208 W Embargo St · Rome, NY 13440

$124,900

4 bd · 2.0 ba · 2,616 sqft · MultiFamily public records · 11 Days on market

Built 1925 0.28 ac lot Est $131k · at est.

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +9.5/15.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Spacious 2 unit property with a ton of potential in a convenient Rome location. This is a solid house that could really shine with some updates. The property will need work before it’s ready for occupants, but offers a great opportunity for someone willing to put in the effort. Each unit features a bright, open layout with front and back entrances, large living and dining areas, and original hardwood floors throughout most of the space. Kitchens offer good storage and functional layout, and both units have generously sized full bathrooms. You’ll also find two bedrooms per unit with good closet space, including cedar-lined closets. There’s a lot of character here with detai

Key facts

• Good closet space
• Bright open layout
• Cedar lined closets

Tags

• BRIGHT OPEN LAYOUT
• ORIGINAL HARDWOOD FLOORS
• GOOD CLOSET SPACE
• CEDAR LINED CLOSETS
• FRENCH DOORS
• THREE SEASON SUN PORCH

Property features AI

Finance

• Financial info: Tenant pays all utilities; Operating expenses include insurance

Exterior

• Parking: Nine garage spaces; Two or more off-street parking spaces
• Utilities: Public water connected; Sewer connected
• Home design: Two-story building; Existing construction
• Construction: Shake siding exterior
• Exterior features: Irregular lot; Near public transit; Residential lot; City street frontage; Lot dimensions approximately 51 x 200

Interior

• Kitchen: Gas water heater (appliance listed)
• Bedrooms: Two 2-bedroom units (each unit has 2 bedrooms)
• Flooring: Hardwood; Tile; Varies
• Bathrooms: Two full bathrooms total (each unit has 1 full bathroom)
• Heating & cooling: Gas heating via radiators
• Interior features: Hardwood and tile flooring; varying flooring throughout; Full basement
• Laundry & utility: Separate gas meters for each unit; Separate electric meters for each unit

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $125k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive. Per door: $615/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $125k).
• Cap rate 18.1% vs local median 5.7% 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: 276 active listings in the ZIP; 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 $864 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 $35k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 2y 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 $64k; list at $125k implies a 94% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $124,900

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1925 — 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. 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.18% ✓
• Cap rate: 18.12%
• Cash-on-cash: 42.22%
• DSCR: 2.88
• GRM: 3.8

CMA / ARV

• ARV (on-the-fly): $130,800
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
408 N Madison St	0.18mi	4/2.0	2,412 (-8%)	2mo	$70,000	$29	77
103 Stanwix St	0.24mi	5/2.0 (+1)	2,569 (-2%)	8mo	$92,700	$36	74
109 Stanwix St	0.26mi	3/2.0 (-1)	2,511 (-4%)	6mo	$122,000	$49	72
326 W Court St	0.21mi	4/3.0	2,912 (+11%)	10mo	$175,000	$60	59
504 N Washington St	0.13mi	4/2.0	2,262 (-14%)	21mo	$60,000	$27	54
418 W Bloomfield St	0.36mi	5/2.0 (+1)	2,378 (-9%)	18mo	$144,000	$61	48
504 Floyd Ave	0.46mi	5/2.0 (+1)	2,366 (-10%)	18mo	$169,950	$72	43
223 E Bloomfield St	0.47mi	5/2.0 (+1)	2,265 (-13%)	19mo	$142,994	$63	35
315 Lawrence St	0.73mi	5/3.0 (+1)	3,004 (+15%)	1mo	$149,900	$50	31

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: 38.9%
• Equity multiple: 2.66×
• Total profit: $58,209
• Equity at exit: $18,623

10-year hold

• IRR: 45.4%
• Equity multiple: 5.34×
• Total profit: $151,913
• Equity at exit: $10,799

Cash invested: $34,972 (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: 276
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $2,722 medium
• Mortgage (P&I): −$655
• Tax from tax record: −$213 /mo · $2,554/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$572
• Net cashflow: $1,231

Break-even live

Break-even rent $1,164

Max offer price $124,900

Occupancy floor 50%

Sensitivity live

Price	-10% $1,301	-5% $1,266	+0% $1,231	+5% $1,195	+10% $1,160
Rent	-10% $1,015	-5% $1,123	+0% $1,231	+5% $1,338	+10% $1,446
Rate	-1.0pp $1,293	-0.5pp $1,262	base $1,231	+0.5pp $1,198	+1.0pp $1,165

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,722
Total (2 units)			$2,722

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-05-05
   status Pending
2. 2026-04-24
   listed $124,900 Active
3. 2025-10-01
   historical
4. 2025-09-23
   price $109,500
5. 2025-09-11
   listed $129,000 Active
6. 2025-09-06
   historical
7. 2025-09-06
   historical
8. 2025-08-19
   price $169,000
9. 2025-08-11
   listed $179,000 Active
10. 2025-05-29
    historical
11. 2025-01-27
    price $179,000
12. 2024-12-13
    price $199,000
13. 2024-11-29
    listed $229,000 Active
14. 1995-12-26
    soldstatus $64,500

ⓘ 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: $2,554 · $213/mo
• Projected year-2 tax: $2,554 · $213/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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°F today · 17 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: $32,664
• − Mortgage interest: −$6,996
• − Property taxes: −$2,554
• − Insurance: −$624
• − Repairs & maintenance: −$2,613
• − Management: −$2,613
• − Depreciation: −$3,633
• Taxable income: $13,629
• Est. tax owed @ 24.0%: −$3,271
• After-tax cash flow: $11,495/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

+93.6% since first listed

14 events — show timeline

• 2026-05-05 Pending — CNYIS
• 2026-04-24 Listed $124,900 CNYIS
• 2025-10-01 Listing Removed — CNYIS
• 2025-09-23 Price Changed $109,500 CNYIS
• 2025-09-11 Listed $129,000 CNYIS
• 2025-09-06 Listing Removed — CNYIS
• 2025-09-06 Listing Removed — CNYIS
• 2025-08-19 Price Changed $169,000 CNYIS
• 2025-08-11 Listed $179,000 CNYIS
• 2025-05-29 Listing Removed — CNYIS
• 2025-01-27 Price Changed $179,000 CNYIS
• 2024-12-13 Price Changed $199,000 CNYIS
• 2024-11-29 Listed $229,000 CNYIS
• 1995-12-26 Sold (Public Records) $64,500 Public Records

Property tax history

+0.0%/yr

Latest (2025): $2,554 · +2.9% YoY. Source: county tax records.