2907 Main St · Rome, NY 13308

$165,000

3 bd · 1.5 ba · 1,422 sqft · SingleFamily public records · 34 Days on market

Built 1920 0.54 ac lot $116/sqft · 30% below area Est $237k · 30% 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).

• Cash flow +15.2/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +4.7/10.0
• 1% rule +4.4/10.0
• Schools +3.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This 1920 Victorian home is on a friendly neighborhood street and sits on a large corner lot! Original Hardwoods, Two Porches, 3 Bedrooms, 1 and a half baths and a Detached Garage. A short walk to put your Kayak in and float down Fish Creek or Close to snowmobile trails in the winter, Perfect for any season. If you are looking for charm, no need to look any further.

Key facts

• Large landing
• Oak cabinets
• Victorian style home

Tags

• VICTORIAN STYLE HOME
• OAK CABINETS
• SOLID SURFACE COUNTERS
• WOOD PELLET STOVE
• LARGE LANDING
• HOBBY AREA

Property features AI

Exterior

• Parking: Detached garage; Driveway; 2 garage spaces
• Utilities: Public water connected; Septic tank; High-speed internet available; Circuit breaker electric
• Home design: 2-story house; Existing (previously built); City street frontage; Rectangular residential lot, approximately 0.54 acres (dimensions ~89 x 263)
• Construction: Vinyl siding; Copper plumbing; Shingle/Asphalt/Metal roof; Stone foundation
• Exterior features: Blacktop driveway; Propane tank (leased); Barn(s); Outbuilding; Shed(s); Storage

Interior

• Kitchen: Gas oven; Gas range; Microwave; Dishwasher; Refrigerator; Country-style kitchen
• Bedrooms: One bedroom on the main level
• Flooring: Ceramic tile; Hardwood; Varies
• Bathrooms: One full bathroom; One half bathroom; One main-level bathroom
• Heating & cooling: Forced air heating; Propane heating; Central air conditioning
• Interior features: Breakfast area; Ceiling fan(s); Dining area; Separate/formal living room; Country kitchen; Pull-down attic stairs; Window treatments; Drapes; Has fireplace
• Laundry & utility: Washer; Dryer; Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $58 ($693/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 $156k (5.7% below list).
• Recommended offer: $156k (5.7% 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: 34 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 $18k of equity ($1k loan paydown + $16k 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 $46k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 17y 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 $135k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $155,675 (5.7% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.94% ✗
• Cap rate: 6.71%
• Cash-on-cash: 1.50%
• DSCR: 1.07
• GRM: 8.8

CMA / ARV

• ARV (median comp): $237,255
• List price: $165,000
• Delta: -30.45%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 25.4%
• Equity multiple: 3.03×
• Total profit: $93,584
• Equity at exit: $148,645

10-year hold

• IRR: 22.3%
• Equity multiple: 6.90×
• Total profit: $272,783
• Equity at exit: $320,559

Cash invested: $46,200 (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 13308

• Home prices YoY: 28.6%
• Active inventory: 34
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,557 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$238 /mo · $2,857/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $58

Break-even live

Break-even rent $1,484

Max offer price $165,000

Occupancy floor 91%

Sensitivity live

Price	-10% $151	-5% $104	+0% $58	+5% $11	+10% $-36
Rent	-10% $-65	-5% $-4	+0% $58	+5% $119	+10% $181
Rate	-1.0pp $141	-0.5pp $100	base $58	+0.5pp $15	+1.0pp $-29

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-07
   statusdays on market $165,000 Pending 34 DOM
2. 2026-06-04
   days on market $165,000 Active Under Contract 32 DOM
3. 2026-06-02
   days on market $165,000 Active Under Contract 31 DOM
4. 2026-06-01
   days on market $165,000 Active Under Contract 30 DOM
5. 2026-05-31
   days on market $165,000 Active Under Contract 29 DOM
6. 2026-05-10
   historical Active Under Contract 1291-char remark
7. 2026-05-01
   listed $165,000 Active 1291-char remark
8. 2018-07-09
   soldstatus $134,900 368-char remark

   Show marketing remark (368 chars)

   This 1920 Victorian home is on a friendly neighborhood street and sits on a large corner lot! Original Hardwoods, Two Porches, 3 Bedrooms, 1 and a half baths and a Detached Garage. A short walk to put your Kayak in and float down Fish Creek or Close to snowmobile trails in the winter, Perfect for any season. If you are looking for charm, no need to look any further.

