6770 Obrien Rd · Rome, NY 13440

$149,900

3 bd · 1.5 ba · 1,725 sqft · SingleFamily public records · 24 Days on market

Built 1976 1.50 ac lot ↓ 14% 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 +13.5/30.0
• ARV discount +7.5/15.0
• 1% rule +5.8/10.0
• Schools +5.6/10.0
• DSCR +4.1/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Set on 1.5 peaceful acres in a quiet yet convenient location, this spacious split-level home is full of opportunity and potential. The home features a first-floor bonus room, a welcoming living room with a propane fireplace, and a generously sized kitchen complete with a built-in desk and an abundance of cabinet space. Sliding doors from the kitchen lead to a fenced-in in-ground pool area, offering plenty of possibilities for outdoor enjoyment. Pool condition is unknown. Property is being sold as-is.

Key facts

• Propane fireplace
• Built-in desk
• 1.5 acre lot

Tags

• FIRST-FLOOR BONUS ROOM
• PROPANE FIREPLACE
• GENEROUSLY SIZED KITCHEN
• BUILT-IN DESK
• ABUNDANCE OF CABINET SPACE
• FENCED-IN IN-GROUND POOL

Property features AI

Exterior

• Parking: Attached garage; Two garage spaces
• Utilities: Well water; Septic tank
• Home design: One-story existing home
• Construction: Vinyl siding; Block foundation
• Exterior features: Blacktop driveway; Deck; In-ground pool; Rectangular residential lot; Road frontage on a city street and main thoroughfare; Lot dimensions approximately 207 x 290

Interior

• Kitchen: Built-in range; Built-in oven; Dishwasher; Electric cooktop; Microwave
• Bedrooms: One main-level bedroom
• Flooring: Tile; Vinyl; Varied flooring
• Bathrooms: Two full bathrooms; One main-level bathroom
• Heating & cooling: Electric heating; Propane heating; Oil heating; Baseboard heating
• Interior features: Separate/formal dining room; Separate/formal living room; Kitchen island; Partial finished basement; Basement present; Living room; Family room; Recreation room
• Laundry & utility: Laundry in basement; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $5 ($58/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $148k (1.5% below list) — sets the bar for market timing.

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.
• 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: 278 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 $1k 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.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 14y 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.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price.

Recommended offer $147,651 (1.5% below list)

Questions for the listing agent

1. Built in 1976 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.08% ✓
• Cap rate: 6.33%
• Cash-on-cash: 0.14%
• DSCR: 1.01
• GRM: 7.7

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: -15.9%
• Equity multiple: 0.43×
• Total profit: $-23,812
• Equity at exit: $22,351

10-year hold

• IRR: -7.3%
• Equity multiple: 0.53×
• Total profit: $-19,639
• Equity at exit: $12,961

Cash invested: $41,972 (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: 7.7×

Monthly cashflow live

• Estimated rent: $1,623 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$429 /mo · $5,149/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $5

Break-even live

Break-even rent $1,617

Max offer price $149,900

Occupancy floor 95%

Sensitivity live

Price	-10% $90	-5% $47	+0% $5	+5% $-38	+10% $-80
Rent	-10% $-123	-5% $-59	+0% $5	+5% $69	+10% $133
Rate	-1.0pp $80	-0.5pp $43	base $5	+0.5pp $-34	+1.0pp $-74

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 41 events

1. 2026-06-21
   days on market $149,900 Active 24 DOM
2. 2026-06-19
   days on market $149,900 Active 22 DOM
3. 2026-06-18
   days on market $149,900 Active 21 DOM
4. 2026-06-17
   days on market $149,900 Active 20 DOM
5. 2026-06-16
   days on market $149,900 Active 19 DOM
6. 2026-06-15
   days on market $149,900 Active 18 DOM
7. 2026-06-14
   days on market $149,900 Active 16 DOM
8. 2026-06-13
   days on market $149,900 Active 15 DOM
9. 2026-06-10
   days on market $149,900 Active 13 DOM
10. 2026-06-09
    days on market $149,900 Active 12 DOM
11. 2026-06-08
    days on market $149,900 Active 11 DOM
12. 2026-06-07
    days on market $149,900 Active 10 DOM
13. 2026-06-03
    days on market $149,900 Active 6 DOM
14. 2026-06-02
    days on market $149,900 Active 5 DOM
15. 2026-06-01
    days on market $149,900 Active 4 DOM
16. 2026-05-31
    days on market $149,900 Active 3 DOM
17. 2026-05-30
    days on market $149,900 Active 2 DOM
18. 2026-05-27
    listed $149,900 Active
19. 2025-10-27
    historical
20. 2025-06-19
    price $179,900
21. 2025-06-16
    price $189,900
22. 2025-06-05
    listed $199,900 Active
23. 2022-07-14
    status Pending Sale
24. 2022-06-19
    status Under Contract- Do Not Show
25. 2022-06-18
    historical
26. 2022-06-11
    price $209,900
27. 2022-05-18
    price $219,900
28. 2022-05-09
    status Active
29. 2022-04-30
    status Under Contract- Do Not Show
30. 2022-04-26
    listed $229,900 Active
31. 2015-07-03
    soldstatus $164,000
32. 2015-07-01
    soldstatus $170,000
33. 2015-03-20
    listed $166,800
34. 2014-12-31
    historical
35. 2014-07-15
    listed $166,900
36. 2013-12-01
    historical
37. 2013-12-01
    historical
38. 2013-06-01
    listed $169,900
39. 2013-06-01
    listed $169,900
40. 2012-11-30
    historical
41. 2012-07-17
    listed $174,500

ⓘ 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: $5,149 · $429/mo
• Projected year-2 tax: $5,149 · $429/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 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥95°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: $19,480
• − Mortgage interest: −$8,397
• − Property taxes: −$5,149
• − Insurance: −$750
• − Repairs & maintenance: −$1,558
• − Management: −$1,558
• − Depreciation: −$4,361
• Taxable loss: −$2,293
• Est. tax savings @ 24.0%: +$550
• After-tax cash flow: $608/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 — 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

-14.1% since first listed

24 events — show timeline

• 2026-05-27 Listed $149,900 CNYIS
• 2025-10-27 Listing Removed — Global MLS
• 2025-06-19 Price Changed $179,900 Global MLS
• 2025-06-16 Price Changed $189,900 Global MLS
• 2025-06-05 Listed $199,900 Global MLS
• 2022-07-14 Pending — CNYIS
• 2022-06-19 Pending — CNYIS
• 2022-06-18 Listing Removed — CNYIS
• 2022-06-11 Price Changed $209,900 CNYIS
• 2022-05-18 Price Changed $219,900 CNYIS
• 2022-05-09 Relisted — CNYIS
• 2022-04-30 Pending — CNYIS
• 2022-04-26 Listed $229,900 CNYIS
• 2015-07-03 Sold (MLS) $164,000 CNYIS
• 2015-07-01 Sold (Public Records) $170,000 Public Records
• 2015-03-20 Listed $166,800 CNYIS
• 2014-12-31 Listing Removed — CNYIS
• 2014-07-15 Listed $166,900 CNYIS
• 2013-12-01 Listing Removed — CNYIS
• 2013-12-01 Listing Removed — CNYIS
• 2013-06-01 Listed $169,900 CNYIS
• 2013-06-01 Listed $169,900 CNYIS
• 2012-11-30 Listing Removed — CNYIS
• 2012-07-17 Listed $174,500 CNYIS

Property tax history

+5.4%/yr

Latest (2025): $5,149 · +4.3% YoY. Source: county tax records.