7 East St · Clark Mills, NY 13492

$149,900

4 bd · 1.0 ba · 1,632 sqft · SingleFamily · 14 Days on market

Built 1900 Poor condition 3,405 sqft lot Est $166k · 10% under

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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 +28.1/30.0
• ARV discount +12.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• Schools +5.6/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Price Reduced ! Looking for a fixer upper? Look no further. Two story home with private yard and corner lot. Large kitchen and good size living room. Full bath and 4 bedrooms upstairs with a common area. Being sold as-is.

Key facts

• Kitchen improvements
• Bathroom upgrades
• Updated flooring

Tags

• INTERIOR UPDATES
• RENOVATED LIVING SPACES
• UPDATED FLOORING
• KITCHEN IMPROVEMENTS
• BATHROOM UPGRADES
• EASY ACCESS TO LOCAL AMENITIES

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water connected; Sewer connected
• Home design: 2-story property; Existing/resale condition
• Construction: Composite siding; Block foundation
• Exterior features: Concrete driveway; Irregular residential lot; City street frontage; Lot dimensions approximately 45 x 75

Interior

• Kitchen: Gas oven; Gas range; Refrigerator
• Bedrooms: Total of 6 rooms (includes bedrooms and living spaces)
• Flooring: Tile; Varied flooring
• Bathrooms: 1 full bathroom; Main level bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Eat-in kitchen; Other interior features (see remarks)
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $150k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $473 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).

Location & tenants

• Location reads 71/100 on livability (#383 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, crime A; Watch: schools D-, amenities F, commute 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: 56 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 $1k of loan paydown is wiped out by about $4k 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 $42k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 15y 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 $26k; list at $150k implies a 468% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $149,900

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1900 — 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 D-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: 1.27% ✓
• Cap rate: 10.08%
• Cash-on-cash: 13.53%
• DSCR: 1.60
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $166,464
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
37 White St	0.57mi	4/2.0	1,656 (+2%)	11mo	$235,000	$142	58
7826 Clark Mills Rd	0.13mi	4/2.0	1,838 (+13%)	15mo	$230,000	$125	57
43 White St	0.60mi	4/1.5	1,766 (+8%)	2mo	$100,000	$57	54
7674 E Main St	0.44mi	3/2.5 (-1)	1,576 (-3%)	12mo	$160,000	$102	53
11 White St	0.49mi	3/2.0 (-1)	1,488 (-9%)	17mo	$92,000	$62	39

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: 3.6%
• Equity multiple: 1.14×
• Total profit: $5,879
• Equity at exit: $22,351

10-year hold

• IRR: 13.2%
• Equity multiple: 2.05×
• Total profit: $44,047
• Equity at exit: $12,961

Cash invested: $41,972 (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 13492

• Home prices YoY: -12.3%
• Active inventory: 56
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,910 medium
• Mortgage (P&I): −$786
• Tax est. 1.5%: −$187 /mo · $2,248/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$401
• Net cashflow: $473

Break-even live

Break-even rent $1,311

Max offer price $149,900

Occupancy floor 70%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-19
   days on market $149,900 Active 14 DOM
2. 2026-06-18
   days on market $149,900 Active 13 DOM
3. 2026-06-17
   days on market $149,900 Active 12 DOM
4. 2026-06-16
   days on market $149,900 Active 11 DOM
5. 2026-06-15
   days on market $149,900 Active 10 DOM
6. 2026-06-14
   days on market $149,900 Active 8 DOM
7. 2026-06-13
   days on market $149,900 Active 7 DOM
8. 2026-06-10
   days on market $149,900 Active 5 DOM
9. 2026-06-09
   days on market $149,900 Active 4 DOM
10. 2026-06-08
    days on market $149,900 Active 3 DOM
11. 2026-06-07
    remarks 504-char remark
12. 2026-06-07
    listed $149,900 Active 2 DOM

ⓘ 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 ≥95°F today · 16 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,924
• − Mortgage interest: −$8,397
• − Property taxes: −$2,248
• − Insurance: −$750
• − Repairs & maintenance: −$1,834
• − Management: −$1,834
• − Depreciation: −$4,361
• Taxable income: $3,501
• Est. tax owed @ 24.0%: −$840
• After-tax cash flow: $4,839/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.

Condition & rehab AI · 2 photos

Poor 20/100 Extensive rehab

This property requires extensive repairs and maintenance, including roof replacement and exterior repairs, to become move-in ready. Significant value can be added through these improvements.

Repairs flagged

• Major roof — Significant damage to roof structure
• Major exterior siding — Severe peeling and damage
• Major exterior paint — Visible peeling and damage

Value-add opportunities

• Both roof replacement — Critical to safety and structural integrity
• Both exterior siding repair — Improves curb appeal and structural integrity
• Both exterior paint — Enhances curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Significant damage to roof structure	Major	$15,000–50,000
exterior siding · Severe peeling and damage	Major	$15,000–50,000
exterior paint · Visible peeling and damage	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both roof replacement — Critical to safety and structural integrity ↑
• Both exterior siding repair — Improves curb appeal and structural integrity ↑
• Both exterior paint — Enhances curb appeal and property value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Clark Mills

• Score: 71/100
• State rank: #383
• US rank: #6606

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clark Mills, NY
• City population: 815
• Population (ZIP): 11,233

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 (91%)
• Race & ethnicity: White 91% Two or more races 4% Hispanic / Latino 3% Black 2%
• Common ancestry: Romanian 20% Lithuanian 3% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2% Other Asian/Pacific 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: ▼ -44.24%
• Current HPI: 314.4606
• 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

+173.0% since first listed

5 events — show timeline

• 2026-06-05 Listed $149,900 CNYIS
• 2020-10-20 Sold (MLS) $26,400 CNYIS
• 2020-07-15 Listed $28,520 CNYIS
• 2012-03-26 Sold (MLS) $43,900 CNYIS
• 2011-08-26 Listed $54,900 CNYIS