7933 Steuben St · Holland Patent, NY 13354

$239,900

5 bd · 1.0 ba · 2,575 sqft · SingleFamily public records · 92 Days on market

Built 1840 0.53 ac lot $93/sqft · 26% below area Est $325k · 26% under ↓ 4% since listing

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Why this score? — see what drove the D 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
• Appreciation +10.0/10.0
• Cash flow +4.7/30.0
• Schools +4.7/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.7/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Here is your opportunity to own a home within the much desired Holland Patent school district and within the village of Holland patent. A super location to raise a family and within walking distance to everything within this great Village. This five bedroom home offers a convenient floor plan, allowing a new owner to utilize the rooms to fit their needs. The large open kitchen with eat in dining area has an island and plenty of cupboards and counter space. The double sliding doors provide access into a very large dining room which could be utilized as a family room or living room. A large living room is adjacent which might be utilized as a downstairs master bedroom. The first floor also offers a den or study which in the past has been used as a bedroom. A laundry room, a separate full bathroom and an unheated storage room on the first floor provide convenience for the homeowner. Two staircases lead to the second floor where there is another full bath and five bedrooms. One of the bedrooms passes through to another. There is also an unheated storage room. The present owners have been here for 45 years plus, raising their family, and enjoying country living at its finest. In the warm weather months they have utilized the beautiful yard with lawn, perennial flower gardens, a storage shed and double wide driveway. A small creek runs through the back of the property. There are not many opportunities to own a house of this caliber within the village, which has the convenience of public water, public sewer, and natural gas to heat the residence.

Key facts

• Double sliding doors
• Large dining room
• Eat in dining area

Tags

• HOLLAND PATENT SCHOOL DISTRICT
• LARGE OPEN KITCHEN
• EAT IN DINING AREA
• DOUBLE SLIDING DOORS
• LARGE DINING ROOM
• DEN OR STUDY

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $-594 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $135k (43.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $138k (42.5% below list).
• Recommended offer: $135k (43.7% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 67/100 on livability (#599 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, employment A, cost of living A-; Watch: health & safety C-, crime D-, amenities 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.
• Zoned schools: General William Floyd Elementary School (315 students, 29% FRL); Holland Patent Middle School (math 29% / reading 56%, grade D-, #373 of 729 statewide, top 52%, 285 students, 44% FRL); Holland Patent Central High School (math 98% / reading 87%, grade A+, #158 of 1,100 statewide, top 15%, 409 students, 44% FRL).
• Zoned-school proficiency averages 67% at this address vs 54% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the Holland Patent Central School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 10 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 $26k of equity ($2k loan paydown + $24k 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 2, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 92 days — a 9% lower offer ($218k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1840 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $135,034 (43.7% 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. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 44% concession, seller financing, or rate buy-down credit?
3. Built in 1840 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
7. Crime grade is D 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 0.57% ✗
• Cap rate: 3.32%
• Cash-on-cash: -10.60%
• DSCR: 0.53
• GRM: 14.5

CMA / ARV

• ARV (median comp): $324,575
• List price: $239,900
• Delta: -26.09%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.9%
• Equity multiple: 2.38×
• Total profit: $92,884
• Equity at exit: $216,121

10-year hold

• IRR: 16.0%
• Equity multiple: 5.52×
• Total profit: $303,331
• Equity at exit: $466,073

Cash invested: $67,172 (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 13354

• Home prices YoY: 8.7%
• Active inventory: 10
• Price-to-rent: 14.5×

Monthly cashflow live

• Estimated rent: $1,379 medium
• Mortgage (P&I): −$1,258
• Tax from tax record: −$325 /mo · $3,898/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $-594

Break-even live

Break-even rent $2,130

Max offer price $135,034

Occupancy floor —

Sensitivity live

Price	-10% $-458	-5% $-526	+0% $-594	+5% $-662	+10% $-729
Rent	-10% $-703	-5% $-648	+0% $-594	+5% $-539	+10% $-485
Rate	-1.0pp $-473	-0.5pp $-533	base $-594	+0.5pp $-656	+1.0pp $-719

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-18
   status Pending 1565-char remark

   Show marketing remark (1565 chars)

