222 Pazdur Blvd West · Rome, NY 13440

$45,000

3 bd · 1.5 ba · 1,512 sqft · Manufactured · 109 Days on market

Built 1989 Est $85k · 47% under ↓ 36% since listing

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• 2 garage spots
• Built 1989
• Listed 108 days

Property features AI

Finance

• Financial info: Monthly land lease: $623
• HOA & community: Land lease in place

Exterior

• Parking: Detached garage; Two garage spaces
• Utilities: Public water (connected); Public sewer (connected); Electric service with circuit breakers
• Home design: Double-wide mobile home; Single-story; Existing/resale property; Beaumont model; Entry on main level
• Construction: Aluminum siding; Asphalt shingle roof; Block, pillar/post/pier and slab foundation; Attic/crawl hatchway(s) insulated
• Exterior features: Deck; Blacktop driveway; Rectangular lot

Interior

• Kitchen: Electric oven; Electric range; Gas cooktop; Range hood; Microwave; Refrigerator; Dishwasher; Exhaust fan; Kitchen island; Pantry
• Bedrooms: Three main-level bedrooms
• Flooring: Carpet; Hardwood; Laminate; Varies
• Bathrooms: One full bathroom; One half bathroom; Two main-level bathrooms
• Heating & cooling: Gas forced-air heating; Window air conditioning units; Circuit breaker electrical panel
• Interior features: Cathedral ceilings; Separate/formal living room; Kitchen island; Kitchen/family room combo; Living/dining room; Pantry; Sliding glass doors; Window treatments; Drapes; Accessible doors; No stairs (accessible entry)
• Laundry & utility: Main-level laundry; Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath manufactured listed at $45k.

Deal economics

• At list price, monthly cash flow is $967 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $45k).
• Recommended offer: $41k (9.0% below list) — sets the bar for market timing.
• Cap rate 32.1% vs local median 5.6% in Rome — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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: 272 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 $311 of loan paydown is wiped out by about $1k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 109 days — a 9% lower offer ($41k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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.

Recommended offer $40,950 (9.0% below list)

Questions for the listing agent

1. It's been on market 109 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
6. 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.
7. 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: 3.59% ✓
• Cap rate: 32.07%
• Cash-on-cash: 92.08%
• DSCR: 5.10
• GRM: 2.3

CMA / ARV

• ARV (on-the-fly): $84,672
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9 Sunrise Blvd E	0.15mi	3/2.0	1,568 (+4%)	10mo	$125,000	$80	77
11 Carmel Dr #109	0.07mi	3/2.0	1,632 (+8%)	19mo	$90,000	$55	66
126 Pazdur Blvd, S	0.20mi	3/2.0	1,456 (-4%)	21mo	$81,000	$56	65
105 Pazdur Blvd	0.34mi	3/2.0	1,680 (+11%)	23mo	$46,000	$27	45

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: 92.8%
• Equity multiple: 5.31×
• Total profit: $54,308
• Equity at exit: $6,710

10-year hold

• IRR: 95.7%
• Equity multiple: 11.05×
• Total profit: $126,678
• Equity at exit: $3,891

Cash invested: $12,600 (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: 272
• Price-to-rent: 2.3×

Monthly cashflow live

• Estimated rent: $1,617 medium
• Mortgage (P&I): −$236
• Tax est. 1.5%: −$56 /mo · $675/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $967

Break-even live

Break-even rent $394

Max offer price $45,000

Occupancy floor 35%

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-19
   days on market $45,000 Active 109 DOM
2. 2026-06-18
   days on market $45,000 Active 108 DOM
3. 2026-06-17
   days on market $45,000 Active 107 DOM
4. 2026-06-16
   days on market $45,000 Active 106 DOM
5. 2026-06-15
   days on market $45,000 Active 105 DOM
6. 2026-06-14
   days on market $45,000 Active 103 DOM
7. 2026-06-13
   days on market $45,000 Active 102 DOM
8. 2026-06-10
   days on market $45,000 Active 100 DOM
9. 2026-06-09
   days on market $45,000 Active 99 DOM
10. 2026-06-08
    days on market $45,000 Active 98 DOM
11. 2026-06-07
    days on market $45,000 Active 97 DOM
12. 2026-06-03
    days on market $45,000 Active 93 DOM
13. 2026-06-02
    days on market $45,000 Active 92 DOM
14. 2026-06-01
    days on market $45,000 Active 91 DOM
15. 2026-05-31
    days on market $45,000 Active 90 DOM
16. 2026-05-30
    days on market $45,000 Active 89 DOM
17. 2026-05-22
    status Active
18. 2026-04-10
    historical Active Under Contract
19. 2026-03-02
    listed $45,000 Active
20. 2026-02-28
    historical
21. 2025-12-23
    listed $45,000 Active
22. 2025-12-19
    historical
23. 2025-10-19
    price $60,000
24. 2025-09-26
    listed $70,000 Active

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,409
• − Mortgage interest: −$2,521
• − Property taxes: −$675
• − Insurance: −$225
• − Repairs & maintenance: −$1,553
• − Management: −$1,553
• − Depreciation: −$1,309
• Taxable income: $11,574
• Est. tax owed @ 24.0%: −$2,778
• After-tax cash flow: $8,824/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

-35.7% since first listed

8 events — show timeline

• 2026-05-22 Relisted — CNYIS
• 2026-04-10 Contingent — CNYIS
• 2026-03-02 Listed $45,000 CNYIS
• 2026-02-28 Listing Removed — CNYIS
• 2025-12-23 Listed $45,000 CNYIS
• 2025-12-19 Listing Removed — CNYIS
• 2025-10-19 Price Changed $60,000 CNYIS
• 2025-09-26 Listed $70,000 CNYIS