104 Remsen Rd · Barneveld, NY 13304

$109,900

3 bd · 1.0 ba · 1,700 sqft · SingleFamily public records · 23 Days on market

Built 1904 7,700 sqft lot Est $177k · 38% 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 +23.1/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +7.4/10.0
• 1% rule +6.4/10.0
• Schools +4.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Opportunity awaits for this beautiful traditional home. Nestled in the Holland Patent School District. A 15 minute drive to the city hubs of Utica and Rome. 3 bedroom, 1 bath and numerous possibilities. Enjoy your time relaxing on the front porch and the sounds of the creek. Home needs work, Motivated seller.

Key facts

• 7,700 sq ft lot
• Built 1904
• Listed 22 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water connected; Sewer connected
• Home design: Wood-sided house; 2 stories; Block foundation; Existing (resale) property; City street frontage
• Construction: Wood siding; Block foundation
• Exterior features: Gravel driveway; Rectangular residential lot, 35 x 220

Interior

• Kitchen: Galley-style kitchen
• Bedrooms: Total of 8 rooms (includes bedrooms and living spaces)
• Flooring: Hardwood and varied flooring
• Bathrooms: 1 full bathroom; Main level bathroom
• Heating & cooling: Gas forced air heating
• Interior features: Entrance foyer; Galley kitchen; Full basement
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $-262 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $64k (42.2% below list).
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $64k (42.2% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 63/100 on livability (#811 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A, housing A-; Watch: health & safety C-, schools D+, crime F.
• Holland Patent Central School District (rural): math 44% / reading 63% proficiency, ranked #303 of 590 in NY (top 51%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 13 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 $12k of equity ($760 loan paydown + $11k 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.
• By year 4, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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 $70k; list at $110k implies a 57% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $460/mo; built in 1904 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $63,540 (42.2% 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 1904 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-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: 1.14% ✓
• Cap rate: 8.45%
• Cash-on-cash: 7.72%
• DSCR: 1.34
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $176,800
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
104 Remsen Rd	0.00mi	3/1.0	1,700 (0%)	18mo	$70,000	$41	85
113 Vanderkemp Ave	0.31mi	3/1.5	1,788 (+5%)	14mo	$185,400	$104	63

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: 17.2%
• Equity multiple: 2.41×
• Total profit: $43,462
• Equity at exit: $99,007

10-year hold

• IRR: 16.4%
• Equity multiple: 5.61×
• Total profit: $141,774
• Equity at exit: $213,512

Cash invested: $30,772 (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 13304

• Home prices YoY: 11.5%
• Active inventory: 13
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,254 medium
• Mortgage (P&I): −$576
• Tax from tax record: −$170 /mo · $2,045/yr
• Insurance: −$46
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $-262

Break-even live

Break-even rent $1,586

Max offer price $63,540

Occupancy floor —

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-19
   days on market $109,900 Active 23 DOM
2. 2026-06-18
   days on market $109,900 Active 22 DOM
3. 2026-06-17
   days on market $109,900 Active 21 DOM
4. 2026-06-16
   days on market $109,900 Active 20 DOM
5. 2026-06-15
   days on market $109,900 Active 19 DOM
6. 2026-06-14
   days on market $109,900 Active 17 DOM
7. 2026-06-13
   days on market $109,900 Active 16 DOM
8. 2026-06-10
   days on market $109,900 Active 14 DOM
9. 2026-06-09
   days on market $109,900 Active 13 DOM
10. 2026-06-08
    days on market $109,900 Active 12 DOM
11. 2026-06-07
    days on market $109,900 Active 11 DOM
12. 2026-06-05
    days on market $109,900 Active 8 DOM
13. 2026-06-03
    days on market $109,900 Active 7 DOM
14. 2026-06-02
    days on market $109,900 Active 6 DOM
15. 2026-06-01
    days on market $109,900 Active 5 DOM
16. 2026-05-31
    days on market $109,900 Active 4 DOM
17. 2026-05-30
    days on market $109,900 Active 3 DOM
18. 2026-05-27
    listed $109,900 Active
19. 2024-12-06
    soldstatus $70,000 Closed 310-char remark

    Show marketing remark (310 chars)

    Opportunity awaits for this beautiful traditional home. Nestled in the Holland Patent School District. A 15 minute drive to the city hubs of Utica and Rome. 3 bedroom, 1 bath and numerous possibilities. Enjoy your time relaxing on the front porch and the sounds of the creek. Home needs work, Motivated seller.

