3428 Mcconnellsville Rd · Rome, NY 13308

$199,900

3 bd · 1.0 ba · 1,165 sqft · SingleFamily public records · 42 Days on market

Built 1959 0.51 ac lot $172/sqft · 23% below area Est $259k · 23% 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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +8.7/30.0
• Schools +3.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• 1% rule +2.3/10.0

Listing remarks

Charming 2-bedroom, 1-bath home nestled in a peaceful country setting on a spacious 1/2-acre lot! This well-maintained property offers the perfect blend of comfort and functionality with numerous upgrades throughout. Enjoy a spacious layout featuring bright living areas, updated finishes, and plenty of room to make it your own. The large basement provides excellent additional space for storage, a workshop, recreation area, or future finishing possibilities. A 2-car attached garage adds convenience and extra storage, while the property also features two sheds with power, including one with a concrete floor, perfect for hobbies, storage, or workshop space. Surrounded by the beauty of the coun

Key facts

• Two sheds with power
• Large basement
• Concrete floor

Tags

• LARGE BASEMENT
• TWO SHEDS WITH POWER
• CONCRETE FLOOR

Property features AI

Exterior

• Parking: Attached 2-car garage; Driveway; Garage with electricity and storage
• Utilities: Electricity connected; Well water; Septic tank
• Home design: Single-story home
• Construction: Vinyl siding; Metal roof; Block foundation; Existing construction
• Exterior features: Gravel driveway; Propane tank (owned); Shed(s) / storage

Interior

• Kitchen: Gas cooktop; Microwave; Refrigerator
• Bedrooms: 2 main-level bedrooms
• Flooring: Luxury vinyl; Tile; Varies
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Oil forced-air heating
• Interior features: Breakfast bar; Eat-in kitchen; Separate/formal living room; Kitchen island; Bedroom on main level; Full, partially finished basement
• Laundry & utility: Main-level laundry; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-167 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $170k (14.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $146k (26.7% below list).
• Recommended offer: $146k (26.7% below list) — sets the bar for 1% rule.

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-, amenities F, commute F.
• Camden Central School District (rural): math 34% / reading 48% proficiency, ranked #504 of 590 in NY (top 85%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Mcconnellsville Elementary School (math 22% / reading 57%, grade F, #1,444 of 2,108 statewide, top 71%, 260 students, 41% FRL); Camden Middle School (math 17% / reading 42%, grade F, #550 of 729 statewide, top 77%, 580 students, 48% FRL); Camden Senior High School (math 92% / reading 75%, grade A, #409 of 1,100 statewide, top 39%, 620 students, 45% FRL) — zoned schools at 45% FRL track the district average.
• Market conditions: 34 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 $21k of equity ($1k loan paydown + $20k 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 ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $110k; list at $200k implies a 82% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $146,475 (26.7% 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 42 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.73% ✗
• Cap rate: 5.29%
• Cash-on-cash: -3.58%
• DSCR: 0.84
• GRM: 11.4

CMA / ARV

• ARV (median comp): $259,346
• List price: $199,900
• Delta: -22.92%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3392 Oswego Rd	0.49mi	4/2.0 (+1)	1,212 (+4%)	9mo	$210,500	$174	54

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: 21.7%
• Equity multiple: 2.75×
• Total profit: $98,228
• Equity at exit: $180,086

10-year hold

• IRR: 19.6%
• Equity multiple: 6.32×
• Total profit: $297,598
• Equity at exit: $388,362

Cash invested: $55,972 (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 13308

• Home prices YoY: 28.6%
• Active inventory: 34
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $1,465 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$192 /mo · $2,309/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $-167

Break-even live

Break-even rent $1,676

Max offer price $170,417

Occupancy floor —

Sensitivity live

Price	-10% $-54	-5% $-110	+0% $-167	+5% $-223	+10% $-280
Rent	-10% $-283	-5% $-225	+0% $-167	+5% $-109	+10% $-51
Rate	-1.0pp $-66	-0.5pp $-116	base $-167	+0.5pp $-219	+1.0pp $-271

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-22
   days on market $199,900 Active 42 DOM
2. 2026-06-21
   days on market $199,900 Active 41 DOM
3. 2026-06-21
   days on market $199,900 Active 40 DOM
4. 2026-06-18
   days on market $199,900 Active 38 DOM
5. 2026-06-17
   price $199,900 Active 37 DOM
6. 2026-06-17
   days on market $205,900 Active 37 DOM
7. 2026-06-16
   days on market $205,900 Active 36 DOM
8. 2026-06-15
   days on market $205,900 Active 35 DOM
9. 2026-06-13
   days on market $205,900 Active 33 DOM
10. 2026-06-12
    days on market $205,900 Active 32 DOM
11. 2026-06-09
    days on market $205,900 Active 29 DOM
12. 2026-06-08
    days on market $205,900 Active 28 DOM
13. 2026-06-07
    days on market $205,900 Active 27 DOM
14. 2026-06-07
    days on market $205,900 Active 26 DOM
15. 2026-06-04
    days on market $205,900 Active 23 DOM
16. 2026-06-02
    days on market $205,900 Active 22 DOM
17. 2026-06-01
    days on market $205,900 Active 21 DOM
18. 2026-05-31
    days on market $205,900 Active 20 DOM
19. 2026-05-11
    listed $205,900 Active 936-char remark
20. 2021-07-21
    soldstatus $110,000

ⓘ 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: $2,309 · $192/mo
• Projected year-2 tax: $2,844 · $237/mo
• Expected delta: +$534/yr (+$45/mo · 23.1%)

ⓘ 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 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥94°F today · 16 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: $17,577
• − Mortgage interest: −$11,198
• − Property taxes: −$2,309
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,406
• − Management: −$1,406
• − Depreciation: −$5,815
• Taxable loss: −$5,557
• Est. tax savings @ 24.0%: +$1,334
• After-tax cash flow: $-669/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: Camden Central School District
• NCES district ID: 3606240
• Math proficiency: 34% ▼ -14.00%
• Reading proficiency: 48% ▲ 1.00%
• Median HH income: $48,686
• Composite: 35.15/100
• National rank: #5008
• State rank: #504 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

• City population: 41,418
• Population (ZIP): 4,239

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 (93%)
• Race & ethnicity: White 93% Two or more races 5% Hispanic / Latino 4% Asian 1%
• Common ancestry: Romanian 8% Lithuanian 3% Subsaharan African 2%
• Foreign-born: 2% · South Korea, Canada
• Languages at home: 98% English-only · Korean 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: ▲ 73.19%
• Current HPI: 329.3091
• 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

+81.7% since first listed

3 events — show timeline

• 2026-06-17 Price Changed $199,900 CNYIS
• 2026-05-11 Listed $205,900 CNYIS
• 2021-07-21 Sold (Public Records) $110,000 Public Records

Property tax history

+15.3%/yr

Latest (2025): $2,309 · -0.8% YoY. Source: county tax records.