9570 Taberg Florence Rd · Rome, NY 13471

$114,900

2 bd · 1.0 ba · 833 sqft · SingleFamily · 13 Days on market

Built 1957 Good condition 0.50 ac lot

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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 +14.8/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.5/10.0
• 1% rule +4.1/10.0
• Condition / age +3.8/5.0
• Schools +3.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0

Listing remarks

Country living awaits at 9570 Taberg Florence Road! This 2-bedroom, 1-bath home offers 833 sq ft of comfortable living space and is perfect for a first-time buyer, downsizer, or investor. Inside, you'll find a functional layout featuring an open kitchen and dining area, spacious living room, and a blend of updated flooring and original hardwood floors that add warmth and character throughout the home. The large full bathroom features a walk-in shower, while rustic wood accents and charming details create a cozy country feel. Outside, enjoy a peaceful yard with mature trees, green space, and a welcoming front deck to relax or enjoy your morning coffee. Conveniently located near Rome, Camden,

Key facts

• Dining area
• Rustic wood accents
• Walk-in shower

Tags

• OPEN KITCHEN
• DINING AREA
• SPACIOUS LIVING ROOM
• WALK-IN SHOWER
• RUSTIC WOOD ACCENTS
• MATURE TREES

Property features AI

Finance

• Other: Irregular lot with approximately 0.8 acres (195 x 310); Road frontage on a main thoroughfare; Resale property

Exterior

• Parking: Detached garage; 1-car garage
• Utilities: Well water; Septic tank; Cable available; High-speed internet available
• Home design: Single-story home; Existing residence
• Construction: Vinyl siding; Metal roof; Block foundation; Built (existing)
• Exterior features: Private yard; Open porch; Dirt and gravel driveways; Porch; See remarks

Interior

• Kitchen: Electric oven; Electric range; Microwave
• Bedrooms: 2 bedrooms on the main level
• Flooring: Hardwood; Luxury vinyl; Varied flooring
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Oil forced air heating
• Interior features: Eat-in kitchen; Bedroom on main level; Partial basement
• Laundry & utility: Washer; Dryer; Oil water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $115k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $31 ($369/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $104k (9.1% below list).
• Recommended offer: $104k (9.1% below list) — sets the bar for 1% rule.

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.
• Camden Central School District (rural): math 34% / reading 48% proficiency, ranked #504 of 590 in NY (top 85%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 16 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 $12k of equity ($794 loan paydown + $11k appreciation (10.0% 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 (10.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $104,406 (9.1% below list)

Questions for the listing agent

1. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.91% ✗
• Cap rate: 6.61%
• Cash-on-cash: 1.15%
• DSCR: 1.05
• GRM: 9.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.1%
• Equity multiple: 3.01×
• Total profit: $64,552
• Equity at exit: $103,511

10-year hold

• IRR: 22.1%
• Equity multiple: 6.86×
• Total profit: $188,587
• Equity at exit: $223,225

Cash invested: $32,172 (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 13471

• Home prices YoY: 3.7%
• Active inventory: 16
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,044 medium
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,724/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $31

Break-even live

Break-even rent $1,005

Max offer price $114,900

Occupancy floor 92%

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-15
   statusdays on market $114,900 Pending 13 DOM
2. 2026-06-13
   days on market $114,900 Active 12 DOM
3. 2026-06-12
   days on market $114,900 Active 11 DOM
4. 2026-06-09
   days on market $114,900 Active 8 DOM
5. 2026-06-08
   days on market $114,900 Active 7 DOM
6. 2026-06-07
   days on market $114,900 Active 6 DOM
7. 2026-06-07
   days on market $114,900 Active 5 DOM
8. 2026-06-04
   days on market $114,900 Active 2 DOM
9. 2026-06-01
   remarks 699-char remark
10. 2026-06-01
    listed $114,900 Active 1 DOM

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

Taxation est. · year 1

• Rental income: $12,529
• − Mortgage interest: −$6,436
• − Property taxes: −$1,724
• − Insurance: −$574
• − Repairs & maintenance: −$1,002
• − Management: −$1,002
• − Depreciation: −$3,343
• Taxable loss: −$1,553
• Est. tax savings @ 24.0%: +$373
• After-tax cash flow: $742/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.

Condition & rehab AI · 13 photos

Good 75/100 Cosmetic rehab

This 2-bedroom, 1-bath home offers a good condition with a good roof, siding, and interior. It's located in a peaceful setting with mature trees and green space. Painting and landscaping improvements can further enhance its value.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics, boosting both resale and rental value.
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and property value.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics, boosting both resale and rental value. ↑
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and property value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Camden Central School District
• NCES district ID: 3606240
• Math proficiency: 34% ▼ -14.00%
• Reading proficiency: 48% ▲ 1.00%
• Median HH income: $48,686
• Composite: 35.15/100
• National rank: #5008
• State rank: #504 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): 2,692

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 (97%)
• Race & ethnicity: White 97% Two or more races 2%
• Common ancestry: Romanian 8% Lithuanian 6% Iranian 4%
• Foreign-born: 1%
• Languages at home: 98% English-only · Russian/Polish/Slavic 1% French/Haitian/Cajun 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: ▲ 11.78%
• Current HPI: 328.7132
• 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

1 event — show timeline

• 2026-06-01 Listed $114,900 CNYIS