819 W Liberty St · Rome, NY 13440

$214,900

3 bd · 1.5 ba · 1,700 sqft · SingleFamily public records · 68 Days on market

Built 1966 0.25 ac lot Est $206k · at est.

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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 +14.0/30.0
• ARV discount +5.5/15.0
• DSCR +4.3/10.0
• Schools +3.5/10.0
• 1% rule +3.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

NOT A DRIVE-BY; OWNERS PRIDE SHOWS; NEW WINDOWS ROOF; NEWER FURNACE W/ AC; NEWER CARPETING THRU-OUT; TASTEFULLY DECORATED INSIDE; FINISHED 22 X 24 FAMILY ROOM ON LOWER LEVEL; FORMAL DINING; BEAUTIFULLY MAINTAINED; LARGE DEEP LOT; NO BACK NEIGHBORS; DRIVE-THRU GARAGE; PRICED TO​​‌​​​​‌​​‌‌​‌‌​​​‌‌​​‌​​​‌‌​​‌​ SELL!

Key facts

• Formal dining room
• Generously sized lot
• Bright living room

Tags

• GENEROUSLY SIZED LOT
• BRIGHT LIVING ROOM
• FORMAL DINING ROOM
• EAT-IN KITCHEN
• HARDWOOD FLOORS
• DIRECT ACCESS TO FULL BATH

Property features AI

Exterior

• Parking: Detached garage with electricity and garage door opener; Garage has 1 parking space
• Utilities: Electricity connected (circuit breakers); Public water connected; Sewer connected; Cable available; High-speed internet available
• Home design: Single-story property; Existing structure; Pitched shingle roof; Vinyl siding; Main entry at first/ground level
• Construction: Built previously (existing); Vinyl siding exterior; Copper plumbing; Block foundation
• Exterior features: Blacktop driveway; Near public transit; Rectangular residential lot; City street frontage

Interior

• Kitchen: Eat-in kitchen; Second kitchen; Free-standing range; Oven; Microwave; Refrigerator
• Bedrooms: Three main-level bedrooms; Additional bedrooms located on lower and first levels (multiple bedrooms across levels)
• Flooring: Carpet; Hardwood; Tile; Varies
• Bathrooms: Two full bathrooms; One main-level bathroom
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Ceiling fans; Separate/formal dining room; Entrance foyer; Eat-in kitchen; Separate/formal living room; Second kitchen; Natural woodwork; Main level primary bedroom; Bedroom on main level; Thermal windows
• Laundry & utility: Washer; Dryer; Laundry located in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $29 ($346/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 $180k (16.3% below list).
• Recommended offer: $180k (16.3% 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-, amenities F, commute 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.
• Zoned schools: Gansevoort Elementary School (math 12% / reading 22%, grade F, #2,011 of 2,108 statewide, top 96%, 443 students, 78% FRL); Lyndon H Strough Middle School (math 20% / reading 40%, grade F, #539 of 729 statewide, top 74%, 829 students, 59% FRL); Rome Free Academy (math 85% / reading 98%, grade A+, #201 of 1,100 statewide, top 18%, 1,511 students, 51% FRL).
• Market conditions: 282 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $6k 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 68 days — a 6% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 21y 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.
• Current owner paid $84k; list at $215k implies a 155% gain — meaningful room to come down on a strong offer.

Recommended offer $179,890 (16.3% below list)

Questions for the listing agent

1. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. Built in 1966 — 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: 0.84% ✗
• Cap rate: 6.45%
• Cash-on-cash: 0.57%
• DSCR: 1.03
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $205,700
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
743 W Court St	0.19mi	3/2.5	1,712 (+1%)	2mo	$80,000	$47	84
901 W Dominick St	0.13mi	4/— (+1)	1,740 (+2%)	7mo	$147,000	$84	79
818 Erie Blvd W	0.19mi	4/1.0 (+1)	1,670 (-2%)	6mo	$140,000	$84	76
325 Mcrae St	0.37mi	3/1.0	1,582 (-7%)	5mo	$201,000	$127	65
402 N Jay St	0.69mi	3/1.5	1,737 (+2%)	3mo	$149,900	$86	61
737 W Thomas St	0.54mi	2/1.5 (-1)	1,663 (-2%)	6mo	$207,000	$124	61
221 S Jay St	0.69mi	3/1.0	1,804 (+6%)	7mo	$102,000	$57	50
904 W Thomas St	0.65mi	4/2.0 (+1)	1,758 (+3%)	10mo	$220,000	$125	49
901 W Thomas St	0.61mi	4/2.0 (+1)	1,859 (+9%)	3mo	$240,000	$129	46
533 William St	0.60mi	3/1.0	1,484 (-13%)	8mo	$179,900	$121	42
104 S Madison St	0.74mi	2/1.0 (-1)	1,896 (+12%)	1mo	$24,000	$13	39
926 W Thomas St	0.75mi	3/1.0	1,476 (-13%)	4mo	$193,000	$131	38

