taxable income: $7,294
• Est. tax owed @ 24.0%: −$1,750
• After-tax cash flow: $7,114/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: Clinton Central School District
• NCES district ID: 3607770
• Math proficiency: 57% ▼ -11.00%
• Reading proficiency: 71% ▲ 6.00%
• Median HH income: $57,439
• Composite: 55.05/100
• National rank: #1290
• State rank: #185 of 590 in NY

Livability — Clinton

• Score: 91/100
• State rank: #2
• US rank: #45

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clinton, NY
• Population (ZIP): 11,014

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 (90%)
• Race & ethnicity: White 90% Hispanic / Latino 4% Two or more races 3% Asian 2%
• Common ancestry: Romanian 8% Lithuanian 3% Italian 2%
• Foreign-born: 4% · Canada, China
• Languages at home: 94% English-only · Spanish 2% Other Asian/Pacific 1% 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: ▼ -83.30%
• Current HPI: 292.0471
• 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

-14.8% since first listed

3 events — show timeline

• 2026-05-18 Price Changed $169,500 CNYIS
• 2026-04-15 Price Changed $189,000 CNYIS
• 2026-03-28 Listed $199,000 CNYIS

Property tax history

+2.8%/yr

Latest (2025): $5,863 · -10.0% YoY. Source: county tax records.