26 Carmel Dr · Rome, NY 13440

$95,000

3 bd · 2.0 ba · 1,232 sqft · Manufactured · 58 Days on market

Built 2014 Good condition $77/sqft · 27% below area Est $131k · 27% under ↓ 8% since listing

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.6/10.0
• Condition / age +4.0/5.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

LOW Taxes, LOW maintenance, ONE LEVEL LIVING in a quiet, private development. .. What's not to love?? Perfect as a starter home or an easy to maintain spot to retire. $603 lot rent includes: Taxes, water, sewer, garbage, road & common grounds maintenance. The home was manufactured in 2014, so all mechanics & structural items are only 10 years old. SPACIOUS kitchen with breakfast bar island adds extra cooking prep space. Brand NEW refrigerator! Slider walks out to the deck. The Primary Suite includes a spacious closet & full bath with tub. Seller is leaving the shed behind, as well as the portable A/C unit. It's impossible to find anything this nice to rent for what it would cost monthly to OWN this little cutie on quiet, lovely Carmel Dr. Westmoreland Schools. Easy access to EVERYTHING you need!

Key facts

• Spacious kitchen
• Breakfast bar island
• New refrigerator

Tags

• ONE LEVEL LIVING
• QUIET PRIVATE DEVELOPMENT
• SPACIOUS KITCHEN
• BREAKFAST BAR ISLAND
• NEW REFRIGERATOR
• DECK

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $95k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $591 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $92k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.8% 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.
• 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: 272 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 $657 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 $27k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $35k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $92,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.66% ✓
• Cap rate: 13.76%
• Cash-on-cash: 26.65%
• DSCR: 2.19
• GRM: 5.0

CMA / ARV

• ARV (median comp): $130,832
• List price: $95,000
• Delta: -27.39%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
119 Abbe Blvd S	0.22mi	3/2.0	1,150 (-7%)	20mo	$50,000	$43	62

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: 20.5%
• Equity multiple: 1.84×
• Total profit: $22,256
• Equity at exit: $14,165

10-year hold

• IRR: 28.7%
• Equity multiple: 3.55×
• Total profit: $67,927
• Equity at exit: $8,214

Cash invested: $26,600 (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 13440

• Home prices YoY: -8.0%
• Active inventory: 272
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,579 medium
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,425/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $591

Break-even live

Break-even rent $831

Max offer price $95,000

Occupancy floor 58%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $95,000 Active 58 DOM
2. 2026-06-18
   days on market $95,000 Active 57 DOM
3. 2026-06-17
   days on market $95,000 Active 56 DOM
4. 2026-06-16
   days on market $95,000 Active 55 DOM
5. 2026-06-15
   days on market $95,000 Active 54 DOM
6. 2026-06-14
   pricedays on market $95,000 Active 52 DOM
7. 2026-06-13
   days on market $99,900 Active 51 DOM
8. 2026-06-10
   days on market $99,900 Active 49 DOM
9. 2026-06-09
   days on market $99,900 Active 48 DOM
10. 2026-06-08
    days on market $99,900 Active 47 DOM
11. 2026-06-07
    days on market $99,900 Active 46 DOM
12. 2026-06-03
    days on market $99,900 Active 42 DOM
13. 2026-06-02
    pricedays on market $99,900 Active 41 DOM
14. 2026-06-01
    days on market $115,000 Active 40 DOM
15. 2026-05-31
    days on market $115,000 Active 39 DOM
16. 2026-05-30
    days on market $115,000 Active 38 DOM
17. 2026-05-15
    price $119,000 824-char remark

    Show marketing remark (824 chars)

    LOW Taxes, LOW maintenance, ONE LEVEL LIVING in a quiet, private development. .. What's not to love?? Perfect as a starter home or an easy to maintain spot to retire. $603 lot rent includes: Taxes, water, sewer, garbage, road & common grounds maintenance. The home was manufactured in 2014, so all mechanics & structural items are only 10 years old. SPACIOUS kitchen with breakfast bar island adds extra cooking prep space. Brand NEW refrigerator! Slider walks out to the deck. The Primary Suite includes a spacious closet & full bath with tub. Seller is leaving the shed behind, as well as the portable A/C unit. It's impossible to find anything this nice to rent for what it would cost monthly to OWN this little cutie on quiet, lovely Carmel Dr. Westmoreland Schools. Easy access to EVERYTHING you need!

18. 2026-05-06
    status Active 824-char remark

    Show marketing remark (824 chars)

    LOW Taxes, LOW maintenance, ONE LEVEL LIVING in a quiet, private development. .. What's not to love?? Perfect as a starter home or an easy to maintain spot to retire. $603 lot rent includes: Taxes, water, sewer, garbage, road & common grounds maintenance. The home was manufactured in 2014, so all mechanics & structural items are only 10 years old. SPACIOUS kitchen with breakfast bar island adds extra cooking prep space. Brand NEW refrigerator! Slider walks out to the deck. The Primary Suite includes a spacious closet & full bath with tub. Seller is leaving the shed behind, as well as the portable A/C unit. It's impossible to find anything this nice to rent for what it would cost monthly to OWN this little cutie on quiet, lovely Carmel Dr. Westmoreland Schools. Easy access to EVERYTHING you need!

