4606 Verona St · Vernon, NY 13476

$139,900

3 bd · 1.0 ba · 1,640 sqft · SingleFamily public records · 33 Days on market

Built 1900 8,100 sqft lot Est $169k · 17% 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
• Cash flow +11.2/30.0
• Appreciation +6.7/10.0
• Schools +4.0/10.0
• 1% rule +3.9/10.0
• DSCR +3.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Convenience at its best! Minutes away from Turning Stone Casino, Vernon Downs, and all village amenities. Some new windows replaced, new roof with 50 year synthetic shingles installed last year, vinyl siding. 3 spacious bedrooms with 2nd floor laundry.

Key facts

• 8,100 sq ft lot
• Built 1900
• Listed 33 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $-55 ($-656/yr) — negative.
• To cash-flow at today's rent, offer at most $130k (6.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $124k (11.3% below list).
• Recommended offer: $124k (11.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#685 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A, cost of living A; Watch: health & safety C-, amenities F, commute F.
• Sherrill City School District (rural): math 38% / reading 53% proficiency, ranked #439 of 590 in NY (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Vernon-Verona-Sherrill Middle School (math 22% / reading 49%, grade F, #473 of 729 statewide, top 66%, 278 students, 46% FRL); Vernon-Verona-Sherrill Senior High School (math 92% / reading 50%, grade B+, #701 of 1,100 statewide, top 64%, 563 students, 36% FRL).
• Market conditions: 16 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 $6k of equity ($967 loan paydown + $5k appreciation (3.4% 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 (3.4% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y 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.

Risks & watch-outs

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

Recommended offer $124,139 (11.3% 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 33 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 5.82%
• Cash-on-cash: -1.68%
• DSCR: 0.93
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $168,920
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5256 Cooper St	0.19mi	3/1.0	1,679 (+2%)	7mo	$150,000	$89	81
9 Van Epps St	0.40mi	4/1.5 (+1)	1,636 (-0%)	19mo	$169,000	$103	58
4583 Verona St	0.08mi	3/1.0	1,873 (+14%)	18mo	$153,700	$82	57
5266 Cooper St	0.22mi	4/2.0 (+1)	1,700 (+4%)	24mo	$243,500	$143	55
4614 Verona St	0.03mi	4/2.0 (+1)	1,428 (-13%)	23mo	$229,000	$160	49

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

Projected returns pro-forma

3.38% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.1%
• Equity multiple: 1.41×
• Total profit: $16,248
• Equity at exit: $65,904

10-year hold

• IRR: 9.7%
• Equity multiple: 2.52×
• Total profit: $59,392
• Equity at exit: $103,961

Cash invested: $39,172 (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 13476

• Home prices YoY: 1.2%
• Active inventory: 16
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,241 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$243 /mo · $2,922/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $-55

Break-even live

Break-even rent $1,311

Max offer price $130,236

Occupancy floor 99%

Sensitivity live

Price	-10% $24	-5% $-15	+0% $-55	+5% $-94	+10% $-134
Rent	-10% $-153	-5% $-104	+0% $-55	+5% $-6	+10% $43
Rate	-1.0pp $16	-0.5pp $-19	base $-55	+0.5pp $-91	+1.0pp $-128

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2025-02-28
   soldstatus $139,900
2. 2024-12-30
   status Pending
3. 2024-12-07
   status Active
4. 2024-12-02
   status Pending
5. 2024-11-22
   listed $139,900 Active
6. 2019-08-05
   soldstatus $87,500
7. 2019-08-01
   soldstatus $87,500 252-char remark

   Show marketing remark (252 chars)

   Convenience at its best! Minutes away from Turning Stone Casino, Vernon Downs, and all village amenities. Some new windows replaced, new roof with 50 year synthetic shingles installed last year, vinyl siding. 3 spacious bedrooms with 2nd floor laundry.

8. 2019-03-28
   listed $89,999 252-char remark

   Show marketing remark (252 chars)

   Convenience at its best! Minutes away from Turning Stone Casino, Vernon Downs, and all village amenities. Some new windows replaced, new roof with 50 year synthetic shingles installed last year, vinyl siding. 3 spacious bedrooms with 2nd floor laundry.

ⓘ 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: $2,922 · $243/mo
• Projected year-2 tax: $2,922 · $243/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,897
• − Mortgage interest: −$7,837
• − Property taxes: −$2,922
• − Insurance: −$700
• − Repairs & maintenance: −$1,192
• − Management: −$1,192
• − Depreciation: −$4,070
• Taxable loss: −$3,014
• Est. tax savings @ 24.0%: +$723
• After-tax cash flow: $67/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: Sherrill City School District
• NCES district ID: 3626760
• Math proficiency: 38% ▼ -17.00%
• Reading proficiency: 53% ▲ 7.00%
• Median HH income: $57,927
• Composite: 39.76/100
• National rank: #3888
• State rank: #439 of 590 in NY

Livability — Vernon

• Score: 65/100
• State rank: #685
• US rank: #12950

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Vernon, NY
• Population (ZIP): 2,540

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% Hispanic / Latino 2% Black 2% Two or more races 2%
• Common ancestry: Romanian 4% Lithuanian 4% Scotch-Irish 2%
• Foreign-born: 2% · China
• Languages at home: 96% English-only · Spanish 2% Russian/Polish/Slavic 1% German/W. Germanic 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: ▲ 3.38%
• Current HPI: 293.015
• 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

+55.4% since first listed

8 events — show timeline

• 2025-02-28 Sold (Public Records) $139,900 Public Records
• 2024-12-30 Pending — CNYIS
• 2024-12-07 Relisted — CNYIS
• 2024-12-02 Pending — CNYIS
• 2024-11-22 Listed $139,900 CNYIS
• 2019-08-05 Sold (Public Records) $87,500 Public Records
• 2019-08-01 Sold (MLS) $87,500 CNYIS
• 2019-03-28 Listed $89,999 CNYIS

Property tax history

+2.7%/yr

Latest (2025): $2,922 · -9.8% YoY. Source: county tax records.