44 Pratt Ave · Clark Mills, NY 13321

$225,000

4 bd · 2.0 ba · 1,560 sqft · SingleFamily public records · 61 Days on market

Built 1905 4,066 sqft lot $144/sqft · 9% below area Est $249k · 9% under

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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 +16.1/30.0
• ARV discount +11.8/15.0
• Appreciation +5.5/10.0
• Schools +5.5/10.0
• DSCR +5.0/10.0
• 1% rule +4.5/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

There are some homes that simply feel good the moment you walk in. Fresh, bright, updated, and ready for their next chapter. This 4 bedroom, 2 full bath home in the Clinton School District is exactly that kind of home! From the curb appeal to the thoughtful interior updates, every space feels welcoming, refreshed, and easy to love. Step inside and you are greeted by new flooring, fresh paint, and a clean, modern feel that flows throughout the home. The brand new kitchen is a true standout, featuring all new appliances and the kind of fresh, updated design that makes daily living feel effortless. Just off the kitchen, the separate dining room offers the perfect place for meals, holidays, homework, game nights, or gathering with friends. The layout offers both comfort and function, with all four bedrooms located upstairs, creating a nice separation between everyday living space and private sleeping areas. With two full bathrooms and a huge laundry room, this home delivers the space buyers are looking for. Not just pretty updates, but practical ones too! Outside, the updates continue. A new deck overlooks the fenced in yard, giving you the perfect space for pets, play, summer cookouts, or simply relaxing at the end of the day. The new driveway leads to a garage located at the back of the property, adding even more convenience and usability. Fresh paint, new flooring, a new kitchen, all new appliances, a new driveway, a new deck, a fenced in yard, 4 bedrooms, 2 full baths, a garage, a separate dining room, and Clinton School District. This home checks the boxes! Move in ready, beautifully updated, and full of warmth, this is the kind of home that makes you excited to start packing.

Key facts

• New kitchen
• Fresh paint
• New flooring

Tags

• NEW FLOORING
• FRESH PAINT
• NEW KITCHEN
• ALL NEW APPLIANCES
• NEW DECK
• FENCED IN YARD

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $115 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $214k (4.8% below list).
• Recommended offer: $212k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#383 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, crime A; Watch: schools D-, amenities F, commute F.
• Clinton Central School District (suburban): math 57% / reading 71% proficiency, ranked #185 of 590 in NY (top 31%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 17% free/reduced lunch — higher-income household profile.
• Market conditions: 8 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 $4k of equity ($2k loan paydown + $2k appreciation (1.0% local appreciation)).
• Oneida County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.0% appreciation + 3.0% rent growth), your $63k cash investment doubles in ~9 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($212k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $42k; list at $225k implies a 436% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1905 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $211,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1905 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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.
7. 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.
8. 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: 0.95% ✗
• Cap rate: 6.91%
• Cash-on-cash: 2.20%
• DSCR: 1.10
• GRM: 8.7

CMA / ARV

• ARV (median comp): $248,562
• List price: $225,000
• Delta: -9.48%
• Verdict: FAIR
• Comps: 17 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7674 E Main St	0.33mi	3/2.5 (-1)	1,576 (+1%)	12mo	$160,000	$102	66
37 White St	0.45mi	4/2.0	1,656 (+6%)	11mo	$235,000	$142	59
11 White St	0.38mi	3/2.0 (-1)	1,488 (-5%)	17mo	$92,000	$62	56
43 White St	0.48mi	4/1.5	1,766 (+13%)	2mo	$100,000	$57	52
4646 French Rd	0.68mi	3/1.0 (-1)	1,758 (+13%)	18mo	$278,000	$158	24

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.98% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.6%
• Equity multiple: 1.18×
• Total profit: $11,364
• Equity at exit: $76,558

10-year hold

• IRR: 8.0%
• Equity multiple: 1.98×
• Total profit: $61,505
• Equity at exit: $101,542

Cash invested: $63,000 (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 13321

• Home prices YoY: 0.3%
• Active inventory: 8
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $2,143 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$304 /mo · $3,648/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$450
• Net cashflow: $115

Break-even live

Break-even rent $1,997

Max offer price $225,000

Occupancy floor 90%

Sensitivity live

Price	-10% $243	-5% $179	+0% $115	+5% $52	+10% $-12
Rent	-10% $-54	-5% $31	+0% $115	+5% $200	+10% $285
Rate	-1.0pp $229	-0.5pp $173	base $115	+0.5pp $57	+1.0pp $-2

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   statusdays on market $225,000 Pending 61 DOM
2. 2026-06-18
   days on market $225,000 Active 60 DOM
3. 2026-06-17
   days on market $225,000 Active 59 DOM
4. 2026-06-16
   days on market $225,000 Active 58 DOM
5. 2026-06-15
   days on market $225,000 Active 57 DOM
6. 2026-06-14
   days on market $225,000 Active 55 DOM
7. 2026-06-13
   days on market $225,000 Active 54 DOM
8. 2026-06-10
   days on market $225,000 Active 52 DOM
9. 2026-06-09
   days on market $225,000 Active 51 DOM
10. 2026-06-08
    days on market $225,000 Active 50 DOM
11. 2026-06-07
    days on market $225,000 Active 49 DOM
12. 2026-06-05
    days on market $225,000 Active 46 DOM
13. 2026-06-03
    days on market $225,000 Active 45 DOM
14. 2026-06-02
    days on market $225,000 Active 44 DOM
15. 2026-06-01
    days on market $225,000 Active 43 DOM
16. 2026-05-31
    days on market $225,000 Active 42 DOM
17. 2026-05-30
    days on market $225,000 Active 41 DOM
18. 2026-04-29
    price $225,000 1707-char remark

