126 Turin St · Rome, NY 13440

$190,000

5 bd · 4.0 ba · 3,094 sqft · MultiFamily public records · 226 Days on market

Built 1900 6,098 sqft lot $61/sqft · 11% below area Est $214k · 11% 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 +12.6/15.0
• 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: 3 units. confirmed

Listing remarks MLS

Attention Investors or those who want to be! Build or start your portfolio with this three unit multi-family building! First floor unit has two bedrooms, living room, dining room, kitchen and laundry in basement. Second floor unit has two bedrooms, living room and kitchen. Third unit has a living room, kitchen and bedroom. Garage is currently used by first floor tenant. All utilities are paid by the owner for the two bed apartments (heat and electric) and the one bed apartment pays for their own heat and electric as it is separate. There are separate meters but there are only two furnaces (one heats the main apartments). All units are occupied and are in leases. Come check it out and see how to make your money work for you!

Key facts

• 6,098 sq ft lot
• Garage
• Built 1900

What this means for you Summary

Snapshot

• This is a 3 × 2-bed/?-bath units multifamily listed at $190k.

Deal economics

• At list price, monthly cash flow is $2k ($24k/yr) — positive. Per door: $679/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $190k).
• Recommended offer: $167k (12.0% below list) — sets the bar for market timing.
• Cap rate 19.2% 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: Louis V Denti Elementary School (math 22% / reading 47%, grade F, #1,577 of 2,108 statewide, top 77%, 655 students, 59% 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; 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 $1k of loan paydown is wiped out by about $6k 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 $53k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 226 days — a 12% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 17y 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 $49k; list at $190k implies a 288% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $167,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 226 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
9. 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.
10. 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: 2.19% ✓
• Cap rate: 19.17%
• Cash-on-cash: 45.97%
• DSCR: 3.05
• GRM: 3.8

CMA / ARV

• ARV (median comp): $214,322
• List price: $190,000
• Delta: -11.35%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
112 Dean St	0.12mi	6/2.0 (+1)	3,420 (+10%)	2mo	$210,000	$61	63
412 N Madison	0.36mi	6/5.0 (+1)	3,100 (+0%)	20mo	$120,000	$39	57
312 N Washington St	0.32mi	5/3.0	3,528 (+14%)	6mo	$20,000	$6	52
326 W Court St	0.47mi	4/3.0 (-1)	2,912 (-6%)	10mo	$175,000	$60	51
206 Maple St	0.31mi	6/2.0 (+1)	2,680 (-13%)	8mo	$213,550	$80	43
111 East Gdn	0.21mi	6/2.0 (+1)	2,718 (-12%)	19mo	$195,500	$72	41

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: 43.2%
• Equity multiple: 2.86×
• Total profit: $99,045
• Equity at exit: $28,330

10-year hold

• IRR: 49.2%
• Equity multiple: 5.76×
• Total profit: $253,484
• Equity at exit: $16,428

Cash invested: $53,200 (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 13440

• Home prices YoY: -8.0%
• Active inventory: 278
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $4,155 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$169 /mo · $2,025/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$873
• Net cashflow: $2,038

Break-even live

Break-even rent $1,575

Max offer price $190,000

Occupancy floor 46%

Sensitivity live

Price	-10% $2,146	-5% $2,092	+0% $2,038	+5% $1,984	+10% $1,931
Rent	-10% $1,710	-5% $1,874	+0% $2,038	+5% $2,202	+10% $2,366
Rate	-1.0pp $2,134	-0.5pp $2,087	base $2,038	+0.5pp $1,989	+1.0pp $1,939

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	—	$4,155
Total (3 units)			$4,155

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $190,000 Active 226 DOM
2. 2026-06-21
   days on market $190,000 Active 225 DOM
3. 2026-06-18
   days on market $190,000 Active 223 DOM
4. 2026-06-17
   days on market $190,000 Active 222 DOM
5. 2026-06-16
   days on market $190,000 Active 221 DOM
6. 2026-06-15
   days on market $190,000 Active 220 DOM
7. 2026-06-13
   days on market $190,000 Active 218 DOM
8. 2026-06-12
   days on market $190,000 Active 217 DOM
9. 2026-06-09
   days on market $190,000 Active 214 DOM
10. 2026-06-08
    days on market $190,000 Active 213 DOM
11. 2026-06-07
    days on market $190,000 Active 212 DOM
12. 2026-06-07
    days on market $190,000 Active 211 DOM
13. 2026-06-04
    days on market $190,000 Active 208 DOM
14. 2026-06-02
    days on market $190,000 Active 207 DOM
15. 2026-06-01
    days on market $190,000 Active 206 DOM
16. 2026-05-31
    days on market $190,000 Active 205 DOM
17. 2025-11-07
    listed $190,000 Active 735-char remark

    Show marketing remark (735 chars)

    Attention Investors or those who want to be! Build or start your portfolio with this three unit multi-family building! First floor unit has two bedrooms, living room, dining room, kitchen and laundry in basement. Second floor unit has two bedrooms, living room and kitchen. Third unit has a living room, kitchen and bedroom. Garage is currently used by first floor tenant. All utilities are paid by the owner for the two bed apartments (heat and electric) and the one bed apartment pays for their own heat and electric as it is separate. There are separate meters but there are only two furnaces (one heats the main apartments). All units are occupied and are in leases. Come check it out and see how to make your money work for you!

18. 2010-04-19
    soldstatus $49,000 1-char remark

    Show marketing remark (1 chars)

    -

19. 2010-03-22
    soldstatus $49,000
20. 2009-03-05
    listed $54,000 1-char remark

    Show marketing remark (1 chars)

    -

ⓘ 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: $2,618 · $218/mo
• Expected delta: +$593/yr (+$49/mo · 29.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 74% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $49,860
• − Mortgage interest: −$10,643
• − Property taxes: −$2,025
• − Insurance: −$950
• − Repairs & maintenance: −$3,989
• − Management: −$3,989
• − Depreciation: −$5,527
• Taxable income: $22,737
• Est. tax owed @ 24.0%: −$5,457
• After-tax cash flow: $19,001/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

+251.9% since first listed

4 events — show timeline

• 2025-11-07 Listed $190,000 CNYIS
• 2010-04-19 Sold (MLS) $49,000 CNYIS
• 2010-03-22 Sold (Public Records) $49,000 Public Records
• 2009-03-05 Listed $54,000 CNYIS

Property tax history

+1.7%/yr

Latest (2025): $2,025 · +0.3% YoY. Source: county tax records.