232 N Main St · Oneida, NY 13421

$169,900

3 bd · 2.5 ba · 1,440 sqft · SingleFamily public records · 2 Days on market

Built 1996 5,227 sqft lot Est $200k · 15% under

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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).

• ARV discount +14.3/15.0
• Cash flow +12.5/30.0
• Schools +4.1/10.0
• 1% rule +3.9/10.0
• DSCR +3.7/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Don't let the shotgun-style design fool you, this home is shockingly spacious inside! Offering 3 bedrooms, 2 full bathrooms and multiple levels of living space, this unique Oneida property delivers far more room than you'd expect from the curb at a fantastic price. The main level features an open-concept living, dining and kitchen with vaulted ceiling. Upstairs you'll find the private primary suite complete with walk in closet. Need even more space? The basement is almost completely finished! Charming open front porch plus rear deck overlooking the backyard. Unique, spacious and conveniently located just walking distance to downtown Oneida's shops and restaurants .

Key facts

• Open concept living
• Finished basement
• Open front porch

Tags

• OPEN CONCEPT LIVING
• PRIVATE PRIMARY SUITE
• WALK IN CLOSET
• FINISHED BASEMENT
• OPEN FRONT PORCH
• REAR DECK

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water connected; Sewer connected
• Home design: 2-story property; Resale condition; Vinyl siding
• Construction: Block foundation; Vinyl siding construction
• Exterior features: Gravel driveway; Rectangular residential lot, approximately 0.12 acres (21 x 240); City street frontage

Interior

• Kitchen: Electric oven and electric range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Tile; Varies
• Bathrooms: 2 full bathrooms total; 1 bathroom on the main level
• Heating & cooling: Gas forced-air heating
• Interior features: Breakfast bar; Bedroom on main level; Full, partially finished basement
• Laundry & utility: Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $-23 ($-280/yr) — negative.
• To cash-flow at today's rent, offer at most $166k (2.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $151k (11.2% below list).
• Recommended offer: $151k (11.2% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 4.0% in Oneida — 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 61/100 on livability (#924 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools C-, employment C-, health & safety C-.
• Oneida City School District (town): math 43% / reading 54% proficiency, ranked #421 of 590 in NY (top 71%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 65 active listings in the ZIP; 137 units permitted in Madison County in 2024 (46 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 $5k of value loss. Plan a longer hold.
• Madison County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $11k; list at $170k implies a 1445% gain — meaningful room to come down on a strong offer.

Recommended offer $150,843 (11.2% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.89% ✗
• Cap rate: 6.13%
• Cash-on-cash: -0.59%
• DSCR: 0.97
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $200,160
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
231 N Main St	0.03mi	3/1.5	1,435 (-0%)	5mo	$50,000	$35	90
215 North St	0.21mi	3/1.0	1,440 (0%)	2mo	$200,000	$139	82
308 Chappell St	0.19mi	3/2.0	1,500 (+4%)	3mo	$225,000	$150	80
229 Boston St	0.25mi	4/1.5 (+1)	1,449 (+1%)	6mo	$164,900	$114	74
212 N Broad St	0.09mi	3/2.0	1,314 (-9%)	8mo	$190,000	$145	72
309 Williams St	0.20mi	2/2.0 (-1)	1,368 (-5%)	6mo	$162,000	$118	70
207 N Lake St	0.21mi	3/2.0	1,632 (+13%)	7mo	$55,000	$34	60
410 W Elm St	0.30mi	2/1.5 (-1)	1,296 (-10%)	10mo	$180,000	$139	52
510 Fitch St	0.57mi	2/1.0 (-1)	1,344 (-7%)	3mo	$111,000	$83	49
318 Earl Ave	0.68mi	4/2.0 (+1)	1,575 (+9%)	1mo	$232,000	$147	45
522 Fitch St	0.62mi	2/1.0 (-1)	1,360 (-6%)	10mo	$85,000	$63	43
330 Seneca St	0.66mi	3/2.0	1,236 (-14%)	6mo	$180,000	$146	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: -17.2%
• Equity multiple: 0.39×
• Total profit: $-28,970
• Equity at exit: $25,333

10-year hold

• IRR: -9.1%
• Equity multiple: 0.43×
• Total profit: $-26,946
• Equity at exit: $14,690

Cash invested: $47,572 (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 13421

• Home prices YoY: -5.1%
• Active inventory: 65
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,508 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$253 /mo · $3,039/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$317
• Net cashflow: $-23

Break-even live

Break-even rent $1,538

Max offer price $165,777

Occupancy floor 97%

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-18
   days on market $169,900 Active 2 DOM
2. 2026-06-17
   remarks 675-char remark
3. 2026-06-17
   listed $169,900 Active 1 DOM

ⓘ 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: $3,039 · $253/mo
• Projected year-2 tax: $3,039 · $253/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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°F today · 17 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,101
• − Mortgage interest: −$9,517
• − Property taxes: −$3,039
• − Insurance: −$850
• − Repairs & maintenance: −$1,448
• − Management: −$1,448
• − Depreciation: −$4,943
• Taxable loss: −$3,143
• Est. tax savings @ 24.0%: +$754
• After-tax cash flow: $474/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: Oneida City School District
• NCES district ID: 3600013
• Math proficiency: 43% ▼ -11.00%
• Reading proficiency: 54% ▲ 12.00%
• Median HH income: $45,791
• Composite: 41.1/100
• National rank: #3568
• State rank: #421 of 590 in NY

Livability — Oneida

• Score: 61/100
• State rank: #924
• US rank: #18033

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oneida, NY
• City population: 12,742
• Population (ZIP): 12,742

Population outlook (Madison County) Hauer SSP2

• Today (2025): 69,528 people
• By 2030: 66,599 · -4.2%
• By 2040: 59,814 · -14.0%
• By 2050: 52,842 · -24.0%
• By 2075: 39,167 · -43.7%
• By 2100: 28,442 · -59.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Lithuanian 5% Romanian 4% Iranian 2%
• Foreign-born: 1% · Canada, China
• Languages at home: 97% English-only · Spanish 1% Other Indo-European 1%

Political lean MEDSL · Madison

• 2024 margin: R (+13.1) · D 43.5% · R 56.5%
• 2008→2024 swing: -13.9pp toward R · 2008: 0.9pp · 2024: -13.1pp
• All cycles: 2024: R+13.1 2020: R+10.6 2016: R+15.9 2012: D+0.3 2008: D+0.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -13.30%
• Current HPI: 248.3909
• 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

+1444.5% since first listed

2 events — show timeline

• 2026-06-16 Listed $169,900 CNYIS
• 1995-02-07 Sold (Public Records) $11,000 Public Records

Property tax history

+4.3%/yr

Latest (2025): $3,039 · -1.3% YoY. Source: county tax records.