6068 Shed Rd · Rome, NY 13440

$85,000

3 bd · 1.0 ba · 1,328 sqft · SingleFamily public records · 44 Days on market

Built 1953 Fair condition 1.00 ac lot Garage $64/sqft · 64% below area ↓ 23% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +6.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Bring your vision and a little TLC to this charming 3-bedroom, 1-bath ranch nestled on a full 1-acre lot with over 1,300 square feet of living space. Located in the Westmoreland School District, this home offers endless potential for investors or buyers looking to create their dream home. Inside, you'll find an eat-in kitchen, a spacious living room, and a large mudroom — perfect for keeping things organized. The three generous bedrooms offer ample closet space and original hardwood floors just waiting to be restored to their former beauty. Additional features include a full basement, crawl space attic, and an attached 2-car garage with power.

Key facts

• Screened-in porch
• Large mudroom
• Full basement

Tags

• EAT-IN KITCHEN
• SPACIOUS LIVING ROOM
• LARGE MUDROOM
• FULL BASEMENT
• SCREENED-IN PORCH
• QUICK ACCESS TO SHOPPING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $415 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.2% vs local median 5.7% 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-, amenities F, commute 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.
• Zoned schools: Deforest A Hill Primary School (169 students, 0% FRL); Westmoreland Upper Elementary School (math 60% / reading 68%, grade B, #658 of 2,108 statewide, top 31%, 237 students, 0% FRL); Donald H Crane Junior/Senior High School (math 62% / reading 67%, grade B-, #776 of 1,100 statewide, top 73%, 414 students, 0% FRL) — zoned schools average 0% FRL vs 24% district-wide (24 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 384 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 $588 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 $24k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 3 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.

Risks & watch-outs

• Watch-outs: property tax is 4.3% of price; built in 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $82,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.79% ✓
• Cap rate: 12.16%
• Cash-on-cash: 20.94%
• DSCR: 1.93
• GRM: 4.7

CMA / ARV

• ARV (median comp): $235,308
• List price: $85,000
• Delta: -57.55%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6385 State Route 26	0.09mi	2/1.0 (-1)	1,014 (-24%)	8mo	$38,500	$38	59
6351 Nys Rt 26	0.11mi	4/1.0 (+1)	1,584 (+19%)	30mo	$170,000	$107	45
6790 S James St	1.47mi	3/1.0	1,260 (-5%)	22mo	$240,000	$190	38
5723 Old Oneida Rd	1.31mi	3/1.5	1,595 (+20%)	8mo	$212,000	$133	32
6428 W Carter Rd	1.47mi	3/2.0	1,443 (+9%)	34mo	$122,000	$85	27
6315 Lamphear Rd	1.35mi	4/1.5 (+1)	1,640 (+24%)	30mo	$240,000	$146	13

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: 13.5%
• Equity multiple: 1.54×
• Total profit: $12,819
• Equity at exit: $12,674

10-year hold

• IRR: 22.4%
• Equity multiple: 2.92×
• Total profit: $45,805
• Equity at exit: $7,349

Cash invested: $23,800 (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 13440

• Home prices YoY: -8.0%
• Active inventory: 384
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,519 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$304 /mo · $3,645/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $415

Break-even live

Break-even rent $994

Max offer price $85,000

Occupancy floor 68%

Sensitivity live

Price	-10% $463	-5% $439	+0% $415	+5% $391	+10% $367
Rent	-10% $295	-5% $355	+0% $415	+5% $475	+10% $535
Rate	-1.0pp $458	-0.5pp $437	base $415	+0.5pp $393	+1.0pp $371

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: $21,250
• Closing costs: $2,550
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Exterior

• Parking: Attached garage with electricity2 garage spaces
• Utilities: Electricity connected (circuit breakers)Well waterSeptic tankCable availableHigh-speed internet available
• Home design: Single-story (1 story)Existing residencePitched shingle roofBlock foundationComposite sidingProperty listed as resale / fixer
• Construction: Composite sidingCopper plumbingPitched shingle roofBlock foundationBuilt — existing (year built details: existing)
• Exterior features: Blacktop drivewayPatioShed(s) / storageRectangular residential lot, approximately 1 acreCity street frontage

