4571 Yorkland Rd · Rome, NY 13471

$255,000

2 bd · 1.0 ba · 1,344 sqft · SingleFamily · 36 Days on market

Built 2016 10 ac lot $190/sqft · 32% below area Est $375k · 32% under

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Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Schools +4.1/10.0
• Cash flow +3.5/30.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks

BYE-BYE National Grid. Completely energy independent and built for easy, off-grid living - this 2017 bungalow sits on a 10.25 level acre parcel with 19 solar panels delivering a $0 National Grid bill. Again, $0 National Grid bill. This home is ideal as a year-round home, but makes a great 2nd home getaway as well. The owner implemented a solar energized home maintained in a well-designed, well labeled utility room. Two generators will also convey for added peace of mind. This bungalow offers 2 spacious bedrooms and a full bathroom, featuring a warm hickory kitchen, propane stove & refrigerator, all appliances convey, and standout craftsmanship including Amish-built barn doors and bath

Key facts

• Solar energized home
• Screened-in porches
• 19 solar panels

Tags

• 19 SOLAR PANELS
• SOLAR ENERGIZED HOME
• SCREENED-IN PORCHES
• DETACHED 2-STALL GARAGE
• ATV TRAIL 1/4 OF A MILE

Property features AI

Exterior

• Parking: Detached garage with electricity and workshop space; 2 garage spaces
• Utilities: Well water; Septic tank; Photovoltaic solar power generation
• Home design: Single-story property; Existing structure; Pillar/post/pier foundation; Metal roof; Wood siding construction; Rectangular corner rural lot (approximately 10.25 acres, dimensions 150 x 1460)
• Construction: Wood siding; Metal roof; Pillar/post/pier foundation; Year built: existing
• Exterior features: Enclosed porch; Porch (screened); Gravel driveway; Propane tank (owned); Barns, outbuilding, sheds and storage

Interior

• Kitchen: Gas oven and gas range; Microwave; Dishwasher; Refrigerator; Solar hot water
• Bedrooms: Total rooms: 6 (includes an entry foyer)
• Flooring: Carpet; Hardwood; Tile; Varies
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Propane heating; Wood stove; Wall furnace; Window air conditioning units; Has heating and cooling
• Interior features: Entrance foyer; Kitchen/family room combo; Natural woodwork; Fireplace (1)
• Laundry & utility: Washer; Dryer; Propane water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $-767 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $144k (43.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $126k (50.6% below list).
• Recommended offer: $126k (50.6% below list) — sets the bar for 1% rule.
• Cap rate 2.7% vs local median 5.6% in Rome — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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.
• Adirondack Central School District (rural): math 41% / reading 54% proficiency, ranked #426 of 590 in NY (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Adirondack Middle School (math 17% / reading 42%, grade F, #550 of 729 statewide, top 77%, 279 students, 55% FRL); Adirondack High School (math 92% / reading 92%, grade A+, #171 of 1,100 statewide, top 18%, 360 students, 58% FRL) — zoned schools average 56% FRL vs 39% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 61% at this address vs 48% district-wide (+13 pts) — the actual schools serving this property are materially stronger than the Adirondack Central School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 17 active listings in the ZIP; 204 units permitted in Oneida County in 2024 (68 in 5+ unit buildings).

Forward outlook

• In year one you build about $27k of equity ($2k loan paydown + $26k appreciation (10.0% local appreciation)).
• Oneida County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$44k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($247k) is reasonable based on typical stale-listing flexibility.

Recommended offer $126,015 (50.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 51% concession, seller financing, or rate buy-down credit?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.49% ✗
• Cap rate: 2.68%
• Cash-on-cash: -12.89%
• DSCR: 0.43
• GRM: 16.9

CMA / ARV

• ARV (median comp): $375,119
• List price: $255,000
• Delta: -32.02%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.3%
• Equity multiple: 2.26×
• Total profit: $90,065
• Equity at exit: $229,724

10-year hold

• IRR: 14.9%
• Equity multiple: 5.25×
• Total profit: $303,668
• Equity at exit: $495,409

Cash invested: $71,400 (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 13471

• Home prices YoY: 3.7%
• Active inventory: 17
• Price-to-rent: 16.9×

Monthly cashflow live

• Estimated rent: $1,260 medium
• Mortgage (P&I): −$1,337
• Tax est. 1.5%: −$319 /mo · $3,825/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $-767

Break-even live

Break-even rent $2,231

Max offer price $144,053

Occupancy floor —

Sensitivity live

Price	-10% $-591	-5% $-679	+0% $-767	+5% $-855	+10% $-943
Rent	-10% $-866	-5% $-817	+0% $-767	+5% $-717	+10% $-667
Rate	-1.0pp $-638	-0.5pp $-702	base $-767	+0.5pp $-833	+1.0pp $-900

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Listing history 1 events

1. 2026-04-19
   listed $255,000 Active 1378-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥91°F today · 16 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: $15,122
• − Mortgage interest: −$14,284
• − Property taxes: −$3,825
• − Insurance: −$1,275
• − Repairs & maintenance: −$1,210
• − Management: −$1,210
• − Depreciation: −$7,418
• Taxable loss: −$14,100
• Est. tax savings @ 24.0%: +$3,384
• After-tax cash flow: $-5,817/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: Adirondack Central School District
• NCES district ID: 3605040
• Math proficiency: 41% ▼ -5.00%
• Reading proficiency: 54% ▲ 5.00%
• Median HH income: $50,343
• Composite: 40.7/100
• National rank: #3669
• State rank: #426 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

• City population: 41,418
• Population (ZIP): 2,692

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 (97%)
• Race & ethnicity: White 97% Two or more races 2%
• Common ancestry: Romanian 8% Lithuanian 6% Iranian 4%
• Foreign-born: 1%
• Languages at home: 98% English-only · Russian/Polish/Slavic 1% French/Haitian/Cajun 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: ▲ 11.78%
• Current HPI: 328.7132
• 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

2 events — show timeline

• 2026-05-26 Pending — CNYIS
• 2026-04-19 Listed $255,000 CNYIS