20. 2024-07-25
    status Pending 310-char remark

    Show marketing remark (310 chars)

    Opportunity awaits for this beautiful traditional home. Nestled in the Holland Patent School District. A 15 minute drive to the city hubs of Utica and Rome. 3 bedroom, 1 bath and numerous possibilities. Enjoy your time relaxing on the front porch and the sounds of the creek. Home needs work, Motivated seller.

21. 2024-06-28
    price $79,900 310-char remark

    Show marketing remark (310 chars)

    Opportunity awaits for this beautiful traditional home. Nestled in the Holland Patent School District. A 15 minute drive to the city hubs of Utica and Rome. 3 bedroom, 1 bath and numerous possibilities. Enjoy your time relaxing on the front porch and the sounds of the creek. Home needs work, Motivated seller.

22. 2024-05-30
    price $89,900 310-char remark

    Show marketing remark (310 chars)

    Opportunity awaits for this beautiful traditional home. Nestled in the Holland Patent School District. A 15 minute drive to the city hubs of Utica and Rome. 3 bedroom, 1 bath and numerous possibilities. Enjoy your time relaxing on the front porch and the sounds of the creek. Home needs work, Motivated seller.

23. 2024-05-02
    price $99,900 310-char remark

    Show marketing remark (310 chars)

    Opportunity awaits for this beautiful traditional home. Nestled in the Holland Patent School District. A 15 minute drive to the city hubs of Utica and Rome. 3 bedroom, 1 bath and numerous possibilities. Enjoy your time relaxing on the front porch and the sounds of the creek. Home needs work, Motivated seller.

24. 2024-03-27
    listed $109,900 Active 310-char remark

    Show marketing remark (310 chars)

    Opportunity awaits for this beautiful traditional home. Nestled in the Holland Patent School District. A 15 minute drive to the city hubs of Utica and Rome. 3 bedroom, 1 bath and numerous possibilities. Enjoy your time relaxing on the front porch and the sounds of the creek. Home needs work, Motivated seller.

25. 1996-07-19
    soldstatus $31,000

ⓘ 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: $2,045 · $170/mo
• Projected year-2 tax: $2,045 · $170/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 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥92°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: $15,046
• − Mortgage interest: −$6,156
• − Property taxes: −$2,045
• − Insurance: −$6,074
• − Repairs & maintenance: −$1,204
• − Management: −$1,204
• − Depreciation: −$3,197
• Taxable loss: −$4,834
• Est. tax savings @ 24.0%: +$1,160
• After-tax cash flow: $-1,989/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: Holland Patent Central School District
• NCES district ID: 3614580
• Math proficiency: 44% ▼ -20.00%
• Reading proficiency: 63% ▲ 8.00%
• Median HH income: $66,571
• Composite: 47.2/100
• National rank: #2320
• State rank: #303 of 590 in NY

Livability — Barneveld

• Score: 63/100
• State rank: #811
• US rank: #15721

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Barneveld, NY
• Population (ZIP): 1,841

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 (96%)
• Race & ethnicity: White 96% Two or more races 3%
• Common ancestry: Italian 10% Romanian 9% Slovak 8%
• Foreign-born: 0% · South Korea

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: ▲ 32.42%
• Current HPI: 314.9648
• 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

+254.5% since first listed

8 events — show timeline

• 2026-05-27 Listed $109,900 CNYIS
• 2024-12-06 Sold (MLS) $70,000 Global MLS
• 2024-07-25 Pending — Global MLS
• 2024-06-28 Price Changed $79,900 Global MLS
• 2024-05-30 Price Changed $89,900 Global MLS
• 2024-05-02 Price Changed $99,900 Global MLS
• 2024-03-27 Listed $109,900 Global MLS
• 1996-07-19 Sold (Public Records) $31,000 Public Records

Property tax history

+2.1%/yr

Latest (2025): $2,045 · +4.8% YoY. Source: county tax records.