307 Ann St · Rome, NY 13440

$48,000

2 bd · 2.0 ba · 1,360 sqft · SingleFamily public records · 111 Days on market

Built 1909 4,792 sqft lot Est $60k · 20% under

---

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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 4 bedroom home is a vision waiting to happen. Home has been gutted in places ready to be remodeled and come back to life. The home was used as a two family but is zoned single family. At this time there are two kitchens, two bedrooms and bathroom down and 2 bedrooms and bathroom up.

Key facts

• 4,792 sq ft lot
• Built 1909
• Listed 111 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $48k.

Deal economics

• At list price, monthly cash flow is $569 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $48k).
• Recommended offer: $44k (9.0% below list) — sets the bar for market timing.
• Cap rate 20.5% 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.
• Rome City School District (town): math 35% / reading 46% proficiency, ranked #516 of 590 in NY (top 88%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 272 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $332 of loan paydown is wiped out by about $1k 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 $13k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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.
• Current owner paid $38k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1909 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $43,680 (9.0% below list)

Questions for the listing agent

1. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1909 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 2.51% ✓
• Cap rate: 20.53%
• Cash-on-cash: 50.83%
• DSCR: 3.26
• GRM: 3.3

CMA / ARV

• ARV (on-the-fly): $59,840
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
409 Louisa	0.04mi	2/1.0	1,368 (+1%)	22mo	$60,000	$44	75
304 Mohawk St	0.60mi	3/2.5 (+1)	1,402 (+3%)	5mo	$50,000	$36	56
117 E Embargo St	0.69mi	3/2.0 (+1)	1,458 (+7%)	1mo	$70,000	$48	50
209 Jasper St	0.15mi	2/1.0	1,168 (-14%)	20mo	$73,179	$63	49
105 5th St	0.72mi	3/1.5 (+1)	1,442 (+6%)	22mo	$60,000	$42	31

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: 48.7%
• Equity multiple: 3.12×
• Total profit: $28,532
• Equity at exit: $7,157

10-year hold

• IRR: 54.3%
• Equity multiple: 6.34×
• Total profit: $71,736
• Equity at exit: $4,150

Cash invested: $13,440 (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: 3.3×

Monthly cashflow live

• Estimated rent: $1,203 medium
• Mortgage (P&I): −$252
• Tax from tax record: −$110 /mo · $1,315/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $569

Break-even live

Break-even rent $483

Max offer price $48,000

Occupancy floor 48%

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: $12,000
• Closing costs: $1,440
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
183 W Dominick St Rome, NY	1.0–2.0	1.0	845	$904	$1.07	43d	1	0.43mi
149 River St Unit 2 Rome, NY	3.0	1.0	1160	$1,500	$1.29	44d	1	0.59mi

Listing history 10 events

1. 2025-10-31
   soldstatus $38,000
2. 2025-04-24
   status Pending
3. 2025-01-03
   listed $48,000 Active
4. 2023-05-08
   soldstatus $20,000 Closed Sale or Rented 288-char remark

   Show marketing remark (288 chars)

   This 4 bedroom home is a vision waiting to happen. Home has been gutted in places ready to be remodeled and come back to life. The home was used as a two family but is zoned single family. At this time there are two kitchens, two bedrooms and bathroom down and 2 bedrooms and bathroom up.

5. 2023-02-08
   status Pending Sale 288-char remark

   Show marketing remark (288 chars)

   This 4 bedroom home is a vision waiting to happen. Home has been gutted in places ready to be remodeled and come back to life. The home was used as a two family but is zoned single family. At this time there are two kitchens, two bedrooms and bathroom down and 2 bedrooms and bathroom up.

6. 2023-02-08
   price $25,000 288-char remark

   Show marketing remark (288 chars)

   This 4 bedroom home is a vision waiting to happen. Home has been gutted in places ready to be remodeled and come back to life. The home was used as a two family but is zoned single family. At this time there are two kitchens, two bedrooms and bathroom down and 2 bedrooms and bathroom up.

7. 2023-02-01
   listed $30,000 Active 288-char remark

   Show marketing remark (288 chars)

   This 4 bedroom home is a vision waiting to happen. Home has been gutted in places ready to be remodeled and come back to life. The home was used as a two family but is zoned single family. At this time there are two kitchens, two bedrooms and bathroom down and 2 bedrooms and bathroom up.

8. 2003-04-15
   soldstatus $29,498
9. 2000-02-17
   soldstatus $25,000
10. 1999-12-03
    soldstatus $9,000

ⓘ 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: $1,315 · $110/mo
• Projected year-2 tax: $1,315 · $110/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 6/10 Major FEMA zone X (unshaded) · 68% 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 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: $14,441
• − Mortgage interest: −$2,689
• − Property taxes: −$1,315
• − Insurance: −$240
• − Repairs & maintenance: −$1,155
• − Management: −$1,155
• − Depreciation: −$1,396
• Taxable income: $6,490
• Est. tax owed @ 24.0%: −$1,558
• After-tax cash flow: $5,275/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: Rome City School District
• NCES district ID: 3624900
• Math proficiency: 35% ▼ -4.00%
• Reading proficiency: 46% ▲ 10.00%
• Median HH income: $46,406
• Composite: 34.52/100
• National rank: #5178
• State rank: #516 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

• Census place: Rome, NY
• 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

+322.2% since first listed

10 events — show timeline

• 2025-10-31 Sold (Public Records) $38,000 Public Records
• 2025-04-24 Pending — CNYIS
• 2025-01-03 Listed $48,000 CNYIS
• 2023-05-08 Sold (MLS) $20,000 CNYIS
• 2023-02-08 Pending — CNYIS
• 2023-02-08 Price Changed $25,000 CNYIS
• 2023-02-01 Listed $30,000 CNYIS
• 2003-04-15 Sold (Public Records) $29,498 Public Records
• 2000-02-17 Sold (Public Records) $25,000 Public Records
• 1999-12-03 Sold (Public Records) $9,000 Public Records

Property tax history

-0.1%/yr

Latest (2025): $1,315 · +0.3% YoY. Source: county tax records.