5239 Westmoreland Rd · Clark Mills, NY 13492

$90,000

3 bd · 1.5 ba · 1,330 sqft · SingleFamily public records · 12 Days on market

Built 1925 1.60 ac lot $68/sqft · 66% below area

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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 +5.6/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor opportunity in Whitesboro! This 3-bedroom, 2-bath home offers 1,330 square feet of livable space on 1.6 acres and includes an extra storage room plus on-lot parking. The home requires renovation, but the potential here is clear for the right buyer looking to restore, improve, or reimagine the property. With a dug-in well fed by a natural spring, space, flexibility, and room to add future value, this is a great chance to invest in a property with strong possibilities.

Key facts

• On-lot parking
• Natural spring
• 1.6 acres

Tags

• EXTRA STORAGE ROOM
• ON-LOT PARKING
• DUG-IN WELL
• NATURAL SPRING
• 1.6 ACRES

Property features AI

Exterior

• Parking: No garage
• Utilities: Electricity available; Septic tank; Private well
• Home design: Single-story property; Existing (established) construction
• Construction: Vinyl siding; Blown-in insulation; Asphalt roof; Block foundation; Built previously (existing)
• Exterior features: Concrete driveway; Corner lot; Irregular residential lot; Road frontage on a city street; Lot dimensions approximately 270 x 209

Interior

• Kitchen: Gas oven; Gas range; Refrigerator; Eat-in kitchen
• Bedrooms: Total rooms include living spaces, office, den and bonus room (9 total rooms)
• Flooring: Carpet; Hardwood; Laminate; Vinyl; Varied flooring
• Bathrooms: 2 full bathrooms; 1 main-level bathroom
• Heating & cooling: Oil forced-air heating; Heating present
• Interior features: Den; Entrance foyer; Eat-in kitchen; Separate/formal living room; Home office; Storage
• Laundry & utility: Oil water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $269 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).

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.
• Westmoreland Central School District (rural): math 61% / reading 68% proficiency, ranked #173 of 590 in NY (top 29%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 56 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 $622 of loan paydown is wiped out by about $3k 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 $25k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $10k; list at $90k implies a 757% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.6% of price; flood insurance adds $427/mo; built in 1925 — 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 $90,000

Questions for the listing agent

1. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 2.07% ✓
• Cap rate: 15.56%
• Cash-on-cash: 33.11%
• DSCR: 2.47
• GRM: 4.0

CMA / ARV

• ARV (median comp): $267,835
• List price: $90,000
• Delta: -66.40%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 3.0%
• Equity multiple: 1.12×
• Total profit: $2,924
• Equity at exit: $13,419

10-year hold

• IRR: 12.9%
• Equity multiple: 2.04×
• Total profit: $26,160
• Equity at exit: $7,782

Cash invested: $25,200 (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 13492

• Home prices YoY: -12.3%
• Active inventory: 56
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,864 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$267 /mo · $3,208/yr
• Insurance: −$38
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $269

Break-even live

Break-even rent $1,523

Max offer price $90,000

Occupancy floor 81%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-15
   listed $155,900 Active 480-char remark
2. 1999-07-22
   soldstatus $10,500

ⓘ 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: $3,208 · $267/mo
• Projected year-2 tax: $3,208 · $267/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 AE · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥96°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 0% 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: $22,363
• − Mortgage interest: −$5,041
• − Property taxes: −$3,208
• − Insurance: −$5,568
• − Repairs & maintenance: −$1,789
• − Management: −$1,789
• − Depreciation: −$2,618
• Taxable income: $2,348
• Est. tax owed @ 24.0%: −$564
• After-tax cash flow: $2,662/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: Westmoreland Central School District
• NCES district ID: 3631050
• Math proficiency: 61% ▼ -1.00%
• Reading proficiency: 68% ▲ 7.00%
• Median HH income: $64,671
• Composite: 56.19/100
• National rank: #1176
• State rank: #173 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): 11,233

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 (91%)
• Race & ethnicity: White 91% Two or more races 4% Hispanic / Latino 3% Black 2%
• Common ancestry: Romanian 20% Lithuanian 3% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2% Other Asian/Pacific 1% Russian/Polish/Slavic 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: ▼ -44.24%
• Current HPI: 314.4606
• 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

+757.1% since first listed

4 events — show timeline

• 2026-05-27 Pending — CNYIS
• 2026-05-21 Price Changed $90,000 CNYIS
• 2026-05-15 Listed $155,900 CNYIS
• 1999-07-22 Sold (Public Records) $10,500 Public Records

Property tax history

+3.4%/yr

Latest (2025): $3,208 · +10.3% YoY. Source: county tax records.