134 Poole Rd · Ithaca, NY 14850

$395,000

4 bd · 4.0 ba · 2,110 sqft · MultiFamily · 123 Days on market

Built 1978 Good condition 1.40 ac lot $187/sqft · 37% below area Est $632k · 37% under ↓ 1% since listing

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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).

• Cash flow +20.6/30.0
• ARV discount +15.0/15.0
• DSCR +6.5/10.0
• Schools +5.5/10.0
• 1% rule +5.4/10.0
• Livability +3.9/5.0
• Rent growth +3.8/5.0
• Condition / age +3.8/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

This unique duplex offers an extraordinary opportunity for both homeowners and or investors. Situated in a desirable location where its grandfathered property use sets it apart, this property boasts two side-by-side units, each thoughtfully designed to provide comfort and convenience. Each unit features two bedrooms, one and a half bathrooms, its own laundry facilities, a private back balcony, and separate utilities, ensuring privacy and ease of living. As you enter either apartment, you are greeted with a beautiful wooden staircase.

Key facts

• 1.4 acre lot
• Built 1978
• Listed 122 days

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.5-bath units multifamily listed at $395k. Condition is rated good.
• This rent per unit runs 35% of the median local income ($71k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Deal economics

• At list price, monthly cash flow is $526 ($6k/yr) — positive. Per door: $263/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $395k).
• Recommended offer: $348k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 3.6% in Ithaca — 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 77/100 on livability (#210 in NY, #3,240 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, health & safety A+; Watch: housing C-, employment D+, cost of living D.
• Ithaca City School District (urban): math 57% / reading 71% proficiency, ranked #195 of 590 in NY (top 33%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Enfield School (math 10% / reading 30%, grade F, #1,945 of 2,108 statewide, top 94%, 164 students, 65% FRL); Boynton Middle School (math 36% / reading 64%, grade C, #261 of 729 statewide, top 36%, 526 students, 36% FRL); Ithaca Senior High School (math 95% / reading 95%, grade A+, #83 of 1,100 statewide, top 8%, 1,341 students, 31% FRL).
• Market conditions: Rents rising fast (+5.2%/yr); 420 active listings in the ZIP; 382 units permitted in Tompkins County in 2024 (208 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k of value loss. Plan a longer hold.
• Tompkins County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 123 days — a 12% lower offer ($348k) is reasonable based on typical stale-listing flexibility.

Recommended offer $347,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 123 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are A-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?
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 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: 1.04% ✓
• Cap rate: 7.89%
• Cash-on-cash: 5.71%
• DSCR: 1.25
• GRM: 8.0

CMA / ARV

• ARV (median comp): $631,904
• List price: $395,000
• Delta: -37.49%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
280 Coy Glen Rd	1.43mi	4/2.5	2,085 (-1%)	4mo	$469,000	$225	53
102 Longview Dr	0.31mi	4/2.0	2,026 (-4%)	33mo	$384,000	$190	51
205 Sheffield Rd	0.41mi	4/2.0	2,506 (+19%)	3mo	$369,900	$148	46
305 Woodgate Ln	0.42mi	4/3.0	2,364 (+12%)	16mo	$370,000	$157	43
112 Poole Rd	0.25mi	3/1.0 (-1)	1,960 (-7%)	35mo	$205,000	$105	39
213 Sheffield Rd	0.43mi	3/2.0 (-1)	1,716 (-19%)	23mo	$363,000	$212	23
140 Westhaven Rd	1.48mi	4/2.0	2,320 (+10%)	35mo	$395,000	$170	20

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 · 5.22% rent growth · sell at horizon

5-year hold

• IRR: -5.0%
• Equity multiple: 0.81×
• Total profit: $-21,046
• Equity at exit: $58,896

10-year hold

• IRR: 7.1%
• Equity multiple: 1.59×
• Total profit: $65,455
• Equity at exit: $34,152

Cash invested: $110,600 (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 14850

• Rents YoY: 5.2%
• Active inventory: 420
• Price-to-rent: 16.0×

Monthly cashflow live

• Estimated rent: $4,121 medium
• Mortgage (P&I): −$2,071
• Tax est. 1.5%: −$494 /mo · $5,925/yr
• Insurance: −$165
• HOA: −$0
• Vacancy / Maint / Mgmt: −$865
• Net cashflow: $526

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1.5	$4,122
Total (2 units)			$4,121

