522 Stone St · Oneida, NY 13421

$99,000

5 bd · 2.0 ba · 1,284 sqft · SingleFamily public records · 29 Days on market

Built 1900 7,405 sqft lot Est $153k · 35% 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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Centrally located in Oneida NY, this home is ready for new owners who are looking for a project to build equity. Whether you are looking for a place to call home or an investment property, this could be the right one.

Key facts

• 7,405 sq ft lot
• Built 1900
• Listed 29 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water connected; Sewer connected
• Home design: 2-story home; Resale property
• Construction: Vinyl siding; Block foundation; Existing structure
• Exterior features: See remarks for exterior details; Rectangular lot (approx. 51 x 145)

Interior

• Kitchen: No specific kitchen appliance list provided
• Bedrooms: Total of 8 rooms (includes bedrooms and living spaces)
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Gas forced-air heating
• Interior features: See remarks for additional interior details; Full basement
• Laundry & utility: Laundry located in the basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $453 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.8% 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: employment C-, health & safety C-, 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.
• Zoned schools: Seneca Street School (math 47% / reading 57%, grade C-, #988 of 2,108 statewide, top 49%, 203 students, 45% FRL); Otto L Shortell Middle School (math 23% / reading 45%, grade F, #497 of 729 statewide, top 69%, 391 students, 53% FRL); Oneida Senior High School (math 87% / reading 87%, grade A, #311 of 1,100 statewide, top 30%, 564 students, 43% FRL).
• 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 $684 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $83k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.7% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $97,515 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — 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. 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?
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 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: 1.69% ✓
• Cap rate: 11.78%
• Cash-on-cash: 19.61%
• DSCR: 1.87
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $152,796
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
229 Boston St	0.61mi	4/1.5 (-1)	1,449 (+13%)	6mo	$164,900	$114	38
227 Bates Ave	0.60mi	4/2.0 (-1)	1,464 (+14%)	14mo	$174,900	$119	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: 11.8%
• Equity multiple: 1.47×
• Total profit: $12,955
• Equity at exit: $14,761

10-year hold

• IRR: 20.8%
• Equity multiple: 2.77×
• Total profit: $49,006
• Equity at exit: $8,560

Cash invested: $27,720 (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: 4.9×

Monthly cashflow live

• Estimated rent: $1,674 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$309 /mo · $3,711/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $453

Break-even live

Break-even rent $1,101

Max offer price $99,000

Occupancy floor 68%

Sensitivity live

Price	-10% $509	-5% $481	+0% $453	+5% $425	+10% $397
Rent	-10% $321	-5% $387	+0% $453	+5% $519	+10% $585
Rate	-1.0pp $503	-0.5pp $478	base $453	+0.5pp $427	+1.0pp $401

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   days on market $99,000 Active 29 DOM
2. 2026-06-21
   days on market $99,000 Active 28 DOM
3. 2026-06-18
   days on market $99,000 Active 26 DOM
4. 2026-06-17
   days on market $99,000 Active 25 DOM
5. 2026-06-16
   days on market $99,000 Active 24 DOM
6. 2026-06-15
   days on market $99,000 Active 23 DOM
7. 2026-06-13
   days on market $99,000 Active 21 DOM
8. 2026-06-12
   days on market $99,000 Active 20 DOM
9. 2026-06-09
   days on market $99,000 Active 17 DOM
10. 2026-06-08
    days on market $99,000 Active 16 DOM
11. 2026-06-07
    days on market $99,000 Active 15 DOM
12. 2026-06-07
    days on market $99,000 Active 14 DOM
13. 2026-06-04
    days on market $99,000 Active 11 DOM
14. 2026-06-02
    days on market $99,000 Active 10 DOM
15. 2026-06-01
    days on market $99,000 Active 9 DOM
16. 2026-05-31
    days on market $99,000 Active 8 DOM
17. 2026-05-22
    listed $99,000 Active
18. 2025-10-21
    historical
19. 2025-09-09
    price $160,000
20. 2025-07-24
    price $169,000
21. 2025-05-28
    price $175,000
22. 2025-05-15
    price $179,000
23. 2025-04-24
    listed $179,900 Active
24. 2008-09-18
    soldstatus $83,000

ⓘ 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: $3,711 · $309/mo
• Projected year-2 tax: $3,711 · $309/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 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: $20,093
• − Mortgage interest: −$5,546
• − Property taxes: −$3,711
• − Insurance: −$495
• − Repairs & maintenance: −$1,607
• − Management: −$1,607
• − Depreciation: −$2,880
• Taxable income: $4,246
• Est. tax owed @ 24.0%: −$1,019
• After-tax cash flow: $4,418/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

+19.3% since first listed

8 events — show timeline

• 2026-05-22 Listed $99,000 CNYIS
• 2025-10-21 Listing Removed — CNYIS
• 2025-09-09 Price Changed $160,000 CNYIS
• 2025-07-24 Price Changed $169,000 CNYIS
• 2025-05-28 Price Changed $175,000 CNYIS
• 2025-05-15 Price Changed $179,000 CNYIS
• 2025-04-24 Listed $179,900 CNYIS
• 2008-09-18 Sold (Public Records) $83,000 Public Records

Property tax history

+0.6%/yr

Latest (2025): $3,711 · +0.2% YoY. Source: county tax records.