1301 N Lake St · Oneida, NY 13421

$117,900

4 bd · 1.0 ba · 1,268 sqft · SingleFamily public records · 20 Days on market

Built 1880 1.75 ac lot Est $185k · 36% under

---

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 +26.8/30.0
• ARV discount +15.0/15.0
• DSCR +9.2/10.0
• 1% rule +9.1/10.0
• 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

this property incl. 3 tax id numbers - see attachments, per tax records: 30.5-2-10, $69,300 a/v, 1.75A; 30.5-2-9.2, $9,400 a/v, 6.71 A and 30.5-1-20,$400 a/v, .04 A, taxes shown are only for house w/ star. there are easements on property, this property requires a septic system installed. downstairs remodele1ed. upstairs has been mostly gutted - 3 rooms and 1 rough-in for bath. great opportunity to have acreage, public water and many options with this colonial home. sold and taken in an as is condition. You'll like it - take a look!

Key facts

• Open land
• Room for gardens
• Room for workshops

Tags

• 8 BEAUTIFUL ACRES
• OPEN LAND
• PEACEFUL SURROUNDINGS
• ROOM FOR GARDENS
• ROOM FOR ANIMALS
• ROOM FOR WORKSHOPS

Property features AI

Exterior

• Parking: Detached garage; 2 garage spaces
• Utilities: Public water connection; Septic tank; Circuit breaker electric; Cable available; High-speed internet available
• Home design: 2-story home; Existing construction
• Construction: Vinyl siding; Blown-in insulation; Architectural shingle roof; Stone foundation
• Exterior features: Deck; Gravel driveway; Leased propane tank; Irregular lot; Located in a flood zone

Interior

• Kitchen: Gas oven; Gas range; Refrigerator
• Bedrooms: One bedroom on the main level
• Flooring: Carpet; Vinyl; Varies
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Propane forced-air heating
• Interior features: Separate/formal living room; Kitchen island; Natural woodwork; Thermal windows; Has basement (full and crawl space)
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $118k.

Deal economics

• At list price, monthly cash flow is $323 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $118k).
• Recommended offer: $116k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.6% 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 $815 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $33k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 15y 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 $33k; list at $118k implies a 257% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price; built in 1880 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $116,131 (1.5% below list)

Questions for the listing agent

1. Built in 1880 — 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: 1.41% ✓
• Cap rate: 9.58%
• Cash-on-cash: 11.75%
• DSCR: 1.52
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $185,128
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
211 Gladwell Ave	0.72mi	3/1.0 (-1)	1,232 (-3%)	17mo	$180,000	$146	42

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: 1.3%
• Equity multiple: 1.05×
• Total profit: $1,622
• Equity at exit: $17,579

10-year hold

• IRR: 11.0%
• Equity multiple: 1.86×
• Total profit: $28,471
• Equity at exit: $10,194

Cash invested: $33,012 (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: 5.9×

Monthly cashflow live

• Estimated rent: $1,663 medium
• Mortgage (P&I): −$618
• Tax from tax record: −$323 /mo · $3,876/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $323

Break-even live

Break-even rent $1,254

Max offer price $117,900

Occupancy floor 76%

Sensitivity live

Price	-10% $390	-5% $357	+0% $323	+5% $290	+10% $257
Rent	-10% $192	-5% $258	+0% $323	+5% $389	+10% $455
Rate	-1.0pp $383	-0.5pp $353	base $323	+0.5pp $293	+1.0pp $262

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: $29,475
• Closing costs: $3,537
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-09
   status $117,900 Pending 20 DOM
2. 2026-06-08
   days on market $117,900 Active 20 DOM
3. 2026-06-07
   days on market $117,900 Active 19 DOM
4. 2026-06-07
   days on market $117,900 Active 18 DOM
5. 2026-06-04
   days on market $117,900 Active 15 DOM
6. 2026-06-02
   days on market $117,900 Active 14 DOM
7. 2026-06-01
   days on market $117,900 Active 13 DOM
8. 2026-05-31
   days on market $117,900 Active 12 DOM
9. 2026-05-18
   listed $117,900 Active
10. 2012-02-24
    soldstatus $33,000
11. 2012-02-23
    soldstatus $33,000 537-char remark

    Show marketing remark (537 chars)

    this property incl. 3 tax id numbers - see attachments, per tax records: 30.5-2-10, $69,300 a/v, 1.75A; 30.5-2-9.2, $9,400 a/v, 6.71 A and 30.5-1-20,$400 a/v, .04 A, taxes shown are only for house w/ star. there are easements on property, this property requires a septic system installed. downstairs remodele1ed. upstairs has been mostly gutted - 3 rooms and 1 rough-in for bath. great opportunity to have acreage, public water and many options with this colonial home. sold and taken in an as is condition. You'll like it - take a look!

12. 2011-08-18
    listed $39,500 537-char remark

    Show marketing remark (537 chars)

    this property incl. 3 tax id numbers - see attachments, per tax records: 30.5-2-10, $69,300 a/v, 1.75A; 30.5-2-9.2, $9,400 a/v, 6.71 A and 30.5-1-20,$400 a/v, .04 A, taxes shown are only for house w/ star. there are easements on property, this property requires a septic system installed. downstairs remodele1ed. upstairs has been mostly gutted - 3 rooms and 1 rough-in for bath. great opportunity to have acreage, public water and many options with this colonial home. sold and taken in an as is condition. You'll like it - take a look!

13. 2002-01-17
    soldstatus $23,000

ⓘ 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: $3,876 · $323/mo
• Projected year-2 tax: $3,876 · $323/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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,955
• − Mortgage interest: −$6,604
• − Property taxes: −$3,876
• − Insurance: −$590
• − Repairs & maintenance: −$1,596
• − Management: −$1,596
• − Depreciation: −$3,430
• Taxable income: $2,263
• Est. tax owed @ 24.0%: −$543
• After-tax cash flow: $3,337/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

+412.6% since first listed

5 events — show timeline

• 2026-05-18 Listed $117,900 CNYIS
• 2012-02-24 Sold (Public Records) $33,000 Public Records
• 2012-02-23 Sold (MLS) $33,000 CNYIS
• 2011-08-18 Listed $39,500 CNYIS
• 2002-01-17 Sold (Public Records) $23,000 Public Records

Property tax history

+13.0%/yr

Latest (2025): $3,876 · +0.2% YoY. Source: county tax records.