7169 State Route 8 · Poland, NY 13502

$55,000

3 bd · 1.0 ba · 768 sqft · SingleFamily public records · 324 Days on market

Built 1920 0.39 ac lot ↓ 8% 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 +5.1/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity to own 1.24 acres in a peaceful, semi-rural setting just outside of Deerfield. This listing includes three separate tax parcels being sold together, —offering an excellent opportunity for renovation, repurposing, or new construction. The lot features a small cabin-style structure, a utility shed, and several additional workshop or storage buildings, some of which may be salvageable. Whether you're looking for a site to build a home, a rustic camp, or simply need extra space for tools, materials, or recreational use, this lot holds strong potential. With its mix of open and wooded land, this property offers a flexible and affordable option for a range of uses—residential, storage, or recreational. Conveniently located near Utica, Herkimer, and surrounding Mohawk Valley areas, this property offers versatility and value with ample space to shape your vision.

Key facts

• Utility shed
• 1.24 acres
• Open and wooded land

Tags

• 1.24 ACRES
• THREE SEPARATE TAX PARCELS
• SMALL CABIN-STYLE STRUCTURE
• UTILITY SHED
• WORKSHOP OR STORAGE BUILDINGS
• OPEN AND WOODED LAND

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $792 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $55k).
• Recommended offer: $48k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#604 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living A; Watch: crime F, amenities F, commute F.
• Poland Central School District (rural): math 63% / reading 58% proficiency, ranked #240 of 590 in NY (top 41%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 150 active listings in the ZIP; 204 units permitted in Oneida County in 2024 (68 in 5+ unit buildings).
• This rent runs 33% of the median local income ($58k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $380 of loan paydown is wiped out by about $2k 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 $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 324 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $48,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 324 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — 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. 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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. 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.
9. 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.
10. 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: 2.86% ✓
• Cap rate: 23.57%
• Cash-on-cash: 61.72%
• DSCR: 3.75
• GRM: 2.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 60.6%
• Equity multiple: 3.70×
• Total profit: $41,603
• Equity at exit: $8,201

10-year hold

• IRR: 65.3%
• Equity multiple: 7.59×
• Total profit: $101,463
• Equity at exit: $4,755

Cash invested: $15,400 (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 13502

• Home prices YoY: -12.1%
• Active inventory: 150
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $1,575 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$141 /mo · $1,692/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $792

Break-even live

Break-even rent $573

Max offer price $55,000

Occupancy floor 45%

Sensitivity live

Price	-10% $823	-5% $808	+0% $792	+5% $777	+10% $761
Rent	-10% $668	-5% $730	+0% $792	+5% $854	+10% $917
Rate	-1.0pp $820	-0.5pp $806	base $792	+0.5pp $778	+1.0pp $763

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $55,000 Active 324 DOM
2. 2026-06-19
   days on market $55,000 Active 322 DOM
3. 2026-06-18
   days on market $55,000 Active 321 DOM
4. 2026-06-17
   days on market $55,000 Active 320 DOM
5. 2026-06-16
   days on market $55,000 Active 319 DOM
6. 2026-06-15
   days on market $55,000 Active 318 DOM
7. 2026-06-14
   days on market $55,000 Active 316 DOM
8. 2026-06-13
   days on market $55,000 Active 315 DOM
9. 2026-06-10
   days on market $55,000 Active 313 DOM
10. 2026-06-09
    days on market $55,000 Active 312 DOM
11. 2026-06-08
    days on market $55,000 Active 311 DOM
12. 2026-06-07
    days on market $55,000 Active 310 DOM
13. 2026-06-05
    days on market $55,000 Active 307 DOM
14. 2026-06-03
    days on market $55,000 Active 306 DOM
15. 2026-06-02
    days on market $55,000 Active 305 DOM
16. 2026-06-01
    days on market $55,000 Active 304 DOM
17. 2026-05-31
    days on market $55,000 Active 303 DOM
18. 2026-05-30
    days on market $55,000 Active 302 DOM
19. 2026-01-05
    price $55,000 897-char remark

    Show marketing remark (897 chars)

    Great opportunity to own 1.24 acres in a peaceful, semi-rural setting just outside of Deerfield. This listing includes three separate tax parcels being sold together, —offering an excellent opportunity for renovation, repurposing, or new construction. The lot features a small cabin-style structure, a utility shed, and several additional workshop or storage buildings, some of which may be salvageable. Whether you're looking for a site to build a home, a rustic camp, or simply need extra space for tools, materials, or recreational use, this lot holds strong potential. With its mix of open and wooded land, this property offers a flexible and affordable option for a range of uses—residential, storage, or recreational. Conveniently located near Utica, Herkimer, and surrounding Mohawk Valley areas, this property offers versatility and value with ample space to shape your vision.

20. 2025-07-31
    listed $60,000 Active 897-char remark

    Show marketing remark (897 chars)

    Great opportunity to own 1.24 acres in a peaceful, semi-rural setting just outside of Deerfield. This listing includes three separate tax parcels being sold together, —offering an excellent opportunity for renovation, repurposing, or new construction. The lot features a small cabin-style structure, a utility shed, and several additional workshop or storage buildings, some of which may be salvageable. Whether you're looking for a site to build a home, a rustic camp, or simply need extra space for tools, materials, or recreational use, this lot holds strong potential. With its mix of open and wooded land, this property offers a flexible and affordable option for a range of uses—residential, storage, or recreational. Conveniently located near Utica, Herkimer, and surrounding Mohawk Valley areas, this property offers versatility and value with ample space to shape your vision.

ⓘ 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: $1,692 · $141/mo
• Projected year-2 tax: $1,692 · $141/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 1/10 Low 7 d/yr ≥92°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 100% 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: $18,902
• − Mortgage interest: −$3,081
• − Property taxes: −$1,692
• − Insurance: −$275
• − Repairs & maintenance: −$1,512
• − Management: −$1,512
• − Depreciation: −$1,600
• Taxable income: $9,230
• Est. tax owed @ 24.0%: −$2,215
• After-tax cash flow: $7,290/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: Poland Central School District
• NCES district ID: 3623370
• Math proficiency: 63% ▲ 15.00%
• Reading proficiency: 58% ▲ 17.00%
• Median HH income: $47,888
• Composite: 51.32/100
• National rank: #1742
• State rank: #240 of 590 in NY

Livability — Poland

• Score: 67/100
• State rank: #604
• US rank: #10953

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Oneida County · 89,710 people
• Metro: Utica-Rome, NY
• Population (ZIP): 34,037
• Household income: $57,835
• Rent vs Own: 40.8% rent · 59.2% own
• Severe rent burden: 1604.0

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 (71%)
• Race & ethnicity: White 71% Hispanic / Latino 11% Black 9% Two or more races 7% Asian 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 5% Dominican 2%
• Common ancestry: Romanian 11% Lithuanian 3% American 2%
• Foreign-born: 12% · Canada, Philippines, China
• Languages at home: 81% English-only · Spanish 7% Russian/Polish/Slavic 4% Other Asian/Pacific 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: ▼ -50.76%
• Current HPI: 368.3955
• Rent YoY: —
• Metro: Utica-Rome, NY
• 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

-8.3% since first listed

2 events — show timeline

• 2026-01-05 Price Changed $55,000 CNYIS
• 2025-07-31 Listed $60,000 CNYIS

Property tax history

+3.5%/yr

Latest (2025): $1,692 · +12.4% YoY. Source: county tax records.