109 Kossuth St · Rome, NY 13440

$170,000

4 bd · 1.5 ba · 1,882 sqft · SingleFamily public records · 219 Days on market

Built 1910 5,227 sqft lot $90/sqft · 15% above area Est $148k · 15% over

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Why this score? — see what drove the C+ 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
• Schools +3.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.9/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Plenty of space and comfort await in this 4-bedroom, 1.5-bath home in Rome. Inside, you’ll find large bedrooms, beautiful hardwood floors, and a flexible layout with two living rooms, an eat-in kitchen, and a separate dining room. The fenced yard is ideal for outdoor enjoyment, and the two-stall detached garage provides extra storage and convenience. A solid value for those seeking room to spread out—all for just $170,000.

Key facts

• Fenced yard
• Separate dining room
• Eat-in kitchen

Tags

• HARDWOOD FLOORS
• FENCED YARD
• TWO LIVING ROOMS
• EAT-IN KITCHEN
• SEPARATE DINING ROOM
• DETACHED GARAGE

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $170k).
• Recommended offer: $150k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.4% 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; 1 comparable units currently listed for rent nearby; 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 $48k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 219 days — a 12% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 28y 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 $10k; list at $170k implies a 1519% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $149,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 219 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 1910 — 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: 1.62% ✓
• Cap rate: 13.44%
• Cash-on-cash: 25.53%
• DSCR: 2.14
• GRM: 5.2

CMA / ARV

• ARV (median comp): $148,392
• List price: $170,000
• Delta: 14.56%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
221 S Jay St	0.33mi	3/1.0 (-1)	1,804 (-4%)	7mo	$102,000	$57	64
402 N Jay St	0.34mi	3/1.5 (-1)	1,737 (-8%)	3mo	$149,900	$86	64
603 W Thomas St	0.36mi	5/2.0 (+1)	1,716 (-9%)	1mo	$225,000	$131	61
743 W Court St	0.30mi	3/2.5 (-1)	1,712 (-9%)	2mo	$80,000	$47	60
901 W Dominick St	0.54mi	4/—	1,740 (-8%)	7mo	$147,000	$84	56
818 Erie Blvd W	0.48mi	4/1.0	1,670 (-11%)	6mo	$140,000	$84	52
706 Croton St	0.65mi	5/2.0 (+1)	1,768 (-6%)	8mo	$200,000	$113	46
513 W Thomas St	0.35mi	4/1.0	1,620 (-14%)	18mo	$88,350	$55	44
617 N Jay St	0.59mi	3/2.0 (-1)	1,681 (-11%)	8mo	$180,000	$107	41
217 Ridge St	0.57mi	3/2.0 (-1)	1,715 (-9%)	17mo	$149,200	$87	37
309 N Levitt St	0.57mi	3/2.0 (-1)	1,600 (-15%)	16mo	$225,000	$141	29
926 Calvert St	0.64mi	3/1.0 (-1)	1,638 (-13%)	18mo	$135,000	$82	26

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: 19.1%
• Equity multiple: 1.78×
• Total profit: $36,995
• Equity at exit: $25,348

10-year hold

• IRR: 27.5%
• Equity multiple: 3.42×
• Total profit: $115,412
• Equity at exit: $14,698

Cash invested: $47,600 (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: 5.2×

Monthly cashflow live

• Estimated rent: $2,750 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$197 /mo · $2,368/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$578
• Net cashflow: $1,013

Break-even live

Break-even rent $1,468

Max offer price $170,000

Occupancy floor 58%

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
251 Liam Ln Unit 251 Rome, NY	3.0	2.0	1577	$2,750	$1.74	43d	1	1.46mi

Listing history 19 events

1. 2026-06-18
   days on market $170,000 Active 219 DOM
2. 2026-06-17
   days on market $170,000 Active 218 DOM
3. 2026-06-16
   days on market $170,000 Active 217 DOM
4. 2026-06-15
   days on market $170,000 Active 216 DOM
5. 2026-06-13
   days on market $170,000 Active 214 DOM
6. 2026-06-12
   days on market $170,000 Active 213 DOM
7. 2026-06-09
   days on market $170,000 Active 210 DOM
8. 2026-06-08
   days on market $170,000 Active 209 DOM
9. 2026-06-07
   days on market $170,000 Active 208 DOM
10. 2026-06-07
    days on market $170,000 Active 207 DOM
11. 2026-06-04
    days on market $170,000 Active 204 DOM
12. 2026-06-02
    days on market $170,000 Active 203 DOM
13. 2026-06-01
    days on market $170,000 Active 202 DOM
14. 2026-05-31
    days on market $170,000 Active 201 DOM
15. 2026-01-15
    price $170,000 438-char remark

    Show marketing remark (438 chars)

    Plenty of space and comfort await in this 4-bedroom, 1.5-bath home in Rome. Inside, you’ll find large bedrooms, beautiful hardwood floors, and a flexible layout with two living rooms, an eat-in kitchen, and a separate dining room. The fenced yard is ideal for outdoor enjoyment, and the two-stall detached garage provides extra storage and convenience. A solid value for those seeking room to spread out—all for just $170,000.

16. 2025-11-11
    listed $175,000 Active 438-char remark

    Show marketing remark (438 chars)

    Plenty of space and comfort await in this 4-bedroom, 1.5-bath home in Rome. Inside, you’ll find large bedrooms, beautiful hardwood floors, and a flexible layout with two living rooms, an eat-in kitchen, and a separate dining room. The fenced yard is ideal for outdoor enjoyment, and the two-stall detached garage provides extra storage and convenience. A solid value for those seeking room to spread out—all for just $170,000.

17. 1999-05-10
    soldstatus $10,500 219-char remark

    Show marketing remark (219 chars)

    PROPERTY BEING PURCHASED IN AS IS AS SEEN CONDITION. NOTIFY MARK I BEFORE SHOWING PROPERTY GET SPECIAL CODE FOR COMBO LOCK. REGISTER NAME, OFFICE, TIME ON FORM PLACED IN HOME. QUIT CLAIM DEED IN LIEU OF WARRANTY DEED.

18. 1999-05-05
    soldstatus $45,000
19. 1998-09-20
    listed $26,500 219-char remark

    Show marketing remark (219 chars)

    PROPERTY BEING PURCHASED IN AS IS AS SEEN CONDITION. NOTIFY MARK I BEFORE SHOWING PROPERTY GET SPECIAL CODE FOR COMBO LOCK. REGISTER NAME, OFFICE, TIME ON FORM PLACED IN HOME. QUIT CLAIM DEED IN LIEU OF WARRANTY DEED.

ⓘ 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: $2,368 · $197/mo
• Projected year-2 tax: $2,620 · $218/mo
• Expected delta: +$253/yr (+$21/mo · 10.7%)

ⓘ 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: $33,000
• − Mortgage interest: −$9,523
• − Property taxes: −$2,368
• − Insurance: −$850
• − Repairs & maintenance: −$2,640
• − Management: −$2,640
• − Depreciation: −$4,945
• Taxable income: $10,034
• Est. tax owed @ 24.0%: −$2,408
• After-tax cash flow: $9,746/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

+541.5% since first listed

5 events — show timeline

• 2026-01-15 Price Changed $170,000 CNYIS
• 2025-11-11 Listed $175,000 CNYIS
• 1999-05-10 Sold (MLS) $10,500 CNYIS
• 1999-05-05 Sold (Public Records) $45,000 Public Records
• 1998-09-20 Listed $26,500 CNYIS

Property tax history

+1.7%/yr

Latest (2025): $2,368 · +33.5% YoY. Source: county tax records.