86 Main St · New York Mills, NY 13417

$299,000

2 bd · 1.5 ba · 1,134 sqft · SingleFamily · 97 Days on market

Built 1949 ↓ 8% 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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +7.2/30.0
• Schools +5.2/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• DSCR +1.4/10.0

Listing remarks

Secluded Home with Income Producing Units, Excellent Investment! This immaculately kept 2 bedroom home, with the potential for a 3rd bedroom, offers 1 1/2 baths and a kitchen featuring stainless steel appliances. The living room includes a cozy gas fireplace, and the home opens to a covered deck overlooking a large, privacy fenced yard, ideal for entertaining and get-togethers. A 1 stall detached garage provides additional upstairs storage. Set back and secluded behind the barber shop, the home offers added privacy. Along the street frontage is a barber shop with a 1/2 bath, plus a separate 1 bedroom, 1 bath apartment. Each unit generates $600 per month, providing steady rental income. The

Key facts

• Covered deck
• Privacy fenced yard
• Detached garage

Tags

• COVERED DECK
• PRIVACY FENCED YARD
• DETACHED GARAGE
• SEPARATE METERS
• SPLIT AIR CONDITIONING SYSTEM

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $299k.

Deal economics

• At list price, monthly cash flow is $-407 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $240k (19.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $210k (29.8% below list).
• Recommended offer: $210k (29.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 78/100 on livability (#175 in NY, #2,712 nationally) — a middle-class / working-renter tenant base. Strengths: health & safety A+, cost of living A, housing A; Watch: amenities F, commute F.
• New York Mills Union Free School District (suburban): math 60% / reading 65% proficiency, ranked #224 of 590 in NY (top 38%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: New York Mills School (math 52% / reading 47%, 546 students, 50% FRL) — zoned schools average 50% FRL vs 30% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 50% at this address vs 62% district-wide (-13 pts) — the specific schools serving this property underperform the New York Mills Union Free School District average; the district grade overstates school quality for this exact location.
• Market conditions: 10 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 204 units permitted in Oneida County in 2024 (68 in 5+ unit buildings).

Forward outlook

• In year one you build about $32k of equity ($2k loan paydown + $30k 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 ~$51k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 97 days — a 9% lower offer ($272k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $26k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $210,000 (29.8% 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 97 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
3. Built in 1949 — 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 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. 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?
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: 0.70% ✗
• Cap rate: 4.66%
• Cash-on-cash: -5.84%
• DSCR: 0.74
• GRM: 11.9

CMA / ARV

• ARV (on-the-fly): $176,904
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7 6th St	0.30mi	3/1.0 (+1)	1,144 (+1%)	8mo	$220,000	$192	71
94 Campbell Ave	0.40mi	3/1.0 (+1)	1,120 (-1%)	5mo	$252,350	$225	68
5 Huxford Pl	0.59mi	3/1.5 (+1)	1,170 (+3%)	2mo	$230,000	$197	60
5 Harts Hill Pkwy	0.53mi	3/1.0 (+1)	1,100 (-3%)	5mo	$260,000	$236	59
125 Campbell Ave	0.57mi	2/1.0	1,174 (+4%)	8mo	$183,200	$156	58
10 Russell Ave	0.54mi	3/1.5 (+1)	1,110 (-2%)	10mo	$119,500	$108	58
18 Trinity Ave	0.73mi	2/2.0	1,122 (-1%)	11mo	$103,000	$92	53
6 2nd St	0.50mi	3/2.0 (+1)	1,163 (+3%)	19mo	$136,100	$117	50
19 Whitesboro St	0.74mi	2/1.0	1,183 (+4%)	9mo	$166,500	$141	48
55 Sauquoit St	0.59mi	3/1.5 (+1)	1,069 (-6%)	19mo	$135,000	$126	42
2364 Douglas Ave	0.56mi	3/2.0 (+1)	1,075 (-5%)	20mo	$245,000	$228	42
5 Oatley Ave	0.61mi	3/1.0 (+1)	1,228 (+8%)	11mo	$79,000	$64	41

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: 20.1%
• Equity multiple: 2.64×
• Total profit: $136,932
• Equity at exit: $269,363

10-year hold

• IRR: 18.4%
• Equity multiple: 6.06×
• Total profit: $423,708
• Equity at exit: $580,891

Cash invested: $83,720 (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 13417

• Home prices YoY: 11.9%
• Active inventory: 10
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $2,100 medium
• Mortgage (P&I): −$1,568
• Tax est. 1.5%: −$374 /mo · $4,485/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $-407

Break-even live

Break-even rent $2,616

Max offer price $240,060

Occupancy floor —

Sensitivity live

Price	-10% $-201	-5% $-304	+0% $-407	+5% $-511	+10% $-614
Rent	-10% $-573	-5% $-490	+0% $-407	+5% $-324	+10% $-241
Rate	-1.0pp $-257	-0.5pp $-331	base $-407	+0.5pp $-485	+1.0pp $-564

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4 1st St Yorkville, NY	3.0	1.0	888	$2,100	$2.36	45d	1	0.59mi

Listing history 5 events

1. 2026-04-27
   status Pending
2. 2026-04-20
   price $299,000
3. 2026-04-20
   status Active
4. 2026-03-17
   status Pending
5. 2025-12-17
   listed $324,900 Active

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

Taxation est. · year 1

• Rental income: $25,200
• − Mortgage interest: −$16,749
• − Property taxes: −$4,485
• − Insurance: −$1,495
• − Repairs & maintenance: −$2,016
• − Management: −$2,016
• − Depreciation: −$8,698
• Taxable loss: −$10,259
• Est. tax savings @ 24.0%: +$2,462
• After-tax cash flow: $-2,426/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: New York Mills Union Free School District
• NCES district ID: 3620610
• Math proficiency: 60% ▲ 5.00%
• Reading proficiency: 65% ▲ 13.00%
• Median HH income: $40,329
• Composite: 52.21/100
• National rank: #1605
• State rank: #224 of 590 in NY

Livability — New York Mills

• Score: 78/100
• State rank: #175
• US rank: #2712

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New York Mills, NY
• City population: 3,012
• Population (ZIP): 3,012

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 (99%)
• Race & ethnicity: White 99% Asian 1%
• Common ancestry: Romanian 21% Lithuanian 4% Serbian 2%
• Foreign-born: 2%
• Languages at home: 94% English-only · Russian/Polish/Slavic 4% Vietnamese 1% Other Indo-European 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: ▲ 31.74%
• Current HPI: 298.823
• 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

-8.0% since first listed

5 events — show timeline

• 2026-04-27 Pending — CNYIS
• 2026-04-20 Price Changed $299,000 CNYIS
• 2026-04-20 Relisted — CNYIS
• 2026-03-17 Pending — CNYIS
• 2025-12-17 Listed $324,900 CNYIS