6229 Coleman Mills Rd · Rome, NY 13492

$84,900

5 bd · 2.0 ba · 2,299 sqft · SingleFamily · 34 Days on market

Built 1900 Poor condition 0.84 ac lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for a home needing TLC in a quiet location. This one is waiting for you to make it your own. Having 4 bedrooms and 2 full bath this gives you the space you need. First floor laundry, fireplace in living room, storage area, unfinished enclosed back room and large deck all on just over 3/4 acre. HUD Home, being sold as-is.

Key facts

• Ample outdoor space
• Pantry
• Large eat-in kitchen

Tags

• AMPLE OUTDOOR SPACE
• LARGE EAT-IN KITCHEN
• FORMAL DINING ROOM
• COMFORTABLE LIVING ROOM
• WOOD-BURNING FIREPLACE
• PANTRY

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $85k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $966 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.
• Cap rate 19.9% 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.
• Oriskany Central School District (suburban): math 52% / reading 56% proficiency, ranked #314 of 590 in NY (top 53%) — 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 $587 of loan paydown is wiped out by about $3k 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 $24k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y ago; this cycle's ask has dropped $15k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $53k; list at $85k implies a 59% 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 $82,353 (3.0% 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 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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 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?
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: 2.31% ✓
• Cap rate: 19.94%
• Cash-on-cash: 48.75%
• DSCR: 3.17
• GRM: 3.6

CMA / ARV

• ARV (on-the-fly): $372,438
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6219 Coleman Mills Rd	0.06mi	4/3.0 (-1)	2,404 (+5%)	16mo	$390,000	$162	67

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: 46.3%
• Equity multiple: 3.01×
• Total profit: $47,784
• Equity at exit: $12,659

10-year hold

• IRR: 52.1%
• Equity multiple: 6.09×
• Total profit: $120,936
• Equity at exit: $7,341

Cash invested: $23,772 (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: 3.6×

Monthly cashflow live

• Estimated rent: $1,965 medium
• Mortgage (P&I): −$445
• Tax est. 1.5%: −$106 /mo · $1,274/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$413
• Net cashflow: $966

Break-even live

Break-even rent $743

Max offer price $84,900

Occupancy floor 46%

Sensitivity live

Price	-10% $1,024	-5% $995	+0% $966	+5% $936	+10% $907
Rent	-10% $811	-5% $888	+0% $966	+5% $1,043	+10% $1,121
Rate	-1.0pp $1,009	-0.5pp $987	base $966	+0.5pp $944	+1.0pp $921

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-04-28
   status Pending
2. 2026-04-22
   price $84,900
3. 2026-03-24
   listed $99,900 Active
4. 2021-12-14
   status Under Contract- Do Not Show
5. 2021-12-14
   historical
6. 2021-12-11
   status Active
7. 2021-12-10
   status Under Contract- Do Not Show
8. 2021-12-10
   listed $70,000 Active
9. 2020-12-03
   soldstatus $53,300 330-char remark

   Show marketing remark (330 chars)

   Looking for a home needing TLC in a quiet location. This one is waiting for you to make it your own. Having 4 bedrooms and 2 full bath this gives you the space you need. First floor laundry, fireplace in living room, storage area, unfinished enclosed back room and large deck all on just over 3/4 acre. HUD Home, being sold as-is.

10. 2020-10-07
    listed $31,000 330-char remark

    Show marketing remark (330 chars)

    Looking for a home needing TLC in a quiet location. This one is waiting for you to make it your own. Having 4 bedrooms and 2 full bath this gives you the space you need. First floor laundry, fireplace in living room, storage area, unfinished enclosed back room and large deck all on just over 3/4 acre. HUD Home, being sold as-is.

ⓘ 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 2/10 Low 7 d/yr ≥95°F today · 16 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,583
• − Mortgage interest: −$4,756
• − Property taxes: −$1,274
• − Insurance: −$424
• − Repairs & maintenance: −$1,887
• − Management: −$1,887
• − Depreciation: −$2,470
• Taxable income: $10,886
• Est. tax owed @ 24.0%: −$2,613
• After-tax cash flow: $8,977/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 · 1 photo

Poor 20/100 Extensive rehab

This property requires extensive exterior renovation and landscaping to improve its condition and value. Immediate repairs are needed to address the deteriorating exterior and potential structural issues.

Repairs flagged

• Major siding — Severe weathering and peeling
• Major paint — Peeling paint on the exterior
• Major roof — General condition suggests potential issues
• Major landscaping — Overgrown yard and general disrepair

Value-add opportunities

• Both exterior renovation — A fresh exterior will significantly improve curb appeal and value
• Both HVAC upgrade — Modern HVAC will improve comfort and energy efficiency
• Both landscaping — A well-maintained yard will enhance curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
siding · Severe weathering and peeling	Major	$15,000–50,000
paint · Peeling paint on the exterior	Major	$15,000–50,000
roof · General condition suggests potential issues	Major	$15,000–50,000
landscaping · Overgrown yard and general disrepair	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both exterior renovation — A fresh exterior will significantly improve curb appeal and value ↑
• Both HVAC upgrade — Modern HVAC will improve comfort and energy efficiency ↑
• Both landscaping — A well-maintained yard will enhance 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: Oriskany Central School District
• NCES district ID: 3621960
• Math proficiency: 52% ▼ -10.00%
• Reading proficiency: 56% ▲ 4.00%
• Median HH income: $55,286
• Composite: 46.6/100
• National rank: #2419
• State rank: #314 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): 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

+173.9% since first listed

10 events — show timeline

• 2026-04-28 Pending — CNYIS
• 2026-04-22 Price Changed $84,900 CNYIS
• 2026-03-24 Listed $99,900 CNYIS
• 2021-12-14 Pending — CNYIS
• 2021-12-14 Listing Removed — CNYIS
• 2021-12-11 Relisted — CNYIS
• 2021-12-10 Pending — CNYIS
• 2021-12-10 Listed $70,000 CNYIS
• 2020-12-03 Sold (MLS) $53,300 CNYIS
• 2020-10-07 Listed $31,000 CNYIS