7798 Middle Rd Unit SS · Rome, NY 13440

$24,700

4 bd · 1.0 ba · 1,716 sqft · SingleFamily · 183 Days on market

Built 1960 1.25 ac lot ↓ 59% since listing

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Check out this great investment property with 1.25 acres of land ready for you to remodel and make your own or flip and make a profit!

Key facts

• 1.25 acres of land
• 1.25 acre lot
• Garage

Tags

• 1.25 ACRES OF LAND

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $25k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $25k).
• Recommended offer: $22k (12.0% below list) — sets the bar for market timing.
• Cap rate 65.4% vs local median 5.7% 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-, amenities F, commute F.
• Holland Patent Central School District (rural): math 44% / reading 63% proficiency, ranked #303 of 590 in NY (top 51%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: General William Floyd Elementary School (315 students, 29% FRL); Holland Patent Middle School (math 29% / reading 56%, grade D-, #373 of 729 statewide, top 52%, 285 students, 44% FRL); Holland Patent Central High School (math 98% / reading 87%, grade A+, #158 of 1,100 statewide, top 15%, 409 students, 44% FRL).
• Zoned-school proficiency averages 67% at this address vs 54% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the Holland Patent Central School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 282 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 $171 of loan paydown is wiped out by about $741 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 $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 183 days — a 12% lower offer ($22k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $35k (59%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $21,736 (12.0% below list)

Questions for the listing agent

1. It's been on market 183 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 1960 — 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: 7.11% ✓
• Cap rate: 65.40%
• Cash-on-cash: 211.11%
• DSCR: 10.39
• GRM: 1.2

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: —
• Equity multiple: 11.63×
• Total profit: $73,517
• Equity at exit: $3,683

10-year hold

• IRR: —
• Equity multiple: 24.70×
• Total profit: $163,909
• Equity at exit: $2,136

Cash invested: $6,916 (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: 282
• Price-to-rent: 1.2×

Monthly cashflow live

• Estimated rent: $1,756 medium
• Mortgage (P&I): −$130
• Tax est. 1.5%: −$31 /mo · $370/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $1,217

Break-even live

Break-even rent $216

Max offer price $24,700

Occupancy floor 26%

Sensitivity live

Price	-10% $1,234	-5% $1,225	+0% $1,217	+5% $1,208	+10% $1,200
Rent	-10% $1,078	-5% $1,147	+0% $1,217	+5% $1,286	+10% $1,355
Rate	-1.0pp $1,229	-0.5pp $1,223	base $1,217	+0.5pp $1,210	+1.0pp $1,204

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: $6,175
• Closing costs: $741
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-01-09
   status Pending
2. 2025-12-06
   historical
3. 2025-12-05
   historical Active Under Contract
4. 2025-11-24
   price $24,700
5. 2025-10-06
   price $29,700
6. 2025-09-30
   status Active
7. 2025-09-24
   historical Active Under Contract
8. 2025-09-13
   price $33,000
9. 2025-09-07
   price $34,700
10. 2025-08-24
    price $37,000
11. 2025-08-16
    price $39,700
12. 2025-07-30
    price $44,700
13. 2025-07-08
    price $49,700
14. 2025-06-25
    price $54,900
15. 2025-06-06
    listed $59,900 Active

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,075
• − Mortgage interest: −$1,384
• − Property taxes: −$370
• − Insurance: −$124
• − Repairs & maintenance: −$1,686
• − Management: −$1,686
• − Depreciation: −$719
• Taxable income: $15,106
• Est. tax owed @ 24.0%: −$3,626
• After-tax cash flow: $10,975/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: Holland Patent Central School District
• NCES district ID: 3614580
• Math proficiency: 44% ▼ -20.00%
• Reading proficiency: 63% ▲ 8.00%
• Median HH income: $66,571
• Composite: 47.2/100
• National rank: #2320
• State rank: #303 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

• 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

-58.8% since first listed

15 events — show timeline

• 2026-01-09 Pending — CNYIS
• 2025-12-06 Listing Removed — CNYIS
• 2025-12-05 Contingent — CNYIS
• 2025-11-24 Price Changed $24,700 CNYIS
• 2025-10-06 Price Changed $29,700 CNYIS
• 2025-09-30 Relisted — CNYIS
• 2025-09-24 Contingent — CNYIS
• 2025-09-13 Price Changed $33,000 CNYIS
• 2025-09-07 Price Changed $34,700 CNYIS
• 2025-08-24 Price Changed $37,000 CNYIS
• 2025-08-16 Price Changed $39,700 CNYIS
• 2025-07-30 Price Changed $44,700 CNYIS
• 2025-07-08 Price Changed $49,700 CNYIS
• 2025-06-25 Price Changed $54,900 CNYIS
• 2025-06-06 Listed $59,900 CNYIS