114- 116 1/2 W Fox St · Rome, NY 13440

$65,000

4 bd · 1.0 ba · 2,614 sqft · SingleFamily · 1079 Days on market

Built 1880 Poor condition 2,614 sqft lot $25/sqft · 58% below area

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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 +3.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming Two-Story Home in Rome. This 3 bedroom, 2-baths house offers generous living space with 2,614 sq. ft. spread across two levels. The enclosed porch adds a cozy spot of morning coffee or evening relaxation. Located on a 0.06-acre lot, this low-maintains property is perfect for those looking for space without the hassle or large outdoor upkeep. Close to schools, parks, and all the convenience Rome has to offer. A wonderful opportunity for families.

Key facts

• 2,614 sq ft lot
• Built 1880
• Listed 1079 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $65k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $969 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.
• Cap rate 24.2% vs local median 5.7% in Rome — 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 64/100 on livability (#722 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, schools F, amenities F.
• Rome City School District (town): math 35% / reading 46% proficiency, ranked #516 of 590 in NY (top 88%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 278 active listings in the ZIP; 204 units permitted in Oneida County in 2024 (68 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 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 $18k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 1079 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1880 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $57,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 1079 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1880 — 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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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.
8. 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.
9. 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: 2.76% ✓
• Cap rate: 24.18%
• Cash-on-cash: 63.90%
• DSCR: 3.84
• GRM: 3.0

CMA / ARV

• ARV (median comp): $153,590
• List price: $65,000
• Delta: -57.68%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
105 W Garden St	0.37mi	4/2.0	2,368 (-9%)	5mo	$235,000	$99	59
217 & 219 N Washington St	0.21mi	4/1.5	2,855 (+9%)	17mo	$105,000	$37	59
902 Franklyn St	0.50mi	4/1.5	2,590 (-1%)	20mo	$169,000	$65	57
100 Maple St	0.50mi	5/2.5 (+1)	2,772 (+6%)	2mo	$282,500	$102	54
702 N Madison St	0.43mi	5/2.5 (+1)	2,502 (-4%)	11mo	$212,000	$85	53
201 Maple St	0.47mi	4/3.0	2,870 (+10%)	9mo	$125,000	$44	46
605 W Liberty St	0.70mi	5/2.0 (+1)	2,445 (-6%)	7mo	$90,000	$37	42
115 W Locust St	0.66mi	3/2.5 (-1)	2,728 (+4%)	22mo	$360,000	$132	32

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: 63.0%
• Equity multiple: 3.81×
• Total profit: $51,216
• Equity at exit: $9,692

10-year hold

• IRR: 67.5%
• Equity multiple: 7.82×
• Total profit: $124,186
• Equity at exit: $5,620

Cash invested: $18,200 (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 13440

• Home prices YoY: -8.0%
• Active inventory: 278
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $1,795 medium
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $969

Break-even live

Break-even rent $569

Max offer price $65,000

Occupancy floor 41%

Sensitivity live

Price	-10% $1,014	-5% $992	+0% $969	+5% $947	+10% $924
Rent	-10% $827	-5% $898	+0% $969	+5% $1,040	+10% $1,111
Rate	-1.0pp $1,002	-0.5pp $986	base $969	+0.5pp $952	+1.0pp $935

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-21
   days on market $65,000 Active 1079 DOM
2. 2026-06-18
   days on market $65,000 Active 1077 DOM
3. 2026-06-17
   days on market $65,000 Active 1076 DOM
4. 2026-06-16
   days on market $65,000 Active 1075 DOM
5. 2026-06-15
   days on market $65,000 Active 1074 DOM
6. 2026-06-13
   days on market $65,000 Active 1072 DOM
7. 2026-06-12
   days on market $65,000 Active 1071 DOM
8. 2026-06-09
   days on market $65,000 Active 1068 DOM
9. 2026-06-08
   days on market $65,000 Active 1067 DOM
10. 2026-06-07
    days on market $65,000 Active 1066 DOM
11. 2026-06-07
    days on market $65,000 Active 1065 DOM
12. 2026-06-04
    days on market $65,000 Active 1062 DOM
13. 2026-06-02
    days on market $65,000 Active 1061 DOM
14. 2026-06-01
    days on market $65,000 Active 1060 DOM
15. 2026-05-31
    days on market $65,000 Active 1059 DOM
16. 2023-07-07
    listed $65,000 Active 460-char remark

    Show marketing remark (460 chars)

    Charming Two-Story Home in Rome. This 3 bedroom, 2-baths house offers generous living space with 2,614 sq. ft. spread across two levels. The enclosed porch adds a cozy spot of morning coffee or evening relaxation. Located on a 0.06-acre lot, this low-maintains property is perfect for those looking for space without the hassle or large outdoor upkeep. Close to schools, parks, and all the convenience Rome has to offer. A wonderful opportunity for families.

ⓘ 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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,544
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$325
• − Repairs & maintenance: −$1,723
• − Management: −$1,723
• − Depreciation: −$1,891
• Taxable income: $11,265
• Est. tax owed @ 24.0%: −$2,704
• After-tax cash flow: $8,926/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 · 1 photo

Poor 20/100 Extensive rehab

This two-story home requires extensive repairs and updates to its exterior, interior, HVAC, and landscaping to become move-in ready and increase its value.

Repairs flagged

• Major siding — Severe weathering and peeling
• Major paint — Peeling paint on the exterior
• Major roof — General condition suggests potential issues
• Major HVAC/mechanicals — No visible condition, but overall condition suggests potential issues
• Major landscaping — Overgrown vegetation

Value-add opportunities

• Both repair and paint exterior — Improves curb appeal and overall condition
• Both repair and paint interior — Improves living space and overall condition
• Both replace HVAC/mechanicals — Improves comfort and energy efficiency
• Both landscaping and curb appeal — Improves overall appearance and curb appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
siding · Severe weathering and peeling	Major	$15,000–50,000
paint · Peeling paint on the exterior	Major	$15,000–50,000
roof · General condition suggests potential issues	Major	$15,000–50,000
HVAC/mechanicals · No visible condition, but overall condition suggests potential issues	Major	$15,000–50,000
landscaping · Overgrown vegetation	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both repair and paint exterior — Improves curb appeal and overall condition ↑
• Both repair and paint interior — Improves living space and overall condition ↑
• Both replace HVAC/mechanicals — Improves comfort and energy efficiency ↑
• Both landscaping and curb appeal — Improves overall appearance and curb appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Rome City School District
• NCES district ID: 3624900
• Math proficiency: 35% ▼ -4.00%
• Reading proficiency: 46% ▲ 10.00%
• Median HH income: $46,406
• Composite: 34.52/100
• National rank: #5178
• State rank: #516 of 590 in NY

Livability — Rome

• Score: 64/100
• State rank: #722
• US rank: #13676

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rome, NY
• City population: 41,418
• Population (ZIP): 41,273

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 (82%)
• Race & ethnicity: White 82% Hispanic / Latino 7% Two or more races 6% Black 4% Asian 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 4%
• Common ancestry: Romanian 9% Lithuanian 4% Slovak 1%
• Foreign-born: 3% · Canada, China
• Languages at home: 94% English-only · Spanish 3% 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: ▼ -29.58%
• Current HPI: 339.3589
• 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

1 event — show timeline

• 2023-07-07 Listed $65,000 CNYIS