    Show marketing remark (1707 chars)

    There are some homes that simply feel good the moment you walk in. Fresh, bright, updated, and ready for their next chapter. This 4 bedroom, 2 full bath home in the Clinton School District is exactly that kind of home! From the curb appeal to the thoughtful interior updates, every space feels welcoming, refreshed, and easy to love. Step inside and you are greeted by new flooring, fresh paint, and a clean, modern feel that flows throughout the home. The brand new kitchen is a true standout, featuring all new appliances and the kind of fresh, updated design that makes daily living feel effortless. Just off the kitchen, the separate dining room offers the perfect place for meals, holidays, homework, game nights, or gathering with friends. The layout offers both comfort and function, with all four bedrooms located upstairs, creating a nice separation between everyday living space and private sleeping areas. With two full bathrooms and a huge laundry room, this home delivers the space buyers are looking for. Not just pretty updates, but practical ones too! Outside, the updates continue. A new deck overlooks the fenced in yard, giving you the perfect space for pets, play, summer cookouts, or simply relaxing at the end of the day. The new driveway leads to a garage located at the back of the property, adding even more convenience and usability. Fresh paint, new flooring, a new kitchen, all new appliances, a new driveway, a new deck, a fenced in yard, 4 bedrooms, 2 full baths, a garage, a separate dining room, and Clinton School District. This home checks the boxes! Move in ready, beautifully updated, and full of warmth, this is the kind of home that makes you excited to start packing.

19. 2026-04-19
    listed $250,000 Active 1707-char remark

    Show marketing remark (1707 chars)

    There are some homes that simply feel good the moment you walk in. Fresh, bright, updated, and ready for their next chapter. This 4 bedroom, 2 full bath home in the Clinton School District is exactly that kind of home! From the curb appeal to the thoughtful interior updates, every space feels welcoming, refreshed, and easy to love. Step inside and you are greeted by new flooring, fresh paint, and a clean, modern feel that flows throughout the home. The brand new kitchen is a true standout, featuring all new appliances and the kind of fresh, updated design that makes daily living feel effortless. Just off the kitchen, the separate dining room offers the perfect place for meals, holidays, homework, game nights, or gathering with friends. The layout offers both comfort and function, with all four bedrooms located upstairs, creating a nice separation between everyday living space and private sleeping areas. With two full bathrooms and a huge laundry room, this home delivers the space buyers are looking for. Not just pretty updates, but practical ones too! Outside, the updates continue. A new deck overlooks the fenced in yard, giving you the perfect space for pets, play, summer cookouts, or simply relaxing at the end of the day. The new driveway leads to a garage located at the back of the property, adding even more convenience and usability. Fresh paint, new flooring, a new kitchen, all new appliances, a new driveway, a new deck, a fenced in yard, 4 bedrooms, 2 full baths, a garage, a separate dining room, and Clinton School District. This home checks the boxes! Move in ready, beautifully updated, and full of warmth, this is the kind of home that makes you excited to start packing.

20. 1994-11-04
    soldstatus $42,000

ⓘ 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: $3,648 · $304/mo
• Projected year-2 tax: $3,725 · $310/mo
• Expected delta: +$77/yr (+$6/mo · 2.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 0% 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: $25,717
• − Mortgage interest: −$12,603
• − Property taxes: −$3,648
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,057
• − Management: −$2,057
• − Depreciation: −$6,545
• Taxable loss: −$2,319
• Est. tax savings @ 24.0%: +$557
• After-tax cash flow: $1,941/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: Clinton Central School District
• NCES district ID: 3607770
• Math proficiency: 57% ▼ -11.00%
• Reading proficiency: 71% ▲ 6.00%
• Median HH income: $57,439
• Composite: 55.05/100
• National rank: #1290
• State rank: #185 of 590 in NY

Livability — Clark Mills

• Score: 71/100
• State rank: #383
• US rank: #6606

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clark Mills, NY
• City population: 815
• Population (ZIP): 815

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 (92%)
• Race & ethnicity: White 92% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Subsaharan African 11% Romanian 8% Lithuanian 4%
• Foreign-born: 7% · Canada

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: ▲ 0.98%
• Current HPI: 281.0024
• 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

+435.7% since first listed

3 events — show timeline

• 2026-04-29 Price Changed $225,000 CNYIS
• 2026-04-19 Listed $250,000 CNYIS
• 1994-11-04 Sold (Public Records) $42,000 Public Records

Property tax history

+3.9%/yr

Latest (2025): $3,648 · +3.1% YoY. Source: county tax records.