6570 Irish Rd · Marcy, NY 13403

$210,000

3 bd · 1.0 ba · 1,456 sqft · SingleFamily public records · 38 Days on market

Built 1988 Est $310k · 32% under

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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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +9.9/30.0
• Schools +5.6/10.0
• 1% rule +3.1/10.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

cabin feel totally remodeled above ground pool 2 years old roof 10months old

Key facts

• Totally remodeled
• Above ground pool
• Built 1988

Tags

• TOTALLY REMODELED
• ABOVE GROUND POOL

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $-131 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $187k (11.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $171k (18.7% below list).
• Recommended offer: $171k (18.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Whitesboro Central School District (suburban): math 68% / reading 61% proficiency, ranked #174 of 590 in NY (top 30%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 23 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 $22k of equity ($1k loan paydown + $21k 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.
• By year 2, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($204k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $49k; list at $210k implies a 331% gain — meaningful room to come down on a strong offer.

Recommended offer $170,766 (18.7% 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 38 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.81% ✗
• Cap rate: 5.55%
• Cash-on-cash: -2.67%
• DSCR: 0.88
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $310,128
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6536 Fox Rd	0.20mi	3/2.0	1,317 (-10%)	2mo	$280,000	$213	69

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 22.4%
• Equity multiple: 2.80×
• Total profit: $106,086
• Equity at exit: $189,185

10-year hold

• IRR: 20.1%
• Equity multiple: 6.43×
• Total profit: $319,041
• Equity at exit: $407,984

Cash invested: $58,800 (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 13403

• Home prices YoY: 21.3%
• Active inventory: 23
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,708 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$291 /mo · $3,493/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $-131

Break-even live

Break-even rent $1,873

Max offer price $186,898

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $210,000 Active 38 DOM
2. 2026-06-18
   days on market $210,000 Active 37 DOM
3. 2026-06-17
   days on market $210,000 Active 36 DOM
4. 2026-06-16
   days on market $210,000 Active 35 DOM
5. 2026-06-15
   days on market $210,000 Active 34 DOM
6. 2026-06-14
   days on market $210,000 Active 32 DOM
7. 2026-06-13
   days on market $210,000 Active 31 DOM
8. 2026-06-10
   days on market $210,000 Active 29 DOM
9. 2026-06-09
   days on market $210,000 Active 28 DOM
10. 2026-06-08
    days on market $210,000 Active 27 DOM
11. 2026-06-07
    days on market $210,000 Active 26 DOM
12. 2026-06-05
    days on market $210,000 Active 23 DOM
13. 2026-06-03
    days on market $210,000 Active 22 DOM
14. 2026-06-02
    days on market $210,000 Active 21 DOM
15. 2026-06-01
    days on market $210,000 Active 20 DOM
16. 2026-05-31
    days on market $210,000 Active 19 DOM
17. 2026-05-30
    days on market $210,000 Active 18 DOM
18. 2026-05-12
    listed $210,000 Active 76-char remark
19. 2025-10-20
    soldstatus $48,750

ⓘ 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: $3,493 · $291/mo
• Projected year-2 tax: $3,521 · $293/mo
• Expected delta: +$28/yr (+$2/mo · 0.8%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥96°F today · 15 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: $20,492
• − Mortgage interest: −$11,763
• − Property taxes: −$3,493
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,639
• − Management: −$1,639
• − Depreciation: −$6,109
• Taxable loss: −$5,202
• Est. tax savings @ 24.0%: +$1,248
• After-tax cash flow: $-321/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: Whitesboro Central School District
• NCES district ID: 3631320
• Math proficiency: 68% ▼ -7.00%
• Reading proficiency: 61% ▼ -2.00%
• Median HH income: $59,732
• Composite: 55.77/100
• National rank: #1217
• State rank: #174 of 590 in NY

Livability — Marcy

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

Census & demographics

• Population (ZIP): 7,133

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 (80%)
• Race & ethnicity: White 80% Black 11% Hispanic / Latino 7% Two or more races 2% Asian 1%
• Hispanic origin (detail): Puerto Rican 1%
• Common ancestry: Romanian 24% Lithuanian 3% Slovak 1%
• Foreign-born: 5% · Canada
• Languages at home: 90% English-only · Spanish 4% Russian/Polish/Slavic 4% Other Asian/Pacific 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: ▲ 54.39%
• Current HPI: 309.4119
• 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

+330.8% since first listed

2 events — show timeline

• 2026-05-12 Listed $210,000 FSBO.com
• 2025-10-20 Sold (Public Records) $48,750 Public Records

Property tax history

+2.6%/yr

Latest (2025): $3,493 · +3.9% YoY. Source: county tax records.