Break-even live

Break-even rent $3,455

Max offer price $395,000

Occupancy floor 82%

Sensitivity live

Price	-10% $799	-5% $662	+0% $526	+5% $389	+10% $253
Rent	-10% $200	-5% $363	+0% $526	+5% $689	+10% $851
Rate	-1.0pp $725	-0.5pp $626	base $526	+0.5pp $423	+1.0pp $319

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: $98,750
• Closing costs: $11,850
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5 Maxs Dr Ithaca, NY	2.0	2.0	1488	$2,700	$1.81	93d	1	0.30mi

Property features AI

Finance

• Financial info: Two rental units with listed rents: one at $1,350 and one at $1,550

Exterior

• Parking: Gravel parking
• Utilities: Well waterSeptic tankElectricity connectedPropane
• Home design: DuplexTwo stories
• Construction: Wood sidingAsphalt and other roof (see remarks)
• Exterior features: PorchIrregular lotTwo driveways

Interior

• Kitchen: DishwasherOven/RangeRefrigeratorMicrowaveEat-in kitchen
• Bedrooms: Two 2-bedroom units
• Flooring: CarpetHardwoodTileVaried flooring
• Bathrooms: Two full bathrooms per unitTwo half bathrooms per unit
• Heating & cooling: Electric heatingBaseboard heatingHot water heatingCeiling fans for coolingWall cooling units
• Interior features: Ceiling fansCathedral ceilingsFinished basementFireplace (1)
• Laundry & utility: Washer and dryer in unitLaundry in unitElectric water heater

Listing history 50 events

1. 2026-08-08
   days on market $395,000 Active 123 DOM
2. 2026-08-07
   days on market $395,000 Active 122 DOM
3. 2026-08-06
   days on market $395,000 Active 121 DOM
4. 2026-08-05
   days on market $395,000 Active 120 DOM
5. 2026-08-04
   days on market $395,000 Active 119 DOM
6. 2026-08-03
   days on market $395,000 Active 118 DOM
7. 2026-07-31
   days on market $395,000 Active 115 DOM
8. 2026-07-29
   days on market $395,000 Active 113 DOM
9. 2026-07-27
   days on market $395,000 Active 111 DOM
10. 2026-07-25
    days on market $395,000 Active 109 DOM
11. 2026-07-23
    days on market $395,000 Active 107 DOM
12. 2026-07-22
    days on market $395,000 Active 106 DOM
13. 2026-07-21
    days on market $395,000 Active 105 DOM
14. 2026-07-18
    days on market $395,000 Active 102 DOM
15. 2026-07-16
    days on market $395,000 Active 100 DOM
16. 2026-07-16
    days on market $395,000 Active 99 DOM
17. 2026-07-14
    days on market $395,000 Active 98 DOM
18. 2026-07-13
    days on market $395,000 Active 97 DOM
19. 2026-07-12
    days on market $395,000 Active 96 DOM
20. 2026-07-11
    days on market $395,000 Active 95 DOM
21. 2026-07-10
    days on market $395,000 Active 94 DOM
22. 2026-07-09
    days on market $395,000 Active 93 DOM
23. 2026-07-08
    days on market $395,000 Active 92 DOM
24. 2026-07-07
    days on market $395,000 Active 91 DOM
25. 2026-07-06
    days on market $395,000 Active 90 DOM
26. 2026-07-05
    days on market $395,000 Active 89 DOM
27. 2026-07-04
    days on market $395,000 Active 88 DOM
28. 2026-07-03
    days on market $395,000 Active 87 DOM
29. 2026-07-02
    days on market $395,000 Active 86 DOM
30. 2026-07-01
    days on market $395,000 Active 85 DOM
31. 2026-06-30
    days on market $395,000 Active 84 DOM
32. 2026-06-29
    days on market $395,000 Active 83 DOM
33. 2026-06-28
    days on market $395,000 Active 82 DOM
34. 2026-06-28
    days on market $395,000 Active 81 DOM
35. 2026-06-27
    days on market $395,000 Active 80 DOM
36. 2026-06-26
    days on market $395,000 Active 79 DOM
37. 2026-06-22
    days on market $395,000 Active 76 DOM
38. 2026-06-19
    days on market $395,000 Active 73 DOM
39. 2026-06-18
    days on market $395,000 Active 72 DOM
40. 2026-06-17
    days on market $395,000 Active 71 DOM
41. 2026-06-16
    days on market $395,000 Active 70 DOM
42. 2026-06-15
    days on market $395,000 Active 69 DOM
43. 2026-06-14
    days on market $395,000 Active 67 DOM
44. 2026-06-13
    days on market $395,000 Active 66 DOM
45. 2026-06-10
    days on market $395,000 Active 64 DOM
46. 2026-06-09
    days on market $395,000 Active 63 DOM
47. 2026-06-08
    days on market $395,000 Active 62 DOM
48. 2026-06-07
    days on market $395,000 Active 61 DOM
49. 2026-06-05
    days on market $395,000 Active 58 DOM
50. 2026-06-02
    days on market $395,000 Active 56 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 4 d/yr ≥96°F today · 9 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $49,452
• − Mortgage interest: −$22,126
• − Property taxes: −$5,925
• − Insurance: −$1,975
• − Repairs & maintenance: −$3,956
• − Management: −$3,956
• − Depreciation: −$11,491
• Taxable income: $23
• Est. tax owed @ 24.0%: −$5
• After-tax cash flow: $6,305/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 · 13 photos

