58 Burrstone Rd · New York Mills, NY 13417

$179,900

3 bd · 1.0 ba · 1,103 sqft · SingleFamily public records · 63 Days on market

Built 1890 6,660 sqft lot Est $201k · 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 +20.6/30.0
• ARV discount +12.2/15.0
• Appreciation +10.0/10.0
• DSCR +6.5/10.0
• 1% rule +5.2/10.0
• Schools +5.2/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Very well maintained, move in Ready, Bungalow in desirable NY Mills school district. This home provides 3-4 Bedrooms. There is a very large, enclosed, covered Hot Tub area behind Garage !Very deep backyard (324 feet)Includes 2 tax parcels. This wonderful home has Central Air and a convenient, 1st floor Laundry. A definite, must see home !!! Motivated Seller!!!

Key facts

• Deep double lot
• Updated kitchen
• Expansive backyard

Tags

• DEEP DOUBLE LOT
• EXPANSIVE BACKYARD
• UPDATED KITCHEN
• FIRST FLOOR LAUNDRY AREA
• ENCLOSED HOT TUB AREA
• ONE AND A HALF STALL GARAGE

Property features AI

Exterior

• Parking: Detached garage with electricity; 1-car garage
• Utilities: Electricity connected; High-speed internet available; Sewer connected; Public water connected
• Home design: Single-story property (listed as 1 story total); Resale condition
• Construction: Shingle roof; Vinyl siding; Block foundation; Copper and PEX plumbing
• Exterior features: Blacktop driveway; Rectangular residential lot; City street frontage; Hot tub

Interior

• Kitchen: Gas oven; Gas range; Refrigerator
• Bedrooms: Three bedrooms total — two on the second level and one on the main level
• Flooring: Laminate; Vinyl; Varies
• Bathrooms: One full bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Ceiling fan(s); Separate/formal dining room; Entrance foyer; Separate/formal living room; Country kitchen; Hot tub/spa; Bedroom on main level; Full basement
• Laundry & utility: Main-level laundry; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $240 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $169k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 5.1% in New York Mills — 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 78/100 on livability (#175 in NY, #2,712 nationally) — a middle-class / working-renter tenant base. Strengths: health & safety A+, cost of living A, housing A; Watch: amenities F, commute F.
• New York Mills Union Free School District (suburban): math 60% / reading 65% proficiency, ranked #224 of 590 in NY (top 38%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 10 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 204 units permitted in Oneida County in 2024 (68 in 5+ unit buildings).

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $18k appreciation (10.0% 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 (10.0% appreciation + 3.0% rent growth), your $50k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($169k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $110k; list at $180k implies a 64% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $169,106 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.02% ✓
• Cap rate: 7.90%
• Cash-on-cash: 5.73%
• DSCR: 1.25
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $200,746
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
93 Burrstone Rd	0.18mi	3/1.0	1,055 (-4%)	8mo	$190,000	$180	78
115 Fairway Dr	0.31mi	3/1.0	1,140 (+3%)	17mo	$195,000	$171	65
26 Burr Ave	0.54mi	3/1.0	1,080 (-2%)	16mo	$196,100	$182	58
71 Young Ave	0.22mi	2/1.5 (-1)	1,258 (+14%)	4mo	$195,000	$155	56
30 Maple St	0.48mi	3/1.5	999 (-9%)	5mo	$180,000	$180	56
228 Fairway Dr	0.58mi	3/1.0	1,025 (-7%)	9mo	$225,000	$220	53
13 West Dr	0.56mi	3/1.0	1,014 (-8%)	14mo	$200,000	$197	48
116 Winchester Dr	0.49mi	3/2.0	1,198 (+9%)	15mo	$155,000	$129	46
303 Washington Dr	0.70mi	2/1.0 (-1)	1,196 (+8%)	7mo	$220,000	$184	43
219 Fairway Dr	0.51mi	3/2.0	1,213 (+10%)	15mo	$275,000	$227	43
4 Royal Brook Ln	0.54mi	2/1.5 (-1)	980 (-11%)	19mo	$185,000	$189	33

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.4%
• Equity multiple: 3.25×
• Total profit: $113,291
• Equity at exit: $162,068

10-year hold

• IRR: 24.7%
• Equity multiple: 7.38×
• Total profit: $321,595
• Equity at exit: $349,506

Cash invested: $50,372 (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 13417

• Home prices YoY: 11.9%
• Active inventory: 10
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,832 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$188 /mo · $2,261/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $240