9. 2018-07-09
   soldstatus $134,900

   Show marketing remark (368 chars)

   This 1920 Victorian home is on a friendly neighborhood street and sits on a large corner lot! Original Hardwoods, Two Porches, 3 Bedrooms, 1 and a half baths and a Detached Garage. A short walk to put your Kayak in and float down Fish Creek or Close to snowmobile trails in the winter, Perfect for any season. If you are looking for charm, no need to look any further.

10. 2018-05-21
    listed $134,900 368-char remark

    Show marketing remark (368 chars)

    This 1920 Victorian home is on a friendly neighborhood street and sits on a large corner lot! Original Hardwoods, Two Porches, 3 Bedrooms, 1 and a half baths and a Detached Garage. A short walk to put your Kayak in and float down Fish Creek or Close to snowmobile trails in the winter, Perfect for any season. If you are looking for charm, no need to look any further.

11. 2010-03-29
    soldstatus $105,000
12. 2010-03-26
    soldstatus $105,000

    Show marketing remark (271 chars)

    SPECTACULAR VICTORIAN HOME. STEP INTO THE PAST, ENJOY THE GRANDURE, THIS HOME WAS BUILT FOR HARDEN FURNITURE FAMILY, EXPECT THE BEST IN WORKMANSHIP. ALL FLOORS ARE EXCEPTIONAL HARDWOODS, LARGE EAT-IN KITCHEN WITH BEAUTIFUL CABINETS, ONE OF A KIND. MUST SEE TO APPRECIATE.

13. 2009-09-29
    listed $124,900

    Show marketing remark (271 chars)

    SPECTACULAR VICTORIAN HOME. STEP INTO THE PAST, ENJOY THE GRANDURE, THIS HOME WAS BUILT FOR HARDEN FURNITURE FAMILY, EXPECT THE BEST IN WORKMANSHIP. ALL FLOORS ARE EXCEPTIONAL HARDWOODS, LARGE EAT-IN KITCHEN WITH BEAUTIFUL CABINETS, ONE OF A KIND. MUST SEE TO APPRECIATE.

14. 1995-03-28
    soldstatus $32,000

ⓘ 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: $2,857 · $238/mo
• Projected year-2 tax: $2,857 · $238/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,681
• − Mortgage interest: −$9,243
• − Property taxes: −$2,857
• − Insurance: −$825
• − Repairs & maintenance: −$1,494
• − Management: −$1,494
• − Depreciation: −$4,800
• Taxable loss: −$2,032
• Est. tax savings @ 24.0%: +$488
• After-tax cash flow: $1,181/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: 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): 4,239

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 (93%)
• Race & ethnicity: White 93% Two or more races 5% Hispanic / Latino 4% Asian 1%
• Common ancestry: Romanian 8% Lithuanian 3% Subsaharan African 2%
• Foreign-born: 2% · South Korea, Canada
• Languages at home: 98% English-only · Korean 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: ▲ 73.19%
• Current HPI: 329.3091
• 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

+415.6% since first listed

10 events — show timeline

• 2026-06-05 Pending — CNYIS
• 2026-05-10 Contingent — CNYIS
• 2026-05-01 Listed $165,000 CNYIS
• 2018-07-09 Sold (Public Records) $134,900 Public Records
• 2018-07-09 Sold (MLS) $134,900 CNYIS
• 2018-05-21 Listed $134,900 CNYIS
• 2010-03-29 Sold (Public Records) $105,000 Public Records
• 2010-03-26 Sold (MLS) $105,000 CNYIS
• 2009-09-29 Listed $124,900 CNYIS
• 1995-03-28 Sold (Public Records) $32,000 Public Records

Property tax history

+3.4%/yr

Latest (2025): $2,857 · -0.4% YoY. Source: county tax records.