   Here is your opportunity to own a home within the much desired Holland Patent school district and within the village of Holland patent. A super location to raise a family and within walking distance to everything within this great Village. This five bedroom home offers a convenient floor plan, allowing a new owner to utilize the rooms to fit their needs. The large open kitchen with eat in dining area has an island and plenty of cupboards and counter space. The double sliding doors provide access into a very large dining room which could be utilized as a family room or living room. A large living room is adjacent which might be utilized as a downstairs master bedroom. The first floor also offers a den or study which in the past has been used as a bedroom. A laundry room, a separate full bathroom and an unheated storage room on the first floor provide convenience for the homeowner. Two staircases lead to the second floor where there is another full bath and five bedrooms. One of the bedrooms passes through to another. There is also an unheated storage room. The present owners have been here for 45 years plus, raising their family, and enjoying country living at its finest. In the warm weather months they have utilized the beautiful yard with lawn, perennial flower gardens, a storage shed and double wide driveway. A small creek runs through the back of the property. There are not many opportunities to own a house of this caliber within the village, which has the convenience of public water, public sewer, and natural gas to heat the residence.

2. 2026-03-25
   price $239,900 1565-char remark

   Show marketing remark (1565 chars)

   Here is your opportunity to own a home within the much desired Holland Patent school district and within the village of Holland patent. A super location to raise a family and within walking distance to everything within this great Village. This five bedroom home offers a convenient floor plan, allowing a new owner to utilize the rooms to fit their needs. The large open kitchen with eat in dining area has an island and plenty of cupboards and counter space. The double sliding doors provide access into a very large dining room which could be utilized as a family room or living room. A large living room is adjacent which might be utilized as a downstairs master bedroom. The first floor also offers a den or study which in the past has been used as a bedroom. A laundry room, a separate full bathroom and an unheated storage room on the first floor provide convenience for the homeowner. Two staircases lead to the second floor where there is another full bath and five bedrooms. One of the bedrooms passes through to another. There is also an unheated storage room. The present owners have been here for 45 years plus, raising their family, and enjoying country living at its finest. In the warm weather months they have utilized the beautiful yard with lawn, perennial flower gardens, a storage shed and double wide driveway. A small creek runs through the back of the property. There are not many opportunities to own a house of this caliber within the village, which has the convenience of public water, public sewer, and natural gas to heat the residence.

3. 2026-02-15
   listed $249,900 Active 1565-char remark

   Show marketing remark (1565 chars)

   Here is your opportunity to own a home within the much desired Holland Patent school district and within the village of Holland patent. A super location to raise a family and within walking distance to everything within this great Village. This five bedroom home offers a convenient floor plan, allowing a new owner to utilize the rooms to fit their needs. The large open kitchen with eat in dining area has an island and plenty of cupboards and counter space. The double sliding doors provide access into a very large dining room which could be utilized as a family room or living room. A large living room is adjacent which might be utilized as a downstairs master bedroom. The first floor also offers a den or study which in the past has been used as a bedroom. A laundry room, a separate full bathroom and an unheated storage room on the first floor provide convenience for the homeowner. Two staircases lead to the second floor where there is another full bath and five bedrooms. One of the bedrooms passes through to another. There is also an unheated storage room. The present owners have been here for 45 years plus, raising their family, and enjoying country living at its finest. In the warm weather months they have utilized the beautiful yard with lawn, perennial flower gardens, a storage shed and double wide driveway. A small creek runs through the back of the property. There are not many opportunities to own a house of this caliber within the village, which has the convenience of public water, public sewer, and natural gas to heat the residence.

ⓘ 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: $3,898 · $325/mo
• Projected year-2 tax: $3,976 · $331/mo
• Expected delta: +$78/yr (+$7/mo · 2.0%)

ⓘ 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 2/10 Low 8 d/yr ≥94°F today · 18 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,545
• − Mortgage interest: −$13,438
• − Property taxes: −$3,898
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,324
• − Management: −$1,324
• − Depreciation: −$6,979
• Taxable loss: −$11,617
• Est. tax savings @ 24.0%: +$2,788
• After-tax cash flow: $-4,336/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 — Holland Patent

• Score: 67/100
• State rank: #599
• US rank: #10882

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Holland Patent, NY
• Population (ZIP): 3,124

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 (97%)
• Race & ethnicity: White 97% Two or more races 2%
• Common ancestry: Romanian 11% Slovak 5% Lithuanian 4%
• Foreign-born: 1%
• Languages at home: 96% English-only · German/W. Germanic 2% Russian/Polish/Slavic 1% Chinese 1%

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: ▲ 25.65%
• Current HPI: 320.9037
• 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

-4.0% since first listed

3 events — show timeline

• 2026-05-18 Pending — CNYIS
• 2026-03-25 Price Changed $239,900 CNYIS
• 2026-02-15 Listed $249,900 CNYIS

Property tax history

+0.3%/yr

Latest (2025): $3,898 · -6.6% YoY. Source: county tax records.