Break-even live

Break-even rent $1,528

Max offer price $179,900

Occupancy floor 82%

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
77 Clinton St New York Mills, NY	2.0	1.0	777	$1,450	$1.86	44d	7	0.63mi
4770 Middle Settlement Rd Whitesboro, NY	1.0–2.0	1.0	725	$2,085	$2.88	44d	1	1.17mi
1503 Fox Pl Utica, NY	3.0	1.0	1119	$2,000	$1.79	44d	1	1.17mi
4 1st St Yorkville, NY	3.0	1.0	888	$2,100	$2.36	44d	1	1.48mi

Listing history 20 events

1. 2026-06-19
   days on market $179,900 Active 63 DOM
2. 2026-06-18
   days on market $179,900 Active 62 DOM
3. 2026-06-17
   days on market $179,900 Active 61 DOM
4. 2026-06-16
   days on market $179,900 Active 60 DOM
5. 2026-06-15
   days on market $179,900 Active 59 DOM
6. 2026-06-14
   days on market $179,900 Active 57 DOM
7. 2026-06-13
   days on market $179,900 Active 56 DOM
8. 2026-06-10
   days on market $179,900 Active 54 DOM
9. 2026-06-09
   days on market $179,900 Active 53 DOM
10. 2026-06-08
    days on market $179,900 Active 52 DOM
11. 2026-06-07
    days on market $179,900 Active 51 DOM
12. 2026-06-02
    days on market $179,900 Active 46 DOM
13. 2026-06-01
    days on market $179,900 Active 45 DOM
14. 2026-05-31
    days on market $179,900 Active 44 DOM
15. 2026-05-30
    days on market $179,900 Active 43 DOM
16. 2026-04-17
    listed $189,900 Active
17. 2018-09-17
    soldstatus $110,000 362-char remark

    Show marketing remark (362 chars)

    Very well maintained, move in Ready, Bungalow in desirable NY Mills school district. This home provides 3-4 Bedrooms. There is a very large, enclosed, covered Hot Tub area behind Garage !Very deep backyard (324 feet)Includes 2 tax parcels. This wonderful home has Central Air and a convenient, 1st floor Laundry. A definite, must see home !!! Motivated Seller!!!

18. 2018-08-27
    soldstatus $110,000
19. 2018-06-25
    listed $115,000 362-char remark

    Show marketing remark (362 chars)

    Very well maintained, move in Ready, Bungalow in desirable NY Mills school district. This home provides 3-4 Bedrooms. There is a very large, enclosed, covered Hot Tub area behind Garage !Very deep backyard (324 feet)Includes 2 tax parcels. This wonderful home has Central Air and a convenient, 1st floor Laundry. A definite, must see home !!! Motivated Seller!!!

20. 2018-02-09
    listed $115,000

ⓘ 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: $2,261 · $188/mo
• Projected year-2 tax: $2,651 · $221/mo
• Expected delta: +$390/yr (+$32/mo · 17.2%)

ⓘ 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 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: $21,982
• − Mortgage interest: −$10,077
• − Property taxes: −$2,261
• − Insurance: −$900
• − Repairs & maintenance: −$1,759
• − Management: −$1,759
• − Depreciation: −$5,233
• Taxable loss: −$7
• Est. tax savings @ 24.0%: +$2
• After-tax cash flow: $2,886/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: New York Mills Union Free School District
• NCES district ID: 3620610
• Math proficiency: 60% ▲ 5.00%
• Reading proficiency: 65% ▲ 13.00%
• Median HH income: $40,329
• Composite: 52.21/100
• National rank: #1605
• State rank: #224 of 590 in NY

Livability — New York Mills

• Score: 78/100
• State rank: #175
• US rank: #2712

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New York Mills, NY
• City population: 3,012
• Population (ZIP): 3,012

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 (99%)
• Race & ethnicity: White 99% Asian 1%
• Common ancestry: Romanian 21% Lithuanian 4% Serbian 2%
• Foreign-born: 2%
• Languages at home: 94% English-only · Russian/Polish/Slavic 4% Vietnamese 1% 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: ▲ 31.74%
• Current HPI: 298.823
• 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

+65.1% since first listed

5 events — show timeline

• 2026-04-17 Listed $189,900 CNYIS
• 2018-09-17 Sold (MLS) $110,000 CNYIS
• 2018-08-27 Sold (Public Records) $110,000 Public Records
• 2018-06-25 Listed $115,000 CNYIS
• 2018-02-09 Listed $115,000 CNYIS

Property tax history

+3.2%/yr

Latest (2025): $2,261 · -13.1% YoY. Source: county tax records.