19. 2026-05-04
    status Pending 824-char remark

    Show marketing remark (824 chars)

    LOW Taxes, LOW maintenance, ONE LEVEL LIVING in a quiet, private development. .. What's not to love?? Perfect as a starter home or an easy to maintain spot to retire. $603 lot rent includes: Taxes, water, sewer, garbage, road & common grounds maintenance. The home was manufactured in 2014, so all mechanics & structural items are only 10 years old. SPACIOUS kitchen with breakfast bar island adds extra cooking prep space. Brand NEW refrigerator! Slider walks out to the deck. The Primary Suite includes a spacious closet & full bath with tub. Seller is leaving the shed behind, as well as the portable A/C unit. It's impossible to find anything this nice to rent for what it would cost monthly to OWN this little cutie on quiet, lovely Carmel Dr. Westmoreland Schools. Easy access to EVERYTHING you need!

20. 2026-05-01
    price $125,000 824-char remark

    Show marketing remark (824 chars)

    LOW Taxes, LOW maintenance, ONE LEVEL LIVING in a quiet, private development. .. What's not to love?? Perfect as a starter home or an easy to maintain spot to retire. $603 lot rent includes: Taxes, water, sewer, garbage, road & common grounds maintenance. The home was manufactured in 2014, so all mechanics & structural items are only 10 years old. SPACIOUS kitchen with breakfast bar island adds extra cooking prep space. Brand NEW refrigerator! Slider walks out to the deck. The Primary Suite includes a spacious closet & full bath with tub. Seller is leaving the shed behind, as well as the portable A/C unit. It's impossible to find anything this nice to rent for what it would cost monthly to OWN this little cutie on quiet, lovely Carmel Dr. Westmoreland Schools. Easy access to EVERYTHING you need!

21. 2026-04-19
    listed $129,900 Active 824-char remark

    Show marketing remark (824 chars)

    LOW Taxes, LOW maintenance, ONE LEVEL LIVING in a quiet, private development. .. What's not to love?? Perfect as a starter home or an easy to maintain spot to retire. $603 lot rent includes: Taxes, water, sewer, garbage, road & common grounds maintenance. The home was manufactured in 2014, so all mechanics & structural items are only 10 years old. SPACIOUS kitchen with breakfast bar island adds extra cooking prep space. Brand NEW refrigerator! Slider walks out to the deck. The Primary Suite includes a spacious closet & full bath with tub. Seller is leaving the shed behind, as well as the portable A/C unit. It's impossible to find anything this nice to rent for what it would cost monthly to OWN this little cutie on quiet, lovely Carmel Dr. Westmoreland Schools. Easy access to EVERYTHING you need!

ⓘ 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 ≥94°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,946
• − Mortgage interest: −$5,321
• − Property taxes: −$1,425
• − Insurance: −$475
• − Repairs & maintenance: −$1,516
• − Management: −$1,516
• − Depreciation: −$2,764
• Taxable income: $5,930
• Est. tax owed @ 24.0%: −$1,423
• After-tax cash flow: $5,666/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

Good 80/100 Cosmetic rehab

This manufactured home is in good condition with minimal repairs needed. Painting and landscaping improvements would significantly enhance its curb appeal and value for both resale and rental.

Value-add opportunities

• Both Painting the exterior and interior — Enhances curb appeal and interior aesthetics, making the home more attractive for both resale and rental.
• Both Landscaping improvements — Enhances curb appeal and adds value for both resale and rental.
• Both Upgrading the shed — Improves functionality and adds value for both resale and rental.
• Both Upgrading the portable AC unit — Improves comfort and adds value for both resale and rental.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior — Enhances curb appeal and interior aesthetics, making the home more attractive for both resale and rental. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value for both resale and rental. ↑
• Both Upgrading the shed — Improves functionality and adds value for both resale and rental. ↑
• Both Upgrading the portable AC unit — Improves comfort and adds value for both resale and rental. ↑

ⓘ 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 — 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): 41,273

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 (82%)
• Race & ethnicity: White 82% Hispanic / Latino 7% Two or more races 6% Black 4% Asian 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 4%
• Common ancestry: Romanian 9% Lithuanian 4% Slovak 1%
• Foreign-born: 3% · Canada, China
• Languages at home: 94% English-only · Spanish 3% Other Indo-European 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: ▼ -29.58%
• Current HPI: 339.3589
• 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

-8.4% since first listed

5 events — show timeline

• 2026-05-15 Price Changed $119,000 CNYIS
• 2026-05-06 Relisted — CNYIS
• 2026-05-04 Pending — CNYIS
• 2026-05-01 Price Changed $125,000 CNYIS
• 2026-04-19 Listed $129,900 CNYIS