348 Lenox Ave · Oneida, NY 13421

$149,000

4 bd · 2.0 ba · 2,210 sqft · Townhouse public records · 254 Days on market

Built 1901 3,484 sqft lot

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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 +23.8/30.0
• DSCR +7.7/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• Schools +4.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Duplex with two bedrooms on each side. One apartment is vacant if owner occupancy is desired. One apartment has an additional 1/2 bath. All separate utilities including water. Outside entrance to basement as well as interior access from each apartment to basement. Plenty of black topped parking.

Key facts

• Large deck
• Full basement
• Outside entrance

Tags

• TWO SEPARATE APARTMENTS
• FULL BASEMENT
• OUTSIDE ENTRANCE
• BLACK-TOPPED PARKING AREA
• LARGE DECK

Property features AI

Finance

• Financial info: Tenants pay all utilities; Operating expenses include maintenance and trash

Exterior

• Parking: Two or more off-street parking spaces
• Utilities: Public water connected; Sewer connected; High-speed internet available; Circuit breaker electrical service
• Home design: Two-story building; Residential two-unit zoning; Existing construction
• Construction: Vinyl siding; Asphalt roof; Stone foundation; Built as existing (year built details listed as existing)
• Exterior features: Deck

Interior

• Kitchen: Each unit includes an oven/range and refrigerator; Dining area open to living room in each unit
• Bedrooms: Two 2-bedroom units
• Flooring: Carpet; Vinyl; Varies by area
• Bathrooms: One unit with 1 full bathroom; One unit with 1 full bathroom and 1 half bathroom; Total of 2 full bathrooms and 1 half bathroom in the building
• Heating & cooling: Gas forced-air heating
• Interior features: Full basement
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath townhouse listed at $149k.

Deal economics

• At list price, monthly cash flow is $286 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $149k).
• Recommended offer: $131k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 4.0% in Oneida — 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 61/100 on livability (#924 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools C-, employment C-, health & safety C-.
• 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: 67 active listings in the ZIP; 137 units permitted in Madison County in 2024 (46 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 $4k of value loss. Plan a longer hold.
• Madison County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 254 days — a 12% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask is 12317% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $67k; list at $149k implies a 122% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1901 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $131,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 254 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1901 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.17% ✓
• Cap rate: 8.59%
• Cash-on-cash: 8.22%
• DSCR: 1.37
• GRM: 7.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -3.8%
• Equity multiple: 0.86×
• Total profit: $-5,879
• Equity at exit: $22,216

10-year hold

• IRR: 6.0%
• Equity multiple: 1.45×
• Total profit: $18,587
• Equity at exit: $12,883

Cash invested: $41,720 (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 13421

• Home prices YoY: -5.1%
• Active inventory: 67
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,749 medium
• Mortgage (P&I): −$781
• Tax from tax record: −$252 /mo · $3,030/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $286

Break-even live

Break-even rent $1,387

Max offer price $149,000

Occupancy floor 79%

Sensitivity live

Price	-10% $370	-5% $328	+0% $286	+5% $244	+10% $201
Rent	-10% $148	-5% $217	+0% $286	+5% $355	+10% $424
Rate	-1.0pp $361	-0.5pp $324	base $286	+0.5pp $247	+1.0pp $208

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-04-17
   status Pending
2. 2026-02-11
   historical $1,200
3. 2026-02-01
   listed $1,200
4. 2025-12-02
   price $149,000
5. 2025-10-01
   price $159,999
6. 2025-09-30
   price $154,900
7. 2025-08-06
   listed $159,999 Active
8. 2023-05-16
   soldstatus $67,000
9. 2023-05-11
   soldstatus $67,000 Closed Sale or Rented 296-char remark

   Show marketing remark (296 chars)

   Duplex with two bedrooms on each side. One apartment is vacant if owner occupancy is desired. One apartment has an additional 1/2 bath. All separate utilities including water. Outside entrance to basement as well as interior access from each apartment to basement. Plenty of black topped parking.

10. 2023-03-20
    status Under Contract- Do Not Show 296-char remark

    Show marketing remark (296 chars)

    Duplex with two bedrooms on each side. One apartment is vacant if owner occupancy is desired. One apartment has an additional 1/2 bath. All separate utilities including water. Outside entrance to basement as well as interior access from each apartment to basement. Plenty of black topped parking.

11. 2023-02-23
    price $69,000 296-char remark

    Show marketing remark (296 chars)

    Duplex with two bedrooms on each side. One apartment is vacant if owner occupancy is desired. One apartment has an additional 1/2 bath. All separate utilities including water. Outside entrance to basement as well as interior access from each apartment to basement. Plenty of black topped parking.

12. 2022-12-02
    listed $77,900 Active 296-char remark

    Show marketing remark (296 chars)

    Duplex with two bedrooms on each side. One apartment is vacant if owner occupancy is desired. One apartment has an additional 1/2 bath. All separate utilities including water. Outside entrance to basement as well as interior access from each apartment to basement. Plenty of black topped parking.

ⓘ 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: $3,030 · $252/mo
• Projected year-2 tax: $3,030 · $252/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 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: $20,988
• − Mortgage interest: −$8,346
• − Property taxes: −$3,030
• − Insurance: −$745
• − Repairs & maintenance: −$1,679
• − Management: −$1,679
• − Depreciation: −$4,335
• Taxable income: $1,174
• Est. tax owed @ 24.0%: −$282
• After-tax cash flow: $3,147/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: 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 — Oneida

• Score: 61/100
• State rank: #924
• US rank: #18033

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oneida, NY
• City population: 12,742
• Population (ZIP): 12,742

Population outlook (Madison County) Hauer SSP2

• Today (2025): 69,528 people
• By 2030: 66,599 · -4.2%
• By 2040: 59,814 · -14.0%
• By 2050: 52,842 · -24.0%
• By 2075: 39,167 · -43.7%
• By 2100: 28,442 · -59.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Lithuanian 5% Romanian 4% Iranian 2%
• Foreign-born: 1% · Canada, China
• Languages at home: 97% English-only · Spanish 1% Other Indo-European 1%

Political lean MEDSL · Madison

• 2024 margin: R (+13.1) · D 43.5% · R 56.5%
• 2008→2024 swing: -13.9pp toward R · 2008: 0.9pp · 2024: -13.1pp
• All cycles: 2024: R+13.1 2020: R+10.6 2016: R+15.9 2012: D+0.3 2008: D+0.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -13.30%
• Current HPI: 248.3909
• 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

-98.5% since first listed

12 events — show timeline

• 2026-04-17 Pending — CNYIS
• 2026-02-11 Rental Removed $1,200 CNYIS
• 2026-02-01 Listed for Rent $1,200 CNYIS
• 2025-12-02 Price Changed $149,000 CNYIS
• 2025-10-01 Price Changed $159,999 CNYIS
• 2025-09-30 Price Changed $154,900 CNYIS
• 2025-08-06 Listed $159,999 CNYIS
• 2023-05-16 Sold (Public Records) $67,000 Public Records
• 2023-05-11 Sold (MLS) $67,000 CNYIS
• 2023-03-20 Pending — CNYIS
• 2023-02-23 Price Changed $69,000 CNYIS
• 2022-12-02 Listed $77,900 CNYIS

Property tax history

+1.8%/yr

Latest (2025): $3,030 · +0.2% YoY. Source: county tax records.