1002 W Dominick St · Rome, NY 13440

$120,000

3 bd · 2.0 ba · 2,064 sqft · MultiFamily public records · 33 Days on market

Built 1900 6,098 sqft lot Est $128k · 6% under

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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
• ARV discount +10.3/15.0
• 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
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Multi-Family Investment Opportunity in Rome, NY! Located in the heart of Rome, this spacious duplex offers a fantastic opportunity for investors or owner-occupants looking for rental income! Sitting on 0.14 acres, this 2-unit property provides a total of 2,064 sq. ft. of living space. The first unit features 3 bedrooms and 1 bathroom, offering ample space for families or tenants seeking extra room. The second unit is a cozy 1-bedroom, 1-bath apartment, perfect for a single occupant or couple. Situated near popular local attractions, restaurants, and just a short distance from the Paul Revere sign, this property boasts a prime location with easy access to everything Rome has to offer. Whethe

Key facts

• Easy access
• Spacious duplex
• 2-unit property

Tags

• SPACIOUS DUPLEX
• 2-UNIT PROPERTY
• PRIME LOCATION
• EASY ACCESS

Property features AI

Finance

• Financial info: Property is a 2-unit building with separate gas and electric meters for each unit; Owner pays water; water is included in rent; Operating expenses include water/sewer

Exterior

• Parking: Two or more parking spaces
• Utilities: Public water connected; Sewer connected
• Home design: Two-story multifamily building; Existing construction
• Construction: Block and concrete construction with wood siding
• Exterior features: Irregular residential lot; City street frontage; Lot dimensions approximately 38 x 162

Interior

• Kitchen: Eat-in kitchen (in both units); Oven/Range
• Bedrooms: One 1-bedroom unit; One 3-bedroom unit
• Flooring: Hardwood; Tile; Vinyl; Varies
• Bathrooms: Two full bathrooms (one in each unit)
• Heating & cooling: Gas heating; Forced air heating; Zoned heating; Zoned cooling
• Interior features: Programmable thermostat; Full basement
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $120k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive. Per door: $720/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.
• Cap rate 20.7% 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-, 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: 278 active listings in the ZIP; 2 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 $830 of loan paydown is wiped out by about $4k 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 $34k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 $40k; list at $120k implies a 200% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $116,400 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 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 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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 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: 2.43% ✓
• Cap rate: 20.69%
• Cash-on-cash: 51.43%
• DSCR: 3.29
• GRM: 3.4

CMA / ARV

• ARV (on-the-fly): $127,968
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
302 Expense St	0.68mi	3/2.0	1,838 (-11%)	10mo	$34,000	$18	42
600 W Embargo St	0.72mi	4/2.0 (+1)	1,778 (-14%)	21mo	$110,000	$62	21

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: 49.3%
• Equity multiple: 3.15×
• Total profit: $72,334
• Equity at exit: $17,892

10-year hold

• IRR: 54.8%
• Equity multiple: 6.40×
• Total profit: $181,351
• Equity at exit: $10,375

Cash invested: $33,600 (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: 278
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $2,918 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$186 /mo · $2,231/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$613
• Net cashflow: $1,440

Break-even live

Break-even rent $1,095

Max offer price $120,000

Occupancy floor 46%

Sensitivity live

Price	-10% $1,508	-5% $1,474	+0% $1,440	+5% $1,406	+10% $1,372
Rent	-10% $1,209	-5% $1,325	+0% $1,440	+5% $1,555	+10% $1,671
Rate	-1.0pp $1,500	-0.5pp $1,470	base $1,440	+0.5pp $1,409	+1.0pp $1,377

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,918
Total (2 units)			$2,918

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
218 N George St Rome, NY	2.0	1.0	2200	$1,200	$0.55	44d	1	1.15mi
251 Liam Ln Unit 251 Rome, NY	3.0	2.0	1577	$2,750	$1.74	44d	1	1.34mi

Listing history 8 events

1. 2026-04-29
   status Pending
2. 2026-03-27
   listed $120,000 Active
3. 2026-03-27
   historical
4. 2026-03-24
   listed $99,900 Active
5. 2025-03-18
   listed $110,000 Active
6. 2017-05-08
   soldstatus $40,000
7. 2008-01-18
   soldstatus $40,000
8. 1999-09-22
   soldstatus $54,500

ⓘ 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: $2,231 · $186/mo
• Projected year-2 tax: $2,231 · $186/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 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: $35,016
• − Mortgage interest: −$6,722
• − Property taxes: −$2,231
• − Insurance: −$600
• − Repairs & maintenance: −$2,801
• − Management: −$2,801
• − Depreciation: −$3,491
• Taxable income: $16,369
• Est. tax owed @ 24.0%: −$3,929
• After-tax cash flow: $13,351/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

+120.2% since first listed

8 events — show timeline

• 2026-04-29 Pending — CNYIS
• 2026-03-27 Listing Removed — CNYIS
• 2026-03-27 Listed $120,000 CNYIS
• 2026-03-24 Listed $99,900 CNYIS
• 2025-03-18 Listed $110,000 CNYIS
• 2017-05-08 Sold (Public Records) $40,000 Public Records
• 2008-01-18 Sold (Public Records) $40,000 Public Records
• 1999-09-22 Sold (Public Records) $54,500 Public Records

Property tax history

-0.0%/yr

Latest (2025): $2,231 · +0.3% YoY. Source: county tax records.