Interior

• Kitchen: Eat-in kitchenGas water heater
• Bedrooms: Three main-level bedrooms
• Flooring: CarpetHardwoodVaries
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Gas forced air heating
• Interior features: Ceiling fan(s)Entrance foyerEat-in kitchenSeparate/formal living roomNatural woodworkAccessible bedroomBedroom on main levelStorm windowsThermal windowsWood window frames
• Laundry & utility: Laundry in basement

Listing history 50 events

1. 2026-08-08
   days on market $85,000 Active 44 DOM
2. 2026-08-07
   days on market $85,000 Active 43 DOM
3. 2026-08-06
   days on market $85,000 Active 42 DOM
4. 2026-08-05
   days on market $85,000 Active 41 DOM
5. 2026-08-04
   days on market $85,000 Active 40 DOM
6. 2026-08-03
   days on market $85,000 Active 39 DOM
7. 2026-07-31
   days on market $85,000 Active 36 DOM
8. 2026-07-29
   days on market $85,000 Active 34 DOM
9. 2026-07-27
   days on market $85,000 Active 32 DOM
10. 2026-07-25
    days on market $85,000 Active 30 DOM
11. 2026-07-23
    days on market $85,000 Active 28 DOM
12. 2026-07-22
    days on market $85,000 Active 27 DOM
13. 2026-07-21
    days on market $85,000 Active 26 DOM
14. 2026-07-18
    days on market $85,000 Active 23 DOM
15. 2026-07-16
    days on market $85,000 Active 21 DOM
16. 2026-07-16
    days on market $85,000 Active 20 DOM
17. 2026-07-14
    days on market $85,000 Active 19 DOM
18. 2026-07-13
    days on market $85,000 Active 18 DOM
19. 2026-07-12
    days on market $85,000 Active 17 DOM
20. 2026-07-11
    days on market $85,000 Active 16 DOM
21. 2026-07-10
    days on market $85,000 Active 15 DOM
22. 2026-07-09
    days on market $85,000 Active 14 DOM
23. 2026-07-08
    days on market $85,000 Active 13 DOM
24. 2026-07-07
    days on market $85,000 Active 12 DOM
25. 2026-07-06
    days on market $85,000 Active 11 DOM
26. 2026-07-05
    days on market $85,000 Active 10 DOM
27. 2026-07-04
    days on market $85,000 Active 9 DOM
28. 2026-07-03
    days on market $85,000 Active 8 DOM
29. 2026-07-02
    days on market $85,000 Active 7 DOM
30. 2026-07-01
    days on market $85,000 Active 6 DOM
31. 2026-06-30
    days on market $85,000 Active 5 DOM
32. 2026-06-29
    days on market $85,000 Active 4 DOM
33. 2026-06-28
    days on market $85,000 Active 3 DOM
34. 2026-06-28
    days on market $85,000 Active 2 DOM
35. 2026-06-26
    pricedays on marketlisting id $85,000 Active 1 DOM
36. 2026-06-23
    days on market $99,900 Active 126 DOM
37. 2026-06-21
    days on market $99,900 Active 125 DOM
38. 2026-06-19
    days on market $99,900 Active 123 DOM
39. 2026-06-18
    days on market $99,900 Active 122 DOM
40. 2026-06-17
    days on market $99,900 Active 121 DOM
41. 2026-06-16
    days on market $99,900 Active 120 DOM
42. 2026-06-15
    days on market $99,900 Active 119 DOM
43. 2026-06-14
    days on market $99,900 Active 117 DOM
44. 2026-06-13
    days on market $99,900 Active 116 DOM
45. 2026-06-10
    days on market $99,900 Active 114 DOM
46. 2026-06-09
    days on market $99,900 Active 113 DOM
47. 2026-06-08
    days on market $99,900 Active 112 DOM
48. 2026-06-07
    days on market $99,900 Active 111 DOM
49. 2026-06-03
    days on market $99,900 Active 107 DOM
50. 2026-06-02
    days on market $99,900 Active 106 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: $3,645 · $304/mo
• Projected year-2 tax: $3,645 · $304/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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°F today · 16 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: $18,230
• − Mortgage interest: −$4,761
• − Property taxes: −$3,645
• − Insurance: −$425
• − Repairs & maintenance: −$1,458
• − Management: −$1,458
• − Depreciation: −$2,473
• Taxable income: $4,010
• Est. tax owed @ 24.0%: −$962
• After-tax cash flow: $4,021/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

Fair 45/100 Moderate rehab Est. rehab $33,200–$59,760 screening

This single-family home requires significant repairs and maintenance, including a new roof, exterior and interior painting, flooring replacement, and landscaping. While it has potential, substantial investment is needed to bring it up to a fair condition.

