1 Seneca Ave · Oneida Castle, NY 13421

$175,500

20 bd · 16.0 ba · 3,432 sqft · MultiFamily public records · 53 Days on market

Built 1920 0.28 ac lot ↓ 35% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.1/5.0
• 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 (5+ Unit). Listing-text estimate: 4 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

Welcome to this fantastic multi-family property in Oneida, NY! This property features four units, each with one full bath, providing ample space for tenants. Conveniently located just minutes away from popular shopping plazas and the renowned Turning Stone Resort and Casino, this property offers a prime location for potential tenants. This property has significant value-add potential while already cash flowing. This multi-family presents a lucrative opportunity for savvy investors. Collective gross rental income totals $4720 monthly. Don't miss out on the chance to own an income-generating property in a desirable location. Sold as a package deal with 3 Seneca Ave, Oneida, NY 13421 (MLS #: S

Key facts

• Four units
• Value-add potential
• Full bath

Tags

• MULTI-FAMILY PROPERTY
• FOUR UNITS
• FULL BATH
• PRIME LOCATION
• VALUE-ADD POTENTIAL
• INCOME-GENERATING PROPERTY

What this means for you Summary

Snapshot

• This is a 4 × 5-bed/4.0-bath units multifamily listed at $176k.

Deal economics

• At list price, monthly cash flow is $3k ($38k/yr) — positive. Per door: $789/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $176k).
• Recommended offer: $170k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#854 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A; Watch: health & safety C-, schools D+, crime F.
• Oneida City School District (town): math 43% / reading 54% proficiency, ranked #421 of 590 in NY (top 71%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 65 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 $1k of loan paydown is wiped out by about $5k 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 $49k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 14y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $460/mo; built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $170,235 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
9. 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.
10. 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.
11. 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: 3.51% ✓
• Cap rate: 31.02%
• Cash-on-cash: 88.30%
• DSCR: 4.93
• GRM: 2.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 77.1%
• Equity multiple: 4.52×
• Total profit: $172,935
• Equity at exit: $26,168

10-year hold

• IRR: 80.7%
• Equity multiple: 9.36×
• Total profit: $410,989
• Equity at exit: $15,174

Cash invested: $49,140 (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 13421

• Home prices YoY: -5.1%
• Active inventory: 65
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $6,155 medium
• Mortgage (P&I): −$920
• Tax from tax record: −$253 /mo · $3,037/yr
• Insurance: −$73
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,293
• Net cashflow: $3,156

Break-even live

Break-even rent $2,161

Max offer price $175,500

Occupancy floor 44%

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

Units	Beds	Baths	Est. rent
▸ 4× units	5	4	$6,156
Total (4 units)			$6,155

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: $43,875
• Closing costs: $5,265
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-03-31
   status Pending
2. 2026-02-23
   price $175,500
3. 2026-02-06
   listed $180,000 Active
4. 2025-11-14
   historical
5. 2025-10-23
   price $180,000
6. 2025-09-15
   price $190,000
7. 2025-04-17
   listed $195,000 Active
8. 2024-11-08
   historical
9. 2024-06-24
   price $195,000
10. 2024-06-14
    listed $200,000 Active
11. 2022-04-24
    historical
12. 2021-09-24
    listed $299,900 Active
13. 2013-02-25
    historical
14. 2012-03-22
    listed $269,000

ⓘ 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: $3,037 · $253/mo
• Projected year-2 tax: $3,037 · $253/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 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $73,860
• − Mortgage interest: −$9,831
• − Property taxes: −$3,037
• − Insurance: −$6,403
• − Repairs & maintenance: −$5,909
• − Management: −$5,909
• − Depreciation: −$5,105
• Taxable income: $37,667
• Est. tax owed @ 24.0%: −$9,040
• After-tax cash flow: $28,826/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: Oneida City School District
• NCES district ID: 3600013
• Math proficiency: 43% ▼ -11.00%
• Reading proficiency: 54% ▲ 12.00%
• Median HH income: $45,791
• Composite: 41.1/100
• National rank: #3568
• State rank: #421 of 590 in NY

Livability — Oneida Castle

• Score: 62/100
• State rank: #854
• US rank: #16502

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oneida Castle, NY
• Population (ZIP): 12,742

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% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Lithuanian 5% Romanian 4% Iranian 2%
• Foreign-born: 1% · Canada, China
• Languages at home: 97% English-only · Spanish 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: ▼ -13.30%
• Current HPI: 248.3909
• 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

-34.8% since first listed

14 events — show timeline

• 2026-03-31 Pending — CNYIS
• 2026-02-23 Price Changed $175,500 CNYIS
• 2026-02-06 Listed $180,000 CNYIS
• 2025-11-14 Listing Removed — CNYIS
• 2025-10-23 Price Changed $180,000 CNYIS
• 2025-09-15 Price Changed $190,000 CNYIS
• 2025-04-17 Listed $195,000 CNYIS
• 2024-11-08 Listing Removed — CNYIS
• 2024-06-24 Price Changed $195,000 CNYIS
• 2024-06-14 Listed $200,000 CNYIS
• 2022-04-24 Listing Removed — CNYIS
• 2021-09-24 Listed $299,900 CNYIS
• 2013-02-25 Listing Removed — CNYIS
• 2012-03-22 Listed $269,000 CNYIS

Property tax history

+2.1%/yr

Latest (2025): $3,037 · +4.2% YoY. Source: county tax records.