9116 Main St · Westernville, NY 13486

$90,000

2 bd · 1.0 ba · 1,459 sqft · SingleFamily public records · 344 Days on market

Built 1880 0.25 ac lot $62/sqft · 62% below area ↓ 25% since listing

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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 +21.8/30.0
• 1% rule +7.7/10.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• Appreciation +5.0/10.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to Westernville, NY! This charming 2-story single-family home offers 1,459 sq ft of living space on a spacious 0.25-acre lot. Inside, you’ll find 3 bedrooms, 1 full bath, and a full basement providing extra storage or potential additional living space. Enjoy the outdoors from the covered front porch or relax on the back deck overlooking the yard—ideal for gatherings or quiet mornings. Located in the scenic town of Westernville, this property blends comfort, space, and small-town charm. A great opportunity to make this home your own!

Key facts

• 0.25 acre lot
• Built 1880
• Listed 343 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $84 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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: 5 active listings in the ZIP; 204 units permitted in Oneida County in 2024 (68 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($622 loan paydown + $3k appreciation (3.0% local appreciation)).
• 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 ~5 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 344 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price; flood insurance adds $56/mo; built in 1880 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 344 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 1880 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.27% ✓
• Cap rate: 8.16%
• Cash-on-cash: 6.66%
• DSCR: 1.30
• GRM: 6.6

CMA / ARV

• ARV (median comp): $235,054
• List price: $90,000
• Delta: -61.71%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9052 Main St	0.35mi	2/1.0	1,424 (-2%)	6mo	$245,000	$172	74
7651 Gifford Hill Rd Unit NS	0.36mi	3/1.0 (+1)	1,404 (-4%)	11mo	$190,000	$135	62

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: 11.3%
• Equity multiple: 1.65×
• Total profit: $16,343
• Equity at exit: $40,468

10-year hold

• IRR: 13.6%
• Equity multiple: 3.02×
• Total profit: $50,860
• Equity at exit: $62,366

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 13486

• Active inventory: 5
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,139 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$250 /mo · $3,002/yr
• Insurance: −$38
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $84

Break-even live

Break-even rent $1,032

Max offer price $90,000

Occupancy floor 88%

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 18 events

1. 2026-06-18
   days on market $90,000 Active 344 DOM
2. 2026-06-17
   days on market $90,000 Active 343 DOM
3. 2026-06-16
   days on market $90,000 Active 342 DOM
4. 2026-06-15
   days on market $90,000 Active 341 DOM
5. 2026-06-13
   days on market $90,000 Active 339 DOM
6. 2026-06-12
   days on market $90,000 Active 338 DOM
7. 2026-06-09
   days on market $90,000 Active 335 DOM
8. 2026-06-08
   days on market $90,000 Active 334 DOM
9. 2026-06-07
   days on market $90,000 Active 333 DOM
10. 2026-06-07
    days on market $90,000 Active 332 DOM
11. 2026-06-04
    days on market $90,000 Active 329 DOM
12. 2026-06-02
    days on market $90,000 Active 328 DOM
13. 2026-06-01
    days on market $90,000 Active 327 DOM
14. 2026-05-31
    days on market $90,000 Active 326 DOM
15. 2026-03-03
    price $90,000 561-char remark

    Show marketing remark (561 chars)

    Welcome to Westernville, NY! This charming 2-story single-family home offers 1,459 sq ft of living space on a spacious 0.25-acre lot. Inside, you’ll find 3 bedrooms, 1 full bath, and a full basement providing extra storage or potential additional living space. Enjoy the outdoors from the covered front porch or relax on the back deck overlooking the yard—ideal for gatherings or quiet mornings. Located in the scenic town of Westernville, this property blends comfort, space, and small-town charm. A great opportunity to make this home your own!

16. 2025-11-10
    price $99,900 561-char remark

    Show marketing remark (561 chars)

    Welcome to Westernville, NY! This charming 2-story single-family home offers 1,459 sq ft of living space on a spacious 0.25-acre lot. Inside, you’ll find 3 bedrooms, 1 full bath, and a full basement providing extra storage or potential additional living space. Enjoy the outdoors from the covered front porch or relax on the back deck overlooking the yard—ideal for gatherings or quiet mornings. Located in the scenic town of Westernville, this property blends comfort, space, and small-town charm. A great opportunity to make this home your own!

17. 2025-09-23
    price $110,000 561-char remark

    Show marketing remark (561 chars)

    Welcome to Westernville, NY! This charming 2-story single-family home offers 1,459 sq ft of living space on a spacious 0.25-acre lot. Inside, you’ll find 3 bedrooms, 1 full bath, and a full basement providing extra storage or potential additional living space. Enjoy the outdoors from the covered front porch or relax on the back deck overlooking the yard—ideal for gatherings or quiet mornings. Located in the scenic town of Westernville, this property blends comfort, space, and small-town charm. A great opportunity to make this home your own!

18. 2025-07-09
    listed $120,000 Active 561-char remark

    Show marketing remark (561 chars)

    Welcome to Westernville, NY! This charming 2-story single-family home offers 1,459 sq ft of living space on a spacious 0.25-acre lot. Inside, you’ll find 3 bedrooms, 1 full bath, and a full basement providing extra storage or potential additional living space. Enjoy the outdoors from the covered front porch or relax on the back deck overlooking the yard—ideal for gatherings or quiet mornings. Located in the scenic town of Westernville, this property blends comfort, space, and small-town charm. A great opportunity to make this home your own!

ⓘ 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: $3,002 · $250/mo
• Projected year-2 tax: $3,002 · $250/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 7/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥91°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: $13,662
• − Mortgage interest: −$5,041
• − Property taxes: −$3,002
• − Insurance: −$1,116
• − Repairs & maintenance: −$1,093
• − Management: −$1,093
• − Depreciation: −$2,618
• Taxable loss: −$302
• Est. tax savings @ 24.0%: +$72
• After-tax cash flow: $1,083/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 — Westernville

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Westernville, NY
• Population (ZIP): 691

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 (88%)
• Race & ethnicity: White 88% Two or more races 11% Hispanic / Latino 7%
• Common ancestry: Romanian 9% Danish 8% Lithuanian 5%

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: —
• Current HPI: —
• 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

-25.0% since first listed

4 events — show timeline

• 2026-03-03 Price Changed $90,000 CNYIS
• 2025-11-10 Price Changed $99,900 CNYIS
• 2025-09-23 Price Changed $110,000 CNYIS
• 2025-07-09 Listed $120,000 CNYIS

Property tax history

+1.5%/yr

Latest (2025): $3,002 · +0.2% YoY. Source: county tax records.