Deferred maintenance Est. $40,000–$120,000 screening

• Major Roof (roof) — The roof appears to be damaged and leaking, as evidenced by the wet patches on the ground below.
• Major Windows (windows) — The windows appear to be old and possibly not sealed properly, allowing water to enter the structure.
• Major Electrical (electrical) — The electrical panel is visible and appears to be old, which could indicate potential electrical hazards.
• Major Plumbing (plumbing) — The ground is wet in several areas, which could indicate plumbing issues such as a leak or clog.

Repairs flagged

• Major roof — The satellite image suggests potential roof damage.
• Major exterior siding — The siding is peeling and the paint is faded.
• Major flooring — The flooring is worn and likely needs replacement.
• Major interior walls — The walls have peeling paint, indicating a need for repainting.
• Major HVAC/mechanicals — The overall condition suggests they may need maintenance or replacement.
• Major landscaping — The landscaping is overgrown and needs trimming and maintenance.

Value-add opportunities

• Both painting the exterior and interior — Fresh paint can significantly improve the curb appeal and interior aesthetics. ↑
• Both replacing the flooring — New flooring will enhance the living space and increase the home's value. ↑
• Both landscaping and trimming — A well-maintained yard can greatly improve the home's curb appeal and rental value. ↑
• Both replacing the roof — A new roof will address potential water damage and improve the home's structural integrity. ↑
• Both replacing HVAC/mechanicals — Upgrading HVAC systems can improve comfort and energy efficiency, increasing both resale and rental value. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

C Composite school gradezoned avg 64/100

Zoned Schools

Elementary Deforest A Hill Primary School Middle Westmoreland Upper Elementary School B NY #658/2,108 Nat'l #5,798/41,679 High Donald H Crane Junior/senior High School B- NY #776/1,100 Nat'l #2,821/17,239

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

C Composite livability gradescore 64/100

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

• County: Oneida · 225,223 people
• City population: 41,418
• Metro: Utica-Rome, NY
• Population (ZIP): 41,273
• Household income: $65,497
• Rent vs Own: 37.0% rent · 63.0% own
• Severe rent burden: 6% of renters

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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%

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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%

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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

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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

Property features AI

Exterior

• Parking: Attached garage with electricity2 garage spaces
• Utilities: Electricity connected (circuit breakers)Well waterSeptic tankCable availableHigh-speed internet available
• Home design: Single-story (1 story)Existing residencePitched shingle roofBlock foundationComposite sidingProperty listed as resale / fixer
• Construction: Composite sidingCopper plumbingPitched shingle roofBlock foundationBuilt — existing (year built details: existing)
• Exterior features: Blacktop drivewayPatioShed(s) / storageRectangular residential lot, approximately 1 acreCity street frontage

Interior

• Kitchen: Eat-in kitchenGas water heater
• Bedrooms: Three main-level bedrooms
• Flooring: CarpetHardwoodVaries
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Gas forced air heating
• Interior features: Ceiling fan(s)Entrance foyerEat-in kitchenSeparate/formal living roomNatural woodworkAccessible bedroomBedroom on main levelStorm windowsThermal windowsWood window frames
• Laundry & utility: Laundry in basement

Price history

-22.7% since first listed

5 events — show timeline

• 2026-06-25 Listed $85,000 CNYIS
• 2026-06-24 Listing Removed — CNYIS
• 2026-02-16 Listed $99,900 CNYIS
• 2026-02-15 Listing Removed — CNYIS
• 2025-09-24 Listed $109,900 CNYIS

Property tax history

+7.1%/yr

Latest (2025): $3,645 · +4.3% YoY. Source: county tax records.