607 Post St · Boonville, NY 13309

$169,900

4 bd · 1.5 ba · 2,084 sqft · SingleFamily public records · 34 Days on market

Built 1900 0.62 ac lot $82/sqft · 5% below area Est $179k · 5% under

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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 +12.6/30.0
• Appreciation +10.0/10.0
• ARV discount +9.8/15.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• DSCR +3.8/10.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Step back in time without sacrificing modern convenience in this expansive home, perfectly situated on a rare, oversized lot in the historic village of Boonville. This property blends character and functionality, beginning with a clean blacktop driveway that leads to a detached garage—originally a historic carriage house—offering incredible potential for a workshop, studio, or vehicle storage. Along side is a concrete patio with sunshade to enjoy the outdoor space, featuring a large village lot that includes an additional storage shed and a dedicated dog run, providing plenty of room for both pets and gardening enthusiasts. The interior first-floor layout includes a spacious e

Key facts

• Dedicated dog run
• Concrete patio
• Oversized lot

Tags

• OVERSIZED LOT
• DETACHED GARAGE
• HISTORIC CARRIAGE HOUSE
• CONCRETE PATIO
• DEDICATED DOG RUN
• WALK-IN BUTLER'S PANTRY

Property features AI

Exterior

• Parking: Detached garage; One garage space
• Utilities: Electricity connected; Public water connected; Sewer connected
• Home design: Two-story house; Existing (established) property
• Construction: Frame construction; Metal roof; Stone foundation; Partial basement
• Exterior features: Blacktop driveway; Rectangular residential lot; Road frontage on a city street and main thoroughfare

Interior

• Kitchen: Electric range; Electric oven; Dishwasher; Refrigerator; Walk-in pantry; Eat-in kitchen
• Bedrooms: One main-level bedroom
• Flooring: Hardwood; Carpet; Vinyl; Varied flooring
• Bathrooms: Two full bathrooms; One main-level bathroom
• Heating & cooling: Oil forced-air heating
• Interior features: Den; Eat-in kitchen; Walk-in pantry; Convertible bedroom
• Laundry & utility: Main-level laundry; Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $-22 ($-261/yr) — negative.
• To cash-flow at today's rent, offer at most $166k (2.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $138k (18.6% below list).
• Recommended offer: $138k (18.6% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 3.6% in Boonville — 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 79/100 on livability (#146 in NY, #2,225 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D, 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.
• Market conditions: 37 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 $18k of equity ($1k loan paydown + $17k 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.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $48k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $56k; list at $170k implies a 204% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $138,244 (18.6% 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 34 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.81% ✗
• Cap rate: 6.14%
• Cash-on-cash: -0.55%
• DSCR: 0.98
• GRM: 10.2

CMA / ARV

• ARV (median comp): $178,960
• List price: $169,900
• Delta: -5.06%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
130 Erwin St	0.36mi	4/2.0	2,126 (+2%)	7mo	$45,000	$21	72
501 Main St	0.37mi	5/1.5 (+1)	2,152 (+3%)	6mo	$65,000	$30	67
8280 Ford St	0.37mi	4/2.0	2,300 (+10%)	12mo	$245,000	$107	54
133 Erwin St	0.39mi	4/1.5	1,902 (-9%)	20mo	$155,000	$81	50
123 Erwin St	0.38mi	3/2.5 (-1)	2,004 (-4%)	20mo	$159,650	$80	50
105 Grove St	0.34mi	3/1.5 (-1)	1,800 (-14%)	9mo	$47,000	$26	49
310 Main St	0.32mi	3/2.0 (-1)	1,866 (-10%)	23mo	$66,950	$36	42
102 Harvey Pl	0.57mi	5/2.5 (+1)	2,176 (+4%)	22mo	$282,500	$130	38

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 23.9%
• Equity multiple: 2.92×
• Total profit: $91,133
• Equity at exit: $153,059

10-year hold

• IRR: 21.2%
• Equity multiple: 6.66×
• Total profit: $269,427
• Equity at exit: $330,078

Cash invested: $47,572 (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 13309

• Home prices YoY: 24.5%
• Active inventory: 37
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,382 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$152 /mo · $1,825/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $-22

Break-even live

Break-even rent $1,410

Max offer price $166,065

Occupancy floor 97%

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $169,900 Active 34 DOM
2. 2026-06-17
   days on market $169,900 Active 33 DOM
3. 2026-06-16
   days on market $169,900 Active 32 DOM
4. 2026-06-15
   days on market $169,900 Active 31 DOM
5. 2026-06-13
   days on market $169,900 Active 29 DOM
6. 2026-06-12
   days on market $169,900 Active 28 DOM
7. 2026-06-09
   days on market $169,900 Active 25 DOM
8. 2026-06-08
   days on market $169,900 Active 24 DOM
9. 2026-06-07
   days on market $169,900 Active 23 DOM
10. 2026-06-07
    days on market $169,900 Active 22 DOM
11. 2026-06-04
    days on market $169,900 Active 19 DOM
12. 2026-06-02
    days on market $169,900 Active 18 DOM
13. 2026-06-01
    days on market $169,900 Active 17 DOM
14. 2026-05-31
    days on market $169,900 Active 16 DOM
15. 2026-05-12
    listed $169,900 Active 1489-char remark
16. 1997-07-01
    soldstatus $55,800

ⓘ 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: $1,825 · $152/mo
• Projected year-2 tax: $2,348 · $196/mo
• Expected delta: +$523/yr (+$44/mo · 28.7%)

ⓘ 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 1/10 Low 7 d/yr ≥89°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: $16,589
• − Mortgage interest: −$9,517
• − Property taxes: −$1,825
• − Insurance: −$850
• − Repairs & maintenance: −$1,327
• − Management: −$1,327
• − Depreciation: −$4,943
• Taxable loss: −$3,199
• Est. tax savings @ 24.0%: +$768
• After-tax cash flow: $507/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 — Boonville

• Score: 79/100
• State rank: #146
• US rank: #2225

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Boonville, NY
• City population: 5,828
• Population (ZIP): 5,828

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 (95%)
• Race & ethnicity: White 95% Two or more races 4%
• Common ancestry: Romanian 10% Lithuanian 5% Slovak 3%
• Foreign-born: 0%

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: ▲ 83.52%
• Current HPI: 425.0098
• 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

+204.5% since first listed

2 events — show timeline

• 2026-05-12 Listed $169,900 CNYIS
• 1997-07-01 Sold (Public Records) $55,800 Public Records

Property tax history

-1.2%/yr

Latest (2025): $1,825 · -26.3% YoY. Source: county tax records.