Good 75/100 Cosmetic rehab Est. rehab $10,550–$31,650 screening

This well-maintained two-unit duplex is in good condition with updates in the kitchen and bathrooms. It offers a good investment opportunity with potential for further value enhancement through exterior painting and landscaping.

Value-add opportunities

• Resale Paint the exterior siding — Fresh paint can significantly enhance curb appeal and property value. ↑
• Resale Update the kitchen backsplash — A fresh backsplash can modernize the kitchen and add value. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract more tenants. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic 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.

D Composite school gradezoned avg 55/100

Zoned Schools

Elementary Enfield School F NY #1,945/2,108 Nat'l #33,283/41,679 Middle Boynton Middle School C NY #261/729 Nat'l #3,460/14,009 High Ithaca Senior High School A+ NY #83/1,100 Nat'l #116/17,239

Schools (NCES district)

• District: Ithaca City School District
• NCES district ID: 3615570
• Math proficiency: 57% ▼ -5.00%
• Reading proficiency: 71% ▲ 11.00%
• Median HH income: $46,528
• Composite: 54.01/100
• National rank: #1397
• State rank: #195 of 590 in NY

B Composite livability gradescore 77/100

Livability — Ithaca

• Score: 77/100
• State rank: #210
• US rank: #3240

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Tompkins County · 113,958 people
• City population: 68,610
• Metro: Ithaca, NY
• Population (ZIP): 68,610
• Household income: $71,445
• Rent vs Own: 55.2% rent · 44.8% own
• Severe rent burden: 13% of renters

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Population outlook (Tompkins County) Hauer SSP2

• Today (2025): 113,958 people
• By 2030: 118,774 · +4.2%
• By 2040: 125,927 · +10.5%
• By 2050: 133,599 · +17.2%
• By 2075: 156,759 · +37.6%
• By 2100: 169,896 · +49.1%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Asian 13% Hispanic / Latino 8% Two or more races 8% Black 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Romanian 3% Italian 3% Scotch-Irish 2%
• Foreign-born: 18% · China, Canada, South Korea
• Languages at home: 79% English-only · Chinese 5% Spanish 4% Other Indo-European 4%

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Political lean MEDSL · Tompkins

• 2024 margin: Solid D (+50.6) · D 75.3% · R 24.7%
• 2008→2024 swing: +8.6pp toward D · 2008: 42.1pp · 2024: 50.6pp
• All cycles: 2024: D+50.6 2020: D+49.2 2016: D+42.1 2012: D+39.8 2008: D+42.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -276.59%
• Current HPI: 389.7215
• Rent YoY: ▲ 5.22%
• Metro: Ithaca, NY
• 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

Finance

• Financial info: Two rental units with listed rents: one at $1,350 and one at $1,550

Exterior

• Parking: Gravel parking
• Utilities: Well waterSeptic tankElectricity connectedPropane
• Home design: DuplexTwo stories
• Construction: Wood sidingAsphalt and other roof (see remarks)
• Exterior features: PorchIrregular lotTwo driveways

Interior

• Kitchen: DishwasherOven/RangeRefrigeratorMicrowaveEat-in kitchen
• Bedrooms: Two 2-bedroom units
• Flooring: CarpetHardwoodTileVaried flooring
• Bathrooms: Two full bathrooms per unitTwo half bathrooms per unit
• Heating & cooling: Electric heatingBaseboard heatingHot water heatingCeiling fans for coolingWall cooling units
• Interior features: Ceiling fansCathedral ceilingsFinished basementFireplace (1)
• Laundry & utility: Washer and dryer in unitLaundry in unitElectric water heater

Price history

-1.0% since first listed

2 events — show timeline

• 2026-05-04 Price Changed $395,000 IBRMLS
• 2026-04-07 Listed $399,000 IBRMLS