8094 Buena Vista Dr · Rome, NY 13440

$134,900

3 bd · 1.0 ba · 1,128 sqft · SingleFamily public records · 84 Days on market

Built 1954 7,841 sqft lot $120/sqft · 38% below area Est $218k · 38% under ↓ 9% since listing

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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
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• 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

Listing remarks MLS

3 Bedroom, 1 bath ranch in a nice, quiet Rome neighborhood. This Home is Structurally sound, Vinyl sided and looks great on the outside. The inside needs all new flooring ( currently sub flooring ), new paint throughout and new Kitchen. Handicap ramp conveys. Homes in this area have sold for over $220,000. Do some work and save some money !!

Key facts

• 7,841 sq ft lot
• Built 1954
• Listed 84 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $592 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $127k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.6% 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-, schools F, amenities 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.
• Market conditions: 272 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $933 of loan paydown is wiped out by about $4k 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 $38k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $14k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $126,806 (6.0% below list)

Questions for the listing agent

1. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — 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. 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?
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: 1.48% ✓
• Cap rate: 11.56%
• Cash-on-cash: 18.82%
• DSCR: 1.84
• GRM: 5.6

CMA / ARV

• ARV (median comp): $218,063
• List price: $134,900
• Delta: -38.14%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6612 Bishopp Rd	0.28mi	3/1.0	1,144 (+1%)	3mo	$215,000	$188	82
8147 Coronado Ln	0.22mi	3/1.0	1,144 (+1%)	6mo	$245,000	$214	82
6651 Bishopp Rd	0.10mi	3/1.0	984 (-13%)	1mo	$200,000	$203	73
8137 Rome Westernville Rd	0.25mi	3/1.0	1,177 (+4%)	13mo	$164,000	$139	71
8102 Buena Vista Dr	0.06mi	3/2.0	1,248 (+11%)	9mo	$269,900	$216	68
109 Glen Rd S	0.66mi	3/1.0	1,114 (-1%)	4mo	$218,000	$196	64
111 Glen Rd S	0.63mi	3/2.0	1,132 (+0%)	5mo	$186,000	$164	61
8219 Elmer Hill Rd	0.43mi	3/1.0	1,040 (-8%)	15mo	$236,250	$227	55
8296 Northgate Dr	0.66mi	3/1.5	1,066 (-6%)	6mo	$190,000	$178	53
233 Dale Rd	0.48mi	3/1.5	1,073 (-5%)	18mo	$208,500	$194	52
215 Dale Rd	0.58mi	3/1.0	977 (-13%)	8mo	$234,000	$240	44
8275 Elmer Hill Rd	0.63mi	3/1.0	1,243 (+10%)	15mo	$230,000	$185	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: 10.7%
• Equity multiple: 1.42×
• Total profit: $15,926
• Equity at exit: $20,114

10-year hold

• IRR: 19.7%
• Equity multiple: 2.66×
• Total profit: $62,701
• Equity at exit: $11,664

Cash invested: $37,772 (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: 272
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $2,000 medium
• Mortgage (P&I): −$707
• Tax from tax record: −$224 /mo · $2,689/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $592

Break-even live

Break-even rent $1,250

Max offer price $134,900

Occupancy floor 65%

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7805 Merrick Rd Unit 201 Rome, NY	2.0	2.0	1200	$2,000	$1.67	43d	1	1.24mi
1611 Craig St Rome, NY	3.0	1.0	1250	$2,000	$1.60	43d	1	1.34mi

Listing history 12 events

1. 2026-06-09
   statusdays on market $134,900 Pending 84 DOM
2. 2026-06-08
   days on market $134,900 Active 83 DOM
3. 2026-06-07
   days on market $134,900 Active 82 DOM
4. 2026-06-07
   days on market $134,900 Active 81 DOM
5. 2026-06-04
   days on market $134,900 Active 78 DOM
6. 2026-06-02
   days on market $134,900 Active 77 DOM
7. 2026-06-01
   days on market $134,900 Active 76 DOM
8. 2026-05-31
   days on market $134,900 Active 75 DOM
9. 2026-05-05
   price $134,900 343-char remark

   Show marketing remark (343 chars)

   3 Bedroom, 1 bath ranch in a nice, quiet Rome neighborhood. This Home is Structurally sound, Vinyl sided and looks great on the outside. The inside needs all new flooring ( currently sub flooring ), new paint throughout and new Kitchen. Handicap ramp conveys. Homes in this area have sold for over $220,000. Do some work and save some money !!

10. 2026-04-09
    status Active 343-char remark

    Show marketing remark (343 chars)

    3 Bedroom, 1 bath ranch in a nice, quiet Rome neighborhood. This Home is Structurally sound, Vinyl sided and looks great on the outside. The inside needs all new flooring ( currently sub flooring ), new paint throughout and new Kitchen. Handicap ramp conveys. Homes in this area have sold for over $220,000. Do some work and save some money !!

11. 2026-03-23
    historical Active Under Contract 343-char remark

    Show marketing remark (343 chars)

    3 Bedroom, 1 bath ranch in a nice, quiet Rome neighborhood. This Home is Structurally sound, Vinyl sided and looks great on the outside. The inside needs all new flooring ( currently sub flooring ), new paint throughout and new Kitchen. Handicap ramp conveys. Homes in this area have sold for over $220,000. Do some work and save some money !!

12. 2026-03-17
    listed $149,000 Active 343-char remark

    Show marketing remark (343 chars)

    3 Bedroom, 1 bath ranch in a nice, quiet Rome neighborhood. This Home is Structurally sound, Vinyl sided and looks great on the outside. The inside needs all new flooring ( currently sub flooring ), new paint throughout and new Kitchen. Handicap ramp conveys. Homes in this area have sold for over $220,000. Do some work and save some money !!

ⓘ 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: $2,689 · $224/mo
• Projected year-2 tax: $2,689 · $224/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 100% 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: $24,000
• − Mortgage interest: −$7,556
• − Property taxes: −$2,689
• − Insurance: −$674
• − Repairs & maintenance: −$1,920
• − Management: −$1,920
• − Depreciation: −$3,924
• Taxable income: $5,315
• Est. tax owed @ 24.0%: −$1,276
• After-tax cash flow: $5,831/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

-9.5% since first listed

4 events — show timeline

• 2026-05-05 Price Changed $134,900 CNYIS
• 2026-04-09 Relisted — CNYIS
• 2026-03-23 Contingent — CNYIS
• 2026-03-17 Listed $149,000 CNYIS

Property tax history

+1.8%/yr

Latest (2025): $2,689 · +0.2% YoY. Source: county tax records.