2255 Oneida St · Clayville, NY 13322

$129,900

1 bd · 1.0 ba · 1,960 sqft · SingleFamily public records · 235 Days on market

Built 1890 0.25 ac lot $66/sqft · 53% below area ↓ 7% since listing

---

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 +8.5/30.0
• ARV discount +7.5/15.0
• Appreciation +7.4/10.0
• Schools +4.7/10.0
• Livability +3.0/5.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0

Listing remarks MLS

Welcome to this charming and meticulously maintained home located in the Sauquoit school district. Don’t miss your opportunity to make this beautiful home yours—schedule your showing today! Situated on a quiet neighborhood street with easy access to Sauquoit Valley schools and nearby Utica, this property offers small-town charm with modern comfort. This spacious 1,960 sq. ft. Old-Style residence blends historic character with modern convenience. Step inside to find a bright living area, an eat-in kitchen with pantry, and a convenient first-floor laundry. Enjoy relaxing on the covered front porch or entertaining on the back deck overlooking a large backyard — perfect for gatherings, gardening, or play. The home features updated thermal windows, cable and high-speed internet availability, and both forced air and electric baseboard heating.

Key facts

• Covered front porch
• Large backyard
• Back deck

Tags

• COVERED FRONT PORCH
• BACK DECK
• LARGE BACKYARD
• UPDATED THERMAL WINDOWS
• FIRST-FLOOR LAUNDRY
• EAT-IN KITCHEN

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $-171 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $100k (23.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $100k (23.1% below list).
• Recommended offer: $100k (23.2% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 60/100 on livability (#954 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, schools F, crime F.
• Sauquoit Valley Central School District (rural): math 51% / reading 57% proficiency, ranked #314 of 590 in NY (top 53%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 9 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 $7k of equity ($898 loan paydown + $6k appreciation (4.8% local appreciation)).
• Oneida County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 5, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 235 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1890 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $99,758 (23.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 235 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Built in 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
8. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
9. 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?
10. 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.
11. 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.
12. 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: 0.77% ✗
• Cap rate: 5.23%
• Cash-on-cash: -3.80%
• DSCR: 0.83
• GRM: 10.8

CMA / ARV

• ARV (median comp): $278,220
• List price: $129,900
• Delta: -53.31%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Projected returns pro-forma

4.82% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.7%
• Equity multiple: 1.49×
• Total profit: $17,823
• Equity at exit: $72,226

10-year hold

• IRR: 9.7%
• Equity multiple: 2.76×
• Total profit: $64,030
• Equity at exit: $123,521

Cash invested: $36,372 (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 13322

• Home prices YoY: 1.6%
• Active inventory: 9
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $999 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$169 /mo · $2,031/yr
• Insurance: −$54
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $-171

Break-even live

Break-even rent $1,215

Max offer price $99,758

Occupancy floor —

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $129,900 Active 235 DOM
2. 2026-06-18
   days on market $129,900 Active 234 DOM
3. 2026-06-17
   days on market $129,900 Active 233 DOM
4. 2026-06-16
   days on market $129,900 Active 232 DOM
5. 2026-06-15
   days on market $129,900 Active 231 DOM
6. 2026-06-14
   days on market $129,900 Active 229 DOM
7. 2026-06-13
   days on market $129,900 Active 228 DOM
8. 2026-06-10
   days on market $129,900 Active 226 DOM
9. 2026-06-09
   days on market $129,900 Active 225 DOM
10. 2026-06-08
    days on market $129,900 Active 224 DOM
11. 2026-06-07
    days on market $129,900 Active 223 DOM
12. 2026-06-05
    days on market $129,900 Active 220 DOM
13. 2026-06-02
    days on market $129,900 Active 218 DOM
14. 2026-06-01
    days on market $129,900 Active 217 DOM
15. 2026-05-31
    days on market $129,900 Active 216 DOM
16. 2026-05-30
    days on market $129,900 Active 215 DOM
17. 2025-11-12
    price $139,900 867-char remark

    Show marketing remark (867 chars)

    Welcome to this charming and meticulously maintained home located in the Sauquoit school district. Don’t miss your opportunity to make this beautiful home yours—schedule your showing today! Situated on a quiet neighborhood street with easy access to Sauquoit Valley schools and nearby Utica, this property offers small-town charm with modern comfort. This spacious 1,960 sq. ft. Old-Style residence blends historic character with modern convenience. Step inside to find a bright living area, an eat-in kitchen with pantry, and a convenient first-floor laundry. Enjoy relaxing on the covered front porch or entertaining on the back deck overlooking a large backyard — perfect for gatherings, gardening, or play. The home features updated thermal windows, cable and high-speed internet availability, and both forced air and electric baseboard heating.

18. 2025-10-27
    listed $149,900 Active 867-char remark

    Show marketing remark (867 chars)

    Welcome to this charming and meticulously maintained home located in the Sauquoit school district. Don’t miss your opportunity to make this beautiful home yours—schedule your showing today! Situated on a quiet neighborhood street with easy access to Sauquoit Valley schools and nearby Utica, this property offers small-town charm with modern comfort. This spacious 1,960 sq. ft. Old-Style residence blends historic character with modern convenience. Step inside to find a bright living area, an eat-in kitchen with pantry, and a convenient first-floor laundry. Enjoy relaxing on the covered front porch or entertaining on the back deck overlooking a large backyard — perfect for gatherings, gardening, or play. The home features updated thermal windows, cable and high-speed internet availability, and both forced air and electric baseboard heating.

ⓘ 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: $2,031 · $169/mo
• Projected year-2 tax: $2,113 · $176/mo
• Expected delta: +$82/yr (+$7/mo · 4.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 8 d/yr ≥93°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 100% 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: $11,993
• − Mortgage interest: −$7,276
• − Property taxes: −$2,031
• − Insurance: −$1,316
• − Repairs & maintenance: −$959
• − Management: −$959
• − Depreciation: −$3,779
• Taxable loss: −$4,329
• Est. tax savings @ 24.0%: +$1,039
• After-tax cash flow: $-1,009/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: Sauquoit Valley Central School District
• NCES district ID: 3600002
• Math proficiency: 51% ▼ -10.00%
• Reading proficiency: 57% ▲ 3.00%
• Median HH income: $55,391
• Composite: 46.6/100
• National rank: #2418
• State rank: #314 of 590 in NY

Livability — Clayville

• Score: 60/100
• State rank: #954
• US rank: #18696

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment C+ Housing A+ Health & safety C- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clayville, NY
• Population (ZIP): 1,059

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 (96%)
• Race & ethnicity: White 96% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Romanian 9% Lithuanian 7% Slovak 2%
• Foreign-born: 0%
• Languages at home: 97% English-only · Spanish 1% Russian/Polish/Slavic 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: ▲ 4.82%
• Current HPI: 314.4428
• 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

-6.7% since first listed

2 events — show timeline

• 2025-11-12 Price Changed $139,900 CNYIS
• 2025-10-27 Listed $149,900 CNYIS

Property tax history

-0.5%/yr

Latest (2025): $2,031 · -25.1% YoY. Source: county tax records.