801 W Thomas St · Rome, NY 13440

$209,900

3 bd · 1.0 ba · 1,250 sqft · SingleFamily public records · 123 Days on market

Built 1910 1.20 ac lot Est $165k · 27% over

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Why this score? — see what drove the D- 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 +17.3/30.0
• DSCR +5.4/10.0
• 1% rule +3.8/10.0
• Schools +3.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

This property offers incredible value! Nestled on a spacious 1.2-acre lot, this inviting 4-bedroom, 2-bathroom home offers both comfort and versatility. The first floor features a large eat-in kitchen, perfect for family gatherings, with sliding glass doors that lead to a side porch, ideal for enjoying outdoor meals. A generously sized living room provides plenty of space to relax, while the remodeled full bath adds a touch of modern flair. The primary bedroom on the first floor offers convenience and privacy, along with a mudroom and laundry area to make daily tasks a breeze. Upstairs, you’ll find three additional bedrooms, each offering ample space, along with a second full bath fea

Key facts

• Large eat-in kitchen
• Primary bedroom
• Full attic

Tags

• SPACIOUS 1.2-ACRE LOT
• LARGE EAT-IN KITCHEN
• REMODELED FULL BATH
• PRIMARY BEDROOM
• MUDROOM AND LAUNDRY AREA
• FULL ATTIC

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $154 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $184k (12.2% below list).
• Recommended offer: $184k (12.2% below list) — sets the bar for 1% rule.
• Cap rate 7.2% vs local median 5.6% in Rome — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 6 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 123 days — a 12% lower offer ($185k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y 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 $30k; list at $210k implies a 588% 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 $184,307 (12.2% below list)

Questions for the listing agent

1. It's been on market 123 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.88% ✗
• Cap rate: 7.18%
• Cash-on-cash: 3.15%
• DSCR: 1.14
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $165,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
623 W Thomas St	0.36mi	3/1.5	1,327 (+6%)	2mo	$174,900	$132	69
214-216 Hamilton St	0.57mi	3/1.0	1,264 (+1%)	3mo	$182,380	$144	69
901 Dewitt Ln	0.19mi	3/1.0	1,108 (-11%)	5mo	$70,000	$63	68
707 Union St	0.28mi	2/1.0 (-1)	1,136 (-9%)	3mo	$175,000	$154	65
927 Croton St St	0.63mi	3/1.0	1,290 (+3%)	1mo	$176,000	$136	64
811 Massena Ave	0.49mi	3/1.0	1,157 (-7%)	1mo	$241,900	$209	64
511 Elm St	0.50mi	4/1.5 (+1)	1,271 (+2%)	6mo	$161,060	$127	62
1100 Jervis Ave	0.57mi	4/1.0 (+1)	1,326 (+6%)	3mo	$190,000	$143	56
523 William St	0.49mi	3/1.5	1,408 (+13%)	3mo	$80,000	$57	52
752 N Jay St	0.63mi	3/1.0	1,408 (+13%)	1mo	$111,000	$79	48
533 W Embargo St	0.52mi	2/2.0 (-1)	1,122 (-10%)	2mo	$136,210	$121	48
609 Laurel St	0.52mi	2/1.0 (-1)	1,105 (-12%)	5mo	$135,000	$122	47

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: -11.4%
• Equity multiple: 0.59×
• Total profit: $-24,249
• Equity at exit: $31,297

10-year hold

• IRR: -2.2%
• Equity multiple: 0.85×
• Total profit: $-8,720
• 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 13440

• Home prices YoY: -8.0%
• Active inventory: 272
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,843 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$114 /mo · $1,362/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $154

Break-even live

Break-even rent $1,648

Max offer price $209,900

Occupancy floor 87%

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 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1027 Elwood St Rome, NY	3.0	2.0	1200	$1,500	$1.25	43d	1	0.73mi
251 Liam Ln Unit 251 Rome, NY	3.0	2.0	1577	$2,750	$1.74	43d	1	0.78mi
7805 Merrick Rd Unit 201 Rome, NY	2.0	2.0	1200	$2,000	$1.67	43d	1	0.95mi
1611 Craig St Rome, NY	3.0	1.0	1250	$2,000	$1.60	43d	1	1.03mi
183 W Dominick St Rome, NY	1.0–2.0	1.0	845	$904	$1.07	43d	1	1.17mi
149 River St Unit 2 Rome, NY	3.0	1.0	1160	$1,500	$1.29	44d	1	1.34mi

Listing history 13 events

1. 2026-02-08
   status Pending
2. 2026-02-02
   historical Active Under Contract
3. 2025-11-21
   price $209,900
4. 2025-10-08
   listed $214,900 Active
5. 2025-10-08
   historical
6. 2025-09-02
   price $224,900
7. 2025-07-18
   price $232,900
8. 2025-07-01
   price $239,900
9. 2025-05-28
   listed $249,900 Active
10. 2025-01-25
    historical
11. 2025-01-20
    listed $209,900 Active
12. 2019-08-08
    soldstatus $30,500
13. 2018-08-21
    listed $30,000

ⓘ 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: $1,362 · $114/mo
• Projected year-2 tax: $2,455 · $205/mo
• Expected delta: +$1,092/yr (+$91/mo · 80.2%)

ⓘ 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 · 16 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: $22,117
• − Mortgage interest: −$11,758
• − Property taxes: −$1,362
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,769
• − Management: −$1,769
• − Depreciation: −$6,106
• Taxable loss: −$1,698
• Est. tax savings @ 24.0%: +$407
• After-tax cash flow: $2,259/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

+599.7% since first listed

13 events — show timeline

• 2026-02-08 Pending — CNYIS
• 2026-02-02 Contingent — CNYIS
• 2025-11-21 Price Changed $209,900 CNYIS
• 2025-10-08 Listing Removed — CNYIS
• 2025-10-08 Listed $214,900 CNYIS
• 2025-09-02 Price Changed $224,900 CNYIS
• 2025-07-18 Price Changed $232,900 CNYIS
• 2025-07-01 Price Changed $239,900 CNYIS
• 2025-05-28 Listed $249,900 CNYIS
• 2025-01-25 Listing Removed — CNYIS
• 2025-01-20 Listed $209,900 CNYIS
• 2019-08-08 Sold (MLS) $30,500 CNYIS
• 2018-08-21 Listed $30,000 CNYIS

Property tax history

-2.2%/yr

Latest (2025): $1,362 · +1.7% YoY. Source: county tax records.