5356 Main St Unit D · Durhamville, NY 13054

$134,900

4 bd · 2.0 ba · 1,666 sqft · Condo public records · 66 Days on market

Built 1900

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Why this score? — see what drove the D+ 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 +14.1/30.0
• ARV discount +7.5/15.0
• Appreciation +6.9/10.0
• 1% rule +4.8/10.0
• DSCR +4.3/10.0
• Schools +4.1/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to 5356 Main St. This updated two-family home offering flexibility, comfort, and a great location! The property features a spacious first-floor apartment with 3 bedrooms and 1 full bathroom, along with a second-floor unit offering 1 bedroom and 1 full bathroom which is perfect for rental income or owner-occupant living. Recent updates include new flooring throughout, a brand-new front porch for the downstairs unit, and a new deck overlooking the yard which is ideal for relaxing or entertaining. Conveniently located just about 10 minutes from Sylvan Beach and Turning Stone Resort Casino, you’ll enjoy easy access to waterfront fun, dining, and entertainment while still having the comfort of home. Whether you’re looking to invest or live in one unit while renting the other, 5356 Main St is a fantastic opportunity you won’t want to miss!

Key facts

• New flooring
• Two-family home
• New deck

Tags

• TWO-FAMILY HOME
• SPACIOUS FIRST-FLOOR APARTMENT
• NEW FLOORING
• BRAND-NEW FRONT PORCH
• NEW DECK
• EASY ACCESS TO WATERFRONT

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath condo listed at $135k.

Deal economics

• At list price, monthly cash flow is $19 ($231/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $132k (2.2% below list).
• Recommended offer: $127k (6.0% below list) — sets the bar for market timing.

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-, schools F, crime 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.
• 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

• It's been on market 66 days — a 6% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $43k; list at $135k implies a 214% 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 $126,806 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 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 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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. 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?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.98% ✗
• Cap rate: 6.46%
• Cash-on-cash: 0.61%
• DSCR: 1.03
• GRM: 8.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 10.4%
• Equity multiple: 1.62×
• Total profit: $23,524
• Equity at exit: $67,011

10-year hold

• IRR: 12.3%
• Equity multiple: 2.99×
• Total profit: $75,019
• Equity at exit: $108,511

Cash invested: $37,772 (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 13054

• Home prices YoY: 1.8%
• Active inventory: 6
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,319 medium
• Mortgage (P&I): −$707
• Tax from tax record: −$259 /mo · $3,112/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $19

Break-even live

Break-even rent $1,295

Max offer price $134,900

Occupancy floor 94%

Sensitivity live

Price	-10% $96	-5% $57	+0% $19	+5% $-19	+10% $-57
Rent	-10% $-85	-5% $-33	+0% $19	+5% $71	+10% $123
Rate	-1.0pp $87	-0.5pp $54	base $19	+0.5pp $-16	+1.0pp $-51

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-21
   days on market $134,900 Active 66 DOM
2. 2026-06-18
   days on market $134,900 Active 64 DOM
3. 2026-06-17
   days on market $134,900 Active 63 DOM
4. 2026-06-16
   days on market $134,900 Active 62 DOM
5. 2026-06-15
   days on market $134,900 Active 61 DOM
6. 2026-06-13
   days on market $134,900 Active 59 DOM
7. 2026-06-12
   pricestatusdays on market $134,900 Active 58 DOM
8. 2026-06-07
   days on market $124,900 Active Under Contract 55 DOM
9. 2026-06-04
   days on market $124,900 Active Under Contract 52 DOM
10. 2026-06-02
    days on market $124,900 Active Under Contract 51 DOM
11. 2026-06-01
    days on market $124,900 Active Under Contract 50 DOM
12. 2026-05-31
    days on market $124,900 Active Under Contract 49 DOM
13. 2026-05-13
    historical Active Under Contract 871-char remark

    Show marketing remark (871 chars)

    Welcome to 5356 Main St. This updated two-family home offering flexibility, comfort, and a great location! The property features a spacious first-floor apartment with 3 bedrooms and 1 full bathroom, along with a second-floor unit offering 1 bedroom and 1 full bathroom which is perfect for rental income or owner-occupant living. Recent updates include new flooring throughout, a brand-new front porch for the downstairs unit, and a new deck overlooking the yard which is ideal for relaxing or entertaining. Conveniently located just about 10 minutes from Sylvan Beach and Turning Stone Resort Casino, you’ll enjoy easy access to waterfront fun, dining, and entertainment while still having the comfort of home. Whether you’re looking to invest or live in one unit while renting the other, 5356 Main St is a fantastic opportunity you won’t want to miss!

14. 2026-05-07
    price $124,900 871-char remark

    Show marketing remark (871 chars)

    Welcome to 5356 Main St. This updated two-family home offering flexibility, comfort, and a great location! The property features a spacious first-floor apartment with 3 bedrooms and 1 full bathroom, along with a second-floor unit offering 1 bedroom and 1 full bathroom which is perfect for rental income or owner-occupant living. Recent updates include new flooring throughout, a brand-new front porch for the downstairs unit, and a new deck overlooking the yard which is ideal for relaxing or entertaining. Conveniently located just about 10 minutes from Sylvan Beach and Turning Stone Resort Casino, you’ll enjoy easy access to waterfront fun, dining, and entertainment while still having the comfort of home. Whether you’re looking to invest or live in one unit while renting the other, 5356 Main St is a fantastic opportunity you won’t want to miss!

15. 2026-04-12
    listed $139,900 Active 871-char remark

    Show marketing remark (871 chars)

    Welcome to 5356 Main St. This updated two-family home offering flexibility, comfort, and a great location! The property features a spacious first-floor apartment with 3 bedrooms and 1 full bathroom, along with a second-floor unit offering 1 bedroom and 1 full bathroom which is perfect for rental income or owner-occupant living. Recent updates include new flooring throughout, a brand-new front porch for the downstairs unit, and a new deck overlooking the yard which is ideal for relaxing or entertaining. Conveniently located just about 10 minutes from Sylvan Beach and Turning Stone Resort Casino, you’ll enjoy easy access to waterfront fun, dining, and entertainment while still having the comfort of home. Whether you’re looking to invest or live in one unit while renting the other, 5356 Main St is a fantastic opportunity you won’t want to miss!

16. 2025-06-05
    price $95,000
17. 2025-04-22
    listed $105,000 Active
18. 2020-06-01
    soldstatus $43,000

ⓘ 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: $3,112 · $259/mo
• Projected year-2 tax: $3,112 · $259/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 2/10 Low
• 🌡 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: $15,831
• − Mortgage interest: −$7,556
• − Property taxes: −$3,112
• − Insurance: −$674
• − Repairs & maintenance: −$1,266
• − Management: −$1,266
• − Depreciation: −$3,924
• Taxable loss: −$1,969
• Est. tax savings @ 24.0%: +$473
• After-tax cash flow: $704/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

+190.5% since first listed

6 events — show timeline

• 2026-05-13 Contingent — CNYIS
• 2026-05-07 Price Changed $124,900 CNYIS
• 2026-04-12 Listed $139,900 CNYIS
• 2025-06-05 Price Changed $95,000 CNYIS
• 2025-04-22 Listed $105,000 CNYIS
• 2020-06-01 Sold (Public Records) $43,000 Public Records

Property tax history

+1.4%/yr

Latest (2025): $3,112 · +11.0% YoY. Source: county tax records.