5378 Railroad St · Durhamville, NY 13054

$135,000

3 bd · 1.0 ba · 1,416 sqft · SingleFamily public records · 3 Days on market

Built 1959 0.31 ac lot Est $166k · 19% 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 +10.0/30.0
• Appreciation +6.9/10.0
• 1% rule +4.1/10.0
• Schools +4.1/10.0
• Livability +3.2/5.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

VERY WELL MAINTAINED 3 BDRM. HOME W/ FIREPLACE AND LOTS OF SPACE! HARDWOODS, CERAMIC, AND SOME NEW LAMINATE FLOORING. OPEN FLOW FROM LIVING ROOM TO KITCHEN/DINING AREA. SCREENED IN PORCH FROM GLASS SLIDING DOORS. UPDATED WINDOWS, BRAND NEW FURNACE, HOT WATER HEATER, SUMP PUMP W/ BATTERY BACKUP! LOTS OF LIVING SPACE. SHED W/ ELECTRIC. ALL FURNITURE STAYS IF BUYER DESIRES!

Key facts

• Pool
• Versatile bonus room
• 0.31 acre lot

Tags

• SPACIOUS COUNTRY KITCHEN
• WOOD-BURNING FIREPLACE
• SEPARATE LAUNDRY ROOM
• VERSATILE BONUS ROOM
• PARTIALLY FENCED YARD
• POOL

Property features AI

Exterior

• Parking: Attached garage; 2 garage spaces
• Utilities: Cable available; High-speed internet available; Public water connected; Septic tank; Circuit breaker electric
• Home design: 3-story existing building; Vinyl siding; Shingle and architectural roof; Block foundation; Resale property; City street frontage; Irregular residential lot (90 x 150, ~0.31 acre)
• Construction: Vinyl siding construction; Block foundation; Built (existing)
• Exterior features: Deck; Partial fencing; Shed(s)/storage; Gravel driveway; Above-ground pool

Interior

• Kitchen: Electric cooktop; Electric oven; Electric range; Refrigerator; Eat-in kitchen
• Bedrooms: Main level: 1 bedroom; Second level: 2 bedrooms; Lower level: 1 bedroom
• Flooring: Carpet; Hardwood; Laminate; Tile; Varies
• Bathrooms: 1 full bathroom
• Heating & cooling: Propane heating; Baseboard heating; Forced air heating; Window cooling units
• Interior features: Ceiling fan(s); Eat-in kitchen; Sliding glass door(s); Storage; Sliding doors
• Laundry & utility: Laundry in basement; Propane water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $-82 ($-983/yr) — negative.
• To cash-flow at today's rent, offer at most $121k (10.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $123k (8.5% below list).
• Recommended offer: $121k (10.7% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 65/100 on livability (#693 in NY) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, cost of living A-; Watch: health & safety C-, crime F, amenities F.
• Oneida City School District (town): math 43% / reading 54% proficiency, ranked #421 of 590 in NY (top 71%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Durhamville School (math 47% / reading 47%, grade D-, #1,195 of 2,108 statewide, top 60%, 217 students, 60% FRL); Otto L Shortell Middle School (math 23% / reading 45%, grade F, #497 of 729 statewide, top 69%, 391 students, 53% FRL); Oneida Senior High School (math 87% / reading 87%, grade A, #311 of 1,100 statewide, top 30%, 564 students, 43% FRL).
• Market conditions: 6 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 ($933 loan paydown + $5k appreciation (3.8% 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 (3.8% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 12y 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 $96k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1959 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $120,531 (10.7% 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. Built in 1959 — 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. 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.91% ✗
• Cap rate: 5.56%
• Cash-on-cash: -2.60%
• DSCR: 0.88
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $165,672
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5384 Foster St	0.09mi	2/1.0 (-1)	1,316 (-7%)	10mo	$180,000	$137	71
3405 Center St	0.45mi	3/1.5	1,584 (+12%)	3mo	$180,000	$114	55
5282 Oneida St	0.36mi	3/1.0	1,624 (+15%)	18mo	$190,320	$117	44

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

Projected returns pro-forma

3.82% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.5%
• Equity multiple: 1.45×
• Total profit: $17,119
• Equity at exit: $67,061

10-year hold

• IRR: 9.9%
• Equity multiple: 2.62×
• Total profit: $61,264
• Equity at exit: $108,591

Cash invested: $37,800 (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 13054

• Home prices YoY: 1.8%
• Active inventory: 6
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,235 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$293 /mo · $3,518/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $-82

Break-even live

Break-even rent $1,338

Max offer price $120,531

Occupancy floor —

Sensitivity live

Price	-10% $-5	-5% $-44	+0% $-82	+5% $-120	+10% $-158
Rent	-10% $-179	-5% $-131	+0% $-82	+5% $-33	+10% $16
Rate	-1.0pp $-14	-0.5pp $-48	base $-82	+0.5pp $-117	+1.0pp $-152

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-08
   statusdays on market $135,000 Pending 3 DOM
2. 2026-06-07
   days on market $135,000 Active 2 DOM
3. 2026-06-07
   remarks 699-char remark
4. 2026-06-07
   listed $135,000 Active 1 DOM

ⓘ 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: $3,518 · $293/mo
• Projected year-2 tax: $3,518 · $293/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,818
• − Mortgage interest: −$7,562
• − Property taxes: −$3,518
• − Insurance: −$675
• − Repairs & maintenance: −$1,185
• − Management: −$1,185
• − Depreciation: −$3,927
• Taxable loss: −$3,236
• Est. tax savings @ 24.0%: +$777
• After-tax cash flow: $-206/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: Oneida City School District
• NCES district ID: 3600013
• Math proficiency: 43% ▼ -11.00%
• Reading proficiency: 54% ▲ 12.00%
• Median HH income: $45,791
• Composite: 41.1/100
• National rank: #3568
• State rank: #421 of 590 in NY

Livability — Durhamville

• Score: 65/100
• State rank: #693
• US rank: #12659

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Durhamville, NY
• Population (ZIP): 1,289

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 (97%)
• Race & ethnicity: White 97% Two or more races 2%
• Common ancestry: Romanian 14% Lithuanian 5% Serbian 3%

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: ▲ 3.82%
• Current HPI: 212.9762
• 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

+31.7% since first listed

4 events — show timeline

• 2026-06-05 Listed $135,000 CNYIS
• 2014-09-22 Sold (Public Records) $96,000 Public Records
• 2014-09-12 Sold (MLS) $96,000 CNYIS
• 2014-07-03 Listed $102,500 CNYIS

Property tax history

+2.9%/yr

Latest (2025): $3,518 · +9.0% YoY. Source: county tax records.