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: -15.4%
• Equity multiple: 0.45×
• Total profit: $-33,017
• Equity at exit: $32,042

10-year hold

• IRR: -6.9%
• Equity multiple: 0.56×
• Total profit: $-26,508
• Equity at exit: $18,581

Cash invested: $60,172 (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 13440

• Home prices YoY: -8.0%
• Active inventory: 282
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,799 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$176 /mo · $2,110/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $29

Break-even live

Break-even rent $1,762

Max offer price $214,900

Occupancy floor 93%

Sensitivity live

Price	-10% $150	-5% $90	+0% $29	+5% $-32	+10% $-93
Rent	-10% $-113	-5% $-42	+0% $29	+5% $100	+10% $171
Rate	-1.0pp $137	-0.5pp $83	base $29	+0.5pp $-27	+1.0pp $-84

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: $53,725
• Closing costs: $6,447
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1027 Elwood St Rome, NY	3.0	2.0	1200	$1,500	$1.25	45d	1	0.33mi
218 N George St Rome, NY	2.0	1.0	2200	$1,200	$0.55	45d	1	0.89mi
251 Liam Ln Unit 251 Rome, NY	3.0	2.0	1577	$2,750	$1.74	45d	1	1.28mi
149 River St Unit 2 Rome, NY	3.0	1.0	1160	$1,500	$1.29	46d	1	1.35mi
7805 Merrick Rd Unit 201 Rome, NY	2.0	2.0	1200	$2,000	$1.67	45d	1	1.48mi

Listing history 6 events

1. 2026-04-25
   historical Active Under Contract
2. 2026-04-07
   price $214,900
3. 2026-03-18
   listed $219,014 Active
4. 2006-02-15
   soldstatus $84,200
5. 2006-02-14
   soldstatus $84,200 377-char remark

   Show marketing remark (377 chars)

   NOT A DRIVE-BY; OWNERS PRIDE SHOWS; NEW WINDOWS ROOF; NEWER FURNACE W/ AC; NEWER CARPETING THRU-OUT; TASTEFULLY DECORATED INSIDE; FINISHED 22 X 24 FAMILY ROOM ON LOWER LEVEL; FORMAL DINING; BEAUTIFULLY MAINTAINED; LARGE DEEP LOT; NO BACK NEIGHBORS; DRIVE-THRU GARAGE; PRICED TO​​‌​​​​‌​​‌‌​‌‌​​​‌‌​​‌​​​‌‌​​‌​ SELL!

6. 2005-08-02
   listed $82,900 377-char remark

   Show marketing remark (377 chars)

   NOT A DRIVE-BY; OWNERS PRIDE SHOWS; NEW WINDOWS ROOF; NEWER FURNACE W/ AC; NEWER CARPETING THRU-OUT; TASTEFULLY DECORATED INSIDE; FINISHED 22 X 24 FAMILY ROOM ON LOWER LEVEL; FORMAL DINING; BEAUTIFULLY MAINTAINED; LARGE DEEP LOT; NO BACK NEIGHBORS; DRIVE-THRU GARAGE; PRICED TO​​‌​​​​‌​​‌‌​‌‌​​​‌‌​​‌​​​‌‌​​‌​ SELL!

ⓘ 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: $2,110 · $176/mo
• Projected year-2 tax: $2,871 · $239/mo
• Expected delta: +$761/yr (+$63/mo · 36.1%)

ⓘ 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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°F today · 17 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,587
• − Mortgage interest: −$12,038
• − Property taxes: −$2,110
• − Insurance: −$1,074
• − Repairs & maintenance: −$1,727
• − Management: −$1,727
• − Depreciation: −$6,252
• Taxable loss: −$3,341
• Est. tax savings @ 24.0%: +$802
• After-tax cash flow: $1,148/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

+159.2% since first listed

6 events — show timeline

• 2026-04-25 Contingent — CNYIS
• 2026-04-07 Price Changed $214,900 CNYIS
• 2026-03-18 Listed $219,014 CNYIS
• 2006-02-15 Sold (Public Records) $84,200 Public Records
• 2006-02-14 Sold (MLS) $84,200 CNYIS
• 2005-08-02 Listed $82,900 CNYIS

Property tax history

+0.2%/yr

Latest (2025): $2,110 · +3.3% YoY. Source: county tax records.