418 Roberts St · Rome, NY 13440

$99,900

3 bd · 1.0 ba · 1,630 sqft · SingleFamily public records · 180 Days on market

Built 1879 4,356 sqft lot $61/sqft · 26% below area Est $136k · 26% under ↓ 37% 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 +9.6/10.0
• 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

Calling all investors and entrepreneurs! Now offered at a newly reduced price of $99,900, this property presents an outstanding opportunity for those looking to create value—whether as a business venture or an income-generating investment. With a brand-new roof installed in 2024, you’ll have peace of mind as you bring your renovation vision to life. The first floor offers a practical layout with two bedrooms, a den, and a full bathroom—ready for updates and modernization. Upstairs features a spacious additional living area along with a second bathroom, opening the door for expanded rental potential or a flexible multi-level setup. With strong upside and versatile possibilities, this property is perfectly suited for investors seeking to build equity or establish a business presence in a growing Rome neighborhood. Taxes include water, sewer, and trash pickup—adding even more value to this already compelling opportunity.

Key facts

• Brand-new roof
• Functional layout
• 4,356 sq ft lot

Tags

• BRAND-NEW ROOF
• ADDITIONAL LIVING SPACE
• FUNCTIONAL LAYOUT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $492 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.2% 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; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $691 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 180 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1879 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $87,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 180 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1879 — 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: 1.46% ✓
• Cap rate: 12.20%
• Cash-on-cash: 21.11%
• DSCR: 1.94
• GRM: 5.7

CMA / ARV

• ARV (median comp): $135,543
• List price: $99,900
• Delta: -26.30%
• 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
117 E Embargo St	0.08mi	3/2.0	1,458 (-11%)	1mo	$70,000	$48	74
715 Floyd Ave	0.44mi	3/1.5	1,623 (-0%)	5mo	$200,000	$123	72
204 Pleasant Ave	0.24mi	4/2.5 (+1)	1,708 (+5%)	2mo	$256,500	$150	68
517 Roberts St	0.09mi	4/2.0 (+1)	1,421 (-13%)	6mo	$95,000	$67	60
319 Mohawk St	0.41mi	4/2.0 (+1)	1,551 (-5%)	5mo	$159,900	$103	59
638 Chatham St	0.30mi	3/2.0	1,449 (-11%)	8mo	$180,094	$124	57
402 N Jay St	0.60mi	3/1.5	1,737 (+7%)	3mo	$149,900	$86	56
805 Valentine Ave	0.53mi	2/2.0 (-1)	1,564 (-4%)	6mo	$235,000	$150	54
617 N Jay St	0.70mi	3/2.0	1,681 (+3%)	8mo	$180,000	$107	52
114 Balsam St	0.46mi	3/1.0	1,400 (-14%)	8mo	$185,000	$132	49
304 Mohawk St	0.41mi	3/2.5	1,402 (-14%)	5mo	$50,000	$36	47
811 Harding Blvd	0.64mi	3/2.0	1,470 (-10%)	8mo	$212,000	$144	43

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: 13.6%
• Equity multiple: 1.54×
• Total profit: $15,159
• Equity at exit: $14,895

10-year hold

• IRR: 22.4%
• Equity multiple: 2.92×
• Total profit: $53,567
• Equity at exit: $8,638

Cash invested: $27,972 (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: 272
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,454 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$91 /mo · $1,089/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$305
• Net cashflow: $492

Break-even live

Break-even rent $831

Max offer price $99,900

Occupancy floor 61%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
149 River St Unit 2 Rome, NY	3.0	1.0	1160	$1,500	$1.29	44d	1	0.16mi
218 N George St Rome, NY	2.0	1.0	2200	$1,200	$0.55	43d	1	0.38mi
1611 Craig St Rome, NY	3.0	1.0	1250	$2,000	$1.60	43d	1	1.44mi

Listing history 6 events

1. 2026-06-04
   days on market $99,900 Active 180 DOM
2. 2026-06-02
   days on market $99,900 Active 179 DOM
3. 2026-06-01
   days on market $99,900 Active 178 DOM
4. 2026-05-31
   days on market $99,900 Active 177 DOM
5. 2026-05-04
   price $99,900 955-char remark

   Show marketing remark (955 chars)

   Calling all investors and entrepreneurs! Now offered at a newly reduced price of $99,900, this property presents an outstanding opportunity for those looking to create value—whether as a business venture or an income-generating investment. With a brand-new roof installed in 2024, you’ll have peace of mind as you bring your renovation vision to life. The first floor offers a practical layout with two bedrooms, a den, and a full bathroom—ready for updates and modernization. Upstairs features a spacious additional living area along with a second bathroom, opening the door for expanded rental potential or a flexible multi-level setup. With strong upside and versatile possibilities, this property is perfectly suited for investors seeking to build equity or establish a business presence in a growing Rome neighborhood. Taxes include water, sewer, and trash pickup—adding even more value to this already compelling opportunity.

6. 2025-12-05
   listed $159,000 Active 955-char remark

   Show marketing remark (955 chars)

   Calling all investors and entrepreneurs! Now offered at a newly reduced price of $99,900, this property presents an outstanding opportunity for those looking to create value—whether as a business venture or an income-generating investment. With a brand-new roof installed in 2024, you’ll have peace of mind as you bring your renovation vision to life. The first floor offers a practical layout with two bedrooms, a den, and a full bathroom—ready for updates and modernization. Upstairs features a spacious additional living area along with a second bathroom, opening the door for expanded rental potential or a flexible multi-level setup. With strong upside and versatile possibilities, this property is perfectly suited for investors seeking to build equity or establish a business presence in a growing Rome neighborhood. Taxes include water, sewer, and trash pickup—adding even more value to this already compelling opportunity.

ⓘ 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: $1,089 · $91/mo
• Projected year-2 tax: $1,389 · $116/mo
• Expected delta: +$300/yr (+$25/mo · 27.5%)

ⓘ 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 · 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: $17,444
• − Mortgage interest: −$5,596
• − Property taxes: −$1,089
• − Insurance: −$500
• − Repairs & maintenance: −$1,396
• − Management: −$1,396
• − Depreciation: −$2,906
• Taxable income: $4,563
• Est. tax owed @ 24.0%: −$1,095
• After-tax cash flow: $4,811/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

-37.2% since first listed

2 events — show timeline

• 2026-05-04 Price Changed $99,900 CNYIS
• 2025-12-05 Listed $159,000 CNYIS

Property tax history

+4.4%/yr

Latest (2025): $1,089 · +587.7% YoY. Source: county tax records.