4870 Clinton St · Clark Mills, NY 13321

$259,900

3 bd · 2.0 ba · 1,648 sqft · MultiFamily public records · 23 Days on market

Built 1912 0.44 ac lot $158/sqft · at area comps Est $251k · 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 +6.0/15.0
• Appreciation +5.5/10.0
• Schools +5.5/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

Welcome to this beautifully renovated turnkey property in the highly desirable Clinton School District! This exceptional home offers the perfect blend of comfort, style and investment potential with a spacious 3 bedroom main residence plus a separate 1 bedroom apartment- ideal for generating rental income, helping offset mortgage costs, or accommodating family. Completely updated from top to bottom, this property features a new roof, new windows and doors, beautiful finishes throughout and move-in ready convenience. Enjoy relaxing mornings or entertaining on the stunning oversized wrap around porch that adds incredible charm and curb appeal. The thoughtfully designed 3 bedroom main house ha

Key facts

• New roof
• 0.44 acre lot
• 2 garage spots

Tags

• RENOVATED TURNKEY PROPERTY
• SEPARATE 1 BEDROOM APARTMENT
• NEW ROOF
• NEW WINDOWS AND DOORS
• OVERSIZED WRAP AROUND PORCH
• BUTCHER BLOCK COUNTERTOPS

Property features AI

Exterior

• Parking: Attached garage with garage door opener; 2-car garage
• Utilities: Electricity connected; Public water connected; Sewer connected
• Home design: Single-story home; Resale property
• Construction: Vinyl siding; Asphalt shingle roof; Stone foundation; Existing (previously built)
• Exterior features: Covered porch; Private yard; Gravel driveway; See remarks

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric oven; Electric range; Refrigerator
• Bedrooms: Three bedrooms on the main level
• Flooring: Vinyl; Varies
• Bathrooms: Two full bathrooms; One main-level bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Entrance foyer; Kitchen island; In-law floorplan; Main-level bedroom
• Laundry & utility: Main-level laundry; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath multifamily listed at $260k.

Deal economics

• At list price, monthly cash flow is $3k ($38k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $260k).
• Recommended offer: $256k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#383 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, crime A; Watch: schools D-, amenities F, commute F.
• Clinton Central School District (suburban): math 57% / reading 71% proficiency, ranked #185 of 590 in NY (top 31%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 17% free/reduced lunch — higher-income household profile.
• Market conditions: 8 active listings in the ZIP; 4 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

• In year one you build about $4k of equity ($2k loan paydown + $3k appreciation (1.0% 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 (1.0% appreciation + 3.0% rent growth), your $73k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($256k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago; this cycle's ask has dropped $20k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $18k; list at $260k implies a 1344% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1912 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $256,001 (1.5% below list)

Questions for the listing agent

1. Built in 1912 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. 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: 2.46% ✓
• Cap rate: 21.03%
• Cash-on-cash: 52.62%
• DSCR: 3.34
• GRM: 3.4

CMA / ARV

• ARV (median comp): $251,264
• List price: $259,900
• Delta: 3.44%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5 East St	0.23mi	2/2.0 (-1)	1,452 (-12%)	11mo	$135,000	$93	55

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

Projected returns pro-forma

0.98% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 55.3%
• Equity multiple: 3.86×
• Total profit: $207,969
• Equity at exit: $88,433

10-year hold

• IRR: 56.8%
• Equity multiple: 7.76×
• Total profit: $491,838
• Equity at exit: $117,293

Cash invested: $72,772 (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 13321

• Home prices YoY: 0.3%
• Active inventory: 8
• Price-to-rent: 12.5×

Monthly cashflow live

• Estimated rent: $6,400 medium
• Mortgage (P&I): −$1,363
• Tax from tax record: −$394 /mo · $4,723/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,344
• Net cashflow: $3,191

Break-even live

Break-even rent $2,361

Max offer price $259,900

Occupancy floor 45%

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

Units	Beds	Baths	Est. rent
1× unit	3	2	$1,726
▸ 3× units	1	1	$4,674
Total (4 units)			$6,400

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
105 Pheasants Run Clinton, NY	2.0	1.5	1050	$2,150	$2.05	43d	1	0.61mi
122 Pheasants Run Kirkland, NY	2.0	2.0	1200	$3,100	$2.58	43d	1	0.68mi
135 Pheasants Run Clark Mills, NY	2.0	1.5	1100	$2,350	$2.14	43d	1	0.70mi
130 Pheasants Run Clinton, NY	2.0	1.5	1200	$2,250	$1.88	43d	1	0.75mi

Listing history 6 events

1. 2026-05-18
   price $259,900 1565-char remark
2. 2026-05-04
   listed $279,900 Active 1565-char remark
3. 2020-10-05
   historical
4. 2020-09-10
   listed $159,900
5. 2019-09-06
   soldstatus $18,000
6. 2014-03-18
   soldstatus $74,000

ⓘ 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: $4,723 · $394/mo
• Projected year-2 tax: $4,723 · $394/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 ≥95°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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $76,800
• − Mortgage interest: −$14,558
• − Property taxes: −$4,723
• − Insurance: −$1,300
• − Repairs & maintenance: −$6,144
• − Management: −$6,144
• − Depreciation: −$7,561
• Taxable income: $36,370
• Est. tax owed @ 24.0%: −$8,729
• After-tax cash flow: $29,565/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: Clinton Central School District
• NCES district ID: 3607770
• Math proficiency: 57% ▼ -11.00%
• Reading proficiency: 71% ▲ 6.00%
• Median HH income: $57,439
• Composite: 55.05/100
• National rank: #1290
• State rank: #185 of 590 in NY

Livability — Clark Mills

• Score: 71/100
• State rank: #383
• US rank: #6606

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clark Mills, NY
• City population: 815
• Population (ZIP): 815

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 (92%)
• Race & ethnicity: White 92% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Subsaharan African 11% Romanian 8% Lithuanian 4%
• Foreign-born: 7% · Canada

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: ▲ 0.98%
• Current HPI: 281.0024
• 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

+251.2% since first listed

7 events — show timeline

• 2026-05-27 Pending — CNYIS
• 2026-05-18 Price Changed $259,900 CNYIS
• 2026-05-04 Listed $279,900 CNYIS
• 2020-10-05 Listing Removed — CNYIS
• 2020-09-10 Listed $159,900 CNYIS
• 2019-09-06 Sold (Public Records) $18,000 Public Records
• 2014-03-18 Sold (Public Records) $74,000 Public Records

Property tax history

+1.5%/yr

Latest (2025): $4,723 · +4.3% YoY. Source: county tax records.