410 Washington Ave · Oneida, NY 13421

$150,000

3 bd · 2.0 ba · 1,622 sqft · SingleFamily public records · 16 Days on market

Built 1901 8,712 sqft lot Est $225k · 33% 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 +14.6/30.0
• 1% rule +5.2/10.0
• DSCR +4.4/10.0
• Schools +4.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This lovely Victorian home with modern updates and an inviting wrap-around porch offers 3 bedrooms, 2 full baths and a detached 2-car garage. High ceilings, original moulding, brass hardware, and gleaming original hardwood floors greet you and continue throughout the home. You can relax in the front living room with a pocket door, while the adjacent formal dining room provides additional entertaining space. The eat-in kitchen at the back of the house has TWO additional pantries and is convenient to the 1st floor mudroom/laundry area. The spacious full bathroom downstairs features a beautiful clawfoot tub and linen closet. Upstairs, there are 3 generously sized bedrooms, two with added close

Key facts

• Brass hardware
• Pocket door
• Wrap-around porch

Tags

• WRAP-AROUND PORCH
• ORIGINAL MOULDING
• BRASS HARDWARE
• ORIGINAL HARDWOOD FLOORS
• POCKET DOOR
• EAT-IN KITCHEN

Property features AI

Exterior

• Parking: Detached garage; 2 garage spaces
• Utilities: Sewer connected; Public water connected; Cable available; High-speed internet available; Gas water heater
• Home design: 2-story house; Existing construction; Wood siding exterior; Irregular residential lot; City street frontage; Lot dimensions approximately 55 x 125
• Construction: Block and stone foundation; Attic/crawl hatchway(s) insulated
• Exterior features: Dirt driveway; Deck; Covered porch

Interior

• Kitchen: Dishwasher; Gas oven; Gas range; Microwave; Refrigerator
• Bedrooms: Total rooms: 8
• Flooring: Ceramic tile; Hardwood; Varies
• Bathrooms: 2 full bathrooms; 1 main-level bathroom
• Heating & cooling: Gas heating; Radiator heating
• Interior features: Thermal windows; Separate/formal dining room; Eat-in kitchen; Partial basement
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $35 ($418/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $148k (1.5% below list) — sets the bar for market timing.
• Cap rate 6.6% vs local median 4.0% in Oneida — 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 61/100 on livability (#924 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, health & safety C-, 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.
• Zoned schools: W F Prior Elementary School (math 34% / reading 54%, grade F, #1,277 of 2,108 statewide, top 64%, 221 students, 49% 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: 67 active listings in the ZIP; 137 units permitted in Madison County in 2024 (46 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Madison County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 14y 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 $77k; list at $150k implies a 95% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1901 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $147,750 (1.5% below list)

Questions for the listing agent

1. Built in 1901 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.02% ✓
• Cap rate: 6.57%
• Cash-on-cash: 1.00%
• DSCR: 1.04
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $225,458
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
318 Earl Ave	0.28mi	4/2.0 (+1)	1,575 (-3%)	1mo	$232,000	$147	76
338 Leonard St	0.19mi	3/2.0	1,700 (+5%)	11mo	$229,900	$135	74
440 Lincoln Ave	0.28mi	4/2.0 (+1)	1,701 (+5%)	1mo	$282,500	$166	73
436 W Elm St	0.42mi	3/2.0	1,536 (-5%)	10mo	$75,000	$49	63
384 Cleveland Ave	0.23mi	3/2.0	1,440 (-11%)	10mo	$190,000	$132	62
135 Hunt Valley Rd	0.68mi	3/2.5	1,624 (+0%)	9mo	$324,000	$200	59
308 Chappell St	0.57mi	3/2.0	1,500 (-8%)	3mo	$225,000	$150	58
215 North St	0.42mi	3/1.0	1,440 (-11%)	2mo	$200,000	$139	56
232 West St	0.29mi	4/1.0 (+1)	1,804 (+11%)	5mo	$215,000	$119	55
124 Morgan Ln	0.68mi	3/2.5	1,560 (-4%)	7mo	$305,000	$196	54
229 Boston St	0.46mi	4/1.5 (+1)	1,449 (-11%)	6mo	$164,900	$114	49
231 N Main St	0.57mi	3/1.5	1,435 (-12%)	5mo	$50,000	$35	48

