7452 Route 5 · Clark Mills, NY 13323

$209,900

3 bd · 1.0 ba · 1,416 sqft · SingleFamily · 28 Days on market

Built 1910 Good condition 0.36 ac lot Est $309k · 32% under

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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 +22.1/30.0
• ARV discount +15.0/15.0
• DSCR +7.1/10.0
• 1% rule +5.8/10.0
• Schools +5.5/10.0
• Condition / age +3.8/5.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This classic American Foursquare is ready for its next owner! From relaxing on the inviting front porch to enjoying the spacious 26 x 28 pole barn, there's much to love here! The bright kitchen, updated full bath, and open living and dining areas create a welcoming and functional first floor, while 3 generously sized bedrooms occupy the second level. The oversized primary bedroom has been largely plumbed for an additional full bath, offering exciting potential! A full walk-up attic and full basement provide abundant storage space. Recent survey completed. Reach out to your favorite Realtor today for details on this reasonably priced Clinton home!

Key facts

• Pole barn
• Updated full bath
• Front porch

Tags

• FRONT PORCH
• POLE BARN
• UPDATED FULL BATH
• WALK-UP ATTIC
• FULL BASEMENT

Property features AI

Exterior

• Parking: Detached garage; Circular driveway; Two garage spaces
• Utilities: Well water; Septic tank
• Home design: Two-story home; Existing/resale property
• Construction: Vinyl siding; Block and stone foundation
• Exterior features: Gravel driveway; Rectangular lot approximately 1 acre; Main thoroughfare road frontage; Lot dimensions approximately 124 x 133

Interior

• Kitchen: Electric oven; Electric range; Refrigerator
• Bedrooms: Three main-level bedrooms
• Flooring: Hardwood; Varies
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Oil heating; Central air conditioning
• Interior features: Living/Dining room; Workshop; Full basement
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $210k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $337 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $210k).
• Recommended offer: $207k (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: 41 active listings in the ZIP; 5 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 $1k of loan paydown is wiped out by about $6k 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.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($207k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $206,751 (1.5% below list)

Questions for the listing agent

1. Built in 1910 — 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 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: 1.08% ✓
• Cap rate: 8.22%
• Cash-on-cash: 6.88%
• DSCR: 1.31
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $308,688
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4339 Saunders Rd	0.48mi	3/2.0	1,344 (-5%)	9mo	$310,000	$231	58
7547 Old Bristol Rd	0.53mi	3/2.0	1,282 (-10%)	16mo	$279,900	$218	42
7630 Old Bristol Rd	0.53mi	4/2.0 (+1)	1,557 (+10%)	23mo	$150,000	$96	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: -5.7%
• Equity multiple: 0.79×
• Total profit: $-12,533
• Equity at exit: $31,297

10-year hold

• IRR: 3.9%
• Equity multiple: 1.29×
• Total profit: $16,840
• Equity at exit: $18,148

Cash invested: $58,772 (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 13323

• Home prices YoY: -22.2%
• Active inventory: 41
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $2,262 high
• Mortgage (P&I): −$1,101
• Tax est. 1.5%: −$262 /mo · $3,148/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$475
• Net cashflow: $337

Break-even live

Break-even rent $1,836

Max offer price $209,900

Occupancy floor 80%

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: $52,475
• Closing costs: $6,297
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2 Cambridge LN Kirkland, NY	1.0–2.0	1.0	800	$1,225	$1.53	43d	4	0.93mi
105 Pheasants Run Clinton, NY	2.0	1.5	1050	$2,150	$2.05	43d	1	1.08mi
135 Pheasants Run Clark Mills, NY	2.0	1.5	1100	$2,350	$2.14	43d	1	1.08mi
122 Pheasants Run Kirkland, NY	2.0	2.0	1200	$3,100	$2.58	43d	1	1.09mi
130 Pheasants Run Clinton, NY	2.0	1.5	1200	$2,250	$1.88	43d	1	1.11mi

Listing history 19 events

1. 2026-06-19
   days on market $209,900 Active 28 DOM
2. 2026-06-18
   days on market $209,900 Active 27 DOM
3. 2026-06-17
   days on market $209,900 Active 26 DOM
4. 2026-06-16
   days on market $209,900 Active 25 DOM
5. 2026-06-15
   days on market $209,900 Active 24 DOM
6. 2026-06-14
   days on market $209,900 Active 22 DOM
7. 2026-06-13
   days on market $209,900 Active 21 DOM
8. 2026-06-10
   days on market $209,900 Active 19 DOM
9. 2026-06-09
   days on market $209,900 Active 18 DOM
10. 2026-06-08
    days on market $209,900 Active 17 DOM
11. 2026-06-07
    days on market $209,900 Active 16 DOM
12. 2026-06-05
    days on market $209,900 Active 13 DOM
13. 2026-06-03
    days on market $209,900 Active 12 DOM
14. 2026-06-02
    days on market $209,900 Active 11 DOM
15. 2026-06-01
    remarks 656-char remark
16. 2026-06-01
    days on market $209,900 Active 10 DOM
17. 2026-05-31
    days on market $209,900 Active 9 DOM
18. 2026-05-30
    days on market $209,900 Active 8 DOM
19. 2026-05-22
    listed $209,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $27,149
• − Mortgage interest: −$11,758
• − Property taxes: −$3,148
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,172
• − Management: −$2,172
• − Depreciation: −$6,106
• Taxable income: $743
• Est. tax owed @ 24.0%: −$178
• After-tax cash flow: $3,862/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.

Condition & rehab AI · 1 photo

Good 75/100 Cosmetic rehab

This classic American Foursquare is in good condition with minimal repairs needed. It's ready for its next owner and offers a great opportunity for a cosmetic update to enhance its resale and rental value.

Value-add opportunities

• Resale Paint exterior trim — Enhances curb appeal and can add value
• Both Landscaping — Improves curb appeal and can attract more tenants
• Both Replace front porch railings — Improves safety and enhances curb appeal

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior trim — Enhances curb appeal and can add value ↑
• Both Landscaping — Improves curb appeal and can attract more tenants ↑
• Both Replace front porch railings — Improves safety and enhances curb appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• City population: 815
• Population (ZIP): 11,014

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 (90%)
• Race & ethnicity: White 90% Hispanic / Latino 4% Two or more races 3% Asian 2%
• Common ancestry: Romanian 8% Lithuanian 3% Italian 2%
• Foreign-born: 4% · Canada, China
• Languages at home: 94% English-only · Spanish 2% Other Asian/Pacific 1% 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: ▼ -83.30%
• Current HPI: 292.0471
• 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

1 event — show timeline

• 2026-05-22 Listed $209,900 CNYIS