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: -14.6%
• Equity multiple: 0.48×
• Total profit: $-21,981
• Equity at exit: $22,365

10-year hold

• IRR: -5.8%
• Equity multiple: 0.62×
• Total profit: $-15,852
• Equity at exit: $12,969

Cash invested: $42,000 (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 13421

• Home prices YoY: -5.1%
• Active inventory: 67
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,527 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$323 /mo · $3,872/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $35

Break-even live

Break-even rent $1,483

Max offer price $150,000

Occupancy floor 93%

Sensitivity live

Price	-10% $120	-5% $77	+0% $35	+5% $-8	+10% $-50
Rent	-10% $-86	-5% $-25	+0% $35	+5% $95	+10% $156
Rate	-1.0pp $110	-0.5pp $73	base $35	+0.5pp $-4	+1.0pp $-44

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-21
   days on market $150,000 Active 16 DOM
2. 2026-06-21
   statusdays on market $150,000 Active 15 DOM
3. 2026-06-18
   days on market $150,000 Active Under Contract 13 DOM
4. 2026-06-17
   days on market $150,000 Active Under Contract 12 DOM
5. 2026-06-16
   days on market $150,000 Active Under Contract 11 DOM
6. 2026-06-15
   statusdays on market $150,000 Active Under Contract 10 DOM
7. 2026-06-13
   days on market $150,000 Active 8 DOM
8. 2026-06-12
   days on market $150,000 Active 7 DOM
9. 2026-06-09
   days on market $150,000 Active 4 DOM
10. 2026-06-08
    days on market $150,000 Active 3 DOM
11. 2026-06-07
    days on market $150,000 Active 2 DOM
12. 2026-06-07
    remarks 699-char remark
13. 2026-06-07
    listed $150,000 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: $3,872 · $323/mo
• Projected year-2 tax: $3,872 · $323/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 · 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: $18,329
• − Mortgage interest: −$8,402
• − Property taxes: −$3,872
• − Insurance: −$750
• − Repairs & maintenance: −$1,466
• − Management: −$1,466
• − Depreciation: −$4,364
• Taxable loss: −$1,992
• Est. tax savings @ 24.0%: +$478
• After-tax cash flow: $896/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 — Oneida

• Score: 61/100
• State rank: #924
• US rank: #18033

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oneida, NY
• City population: 12,742
• Population (ZIP): 12,742

Population outlook (Madison County) Hauer SSP2

• Today (2025): 69,528 people
• By 2030: 66,599 · -4.2%
• By 2040: 59,814 · -14.0%
• By 2050: 52,842 · -24.0%
• By 2075: 39,167 · -43.7%
• By 2100: 28,442 · -59.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Lithuanian 5% Romanian 4% Iranian 2%
• Foreign-born: 1% · Canada, China
• Languages at home: 97% English-only · Spanish 1% Other Indo-European 1%

Political lean MEDSL · Madison

• 2024 margin: R (+13.1) · D 43.5% · R 56.5%
• 2008→2024 swing: -13.9pp toward R · 2008: 0.9pp · 2024: -13.1pp
• All cycles: 2024: R+13.1 2020: R+10.6 2016: R+15.9 2012: D+0.3 2008: D+0.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -13.30%
• Current HPI: 248.3909
• 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

+361.5% since first listed

4 events — show timeline

• 2026-06-05 Listed $150,000 CNYIS
• 2012-11-28 Listed $79,900 CNYIS
• 2005-06-27 Sold (Public Records) $77,000 Public Records
• 1998-10-01 Sold (Public Records) $32,500 Public Records

Property tax history

+1.7%/yr

Latest (2025): $3,872 · -1.3% YoY. Source: county tax records.