221 Chappell St · Oneida, NY 13421

$165,000

3 bd · 1.0 ba · 1,364 sqft · SingleFamily public records · 9 Days on market

Built 1950 4,792 sqft lot Est $190k · 13% under

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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).

• Cash flow +13.5/30.0
• ARV discount +13.3/15.0
• 1% rule +4.1/10.0
• DSCR +4.1/10.0
• Schools +4.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Don't miss out on the opportunity to own this charming ranch. The comfort of this cozy home and the potential for the new owner is endless. Enjoy this ranch home, close to parks, schools, and shopping. Seller will not provide survey.

Key facts

• Updated kitchen
• Spacious breezeway
• New roof

Tags

• REFINISHED HARDWOOD FLOORS
• UPDATED KITCHEN
• NEW ROOF
• SPACIOUS BREEZEWAY
• FINISHED LIVING SPACE
• DRY BASEMENT

Property features AI

Exterior

• Parking: No garage
• Utilities: Electricity connected; Public water connected; Sewer connected
• Home design: Single-story home; Existing structure
• Construction: Frame construction; Block foundation; Attic/crawl hatchway(s) insulated
• Exterior features: Enclosed porch; Open porch; Blacktop driveway; Irregular residential lot; City street frontage; Lot dimensions approximately 80 x 61

Interior

• Kitchen: Gas oven; Gas range; Refrigerator
• Bedrooms: Three main-level bedrooms
• Flooring: Hardwood; Varies
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Gas forced-air heating
• Interior features: Eat-in kitchen; Full basement
• Laundry & utility: Main-level laundry; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $6 ($69/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 $151k (8.6% below list).
• Recommended offer: $151k (8.6% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 4.0% in Oneida — 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 61/100 on livability (#924 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools C-, employment C-, health & safety C-.
• Oneida City School District (town): math 43% / reading 54% proficiency, ranked #421 of 590 in NY (top 71%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 65 active listings in the ZIP; 137 units permitted in Madison County in 2024 (46 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Madison County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 3y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $93k; list at $165k implies a 77% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $150,804 (8.6% below list)

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Crime grade is F 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.91% ✗
• Cap rate: 6.33%
• Cash-on-cash: 0.15%
• DSCR: 1.01
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $189,596
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
215 North St	0.04mi	3/1.0	1,440 (+6%)	2mo	$200,000	$139	87
212 N Broad St	0.16mi	3/2.0	1,314 (-4%)	8mo	$190,000	$145	76
229 Boston St	0.05mi	4/1.5 (+1)	1,449 (+6%)	6mo	$164,900	$114	76
231 N Main St	0.21mi	3/1.5	1,435 (+5%)	5mo	$50,000	$35	75
510 Fitch St	0.34mi	2/1.0 (-1)	1,344 (-2%)	3mo	$111,000	$83	74
308 Chappell St	0.15mi	3/2.0	1,500 (+10%)	3mo	$225,000	$150	70
522 Fitch St	0.39mi	2/1.0 (-1)	1,360 (-0%)	10mo	$85,000	$63	68
309 Williams St	0.39mi	2/2.0 (-1)	1,368 (+0%)	6mo	$162,000	$118	67
201 Sayles St	0.60mi	3/3.0	1,344 (-2%)	6mo	$225,000	$167	57
516 Cleveland Ave	0.67mi	2/1.5 (-1)	1,340 (-2%)	4mo	$165,000	$123	55
340 S Willow St	0.66mi	2/1.0 (-1)	1,264 (-7%)	4mo	$185,000	$146	49
330 Seneca St	0.58mi	3/2.0	1,236 (-9%)	6mo	$180,000	$146	48

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: -16.0%
• Equity multiple: 0.43×
• Total profit: $-26,322
• Equity at exit: $24,602

10-year hold

• IRR: -7.6%
• Equity multiple: 0.52×
• Total profit: $-22,245
• Equity at exit: $14,266

Cash invested: $46,200 (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 13421

• Home prices YoY: -5.1%
• Active inventory: 65
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,508 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$252 /mo · $3,019/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$317
• Net cashflow: $6

Break-even live

Break-even rent $1,501

Max offer price $165,000

Occupancy floor 95%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-18
   days on market $165,000 Active 9 DOM
2. 2026-06-17
   days on market $165,000 Active 8 DOM
3. 2026-06-16
   days on market $165,000 Active 7 DOM
4. 2026-06-15
   days on market $165,000 Active 6 DOM
5. 2026-06-13
   days on market $165,000 Active 4 DOM
6. 2026-06-12
   remarks 699-char remark
7. 2026-06-12
   listed $165,000 Active 3 DOM

ⓘ 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: $3,019 · $252/mo
• Projected year-2 tax: $3,019 · $252/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate 7 d/yr ≥94°F today · 17 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,096
• − Mortgage interest: −$9,243
• − Property taxes: −$3,019
• − Insurance: −$825
• − Repairs & maintenance: −$1,448
• − Management: −$1,448
• − Depreciation: −$4,800
• Taxable loss: −$2,686
• Est. tax savings @ 24.0%: +$645
• After-tax cash flow: $713/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: Oneida City School District
• NCES district ID: 3600013
• Math proficiency: 43% ▼ -11.00%
• Reading proficiency: 54% ▲ 12.00%
• Median HH income: $45,791
• Composite: 41.1/100
• National rank: #3568
• State rank: #421 of 590 in NY

Livability — Oneida

• Score: 61/100
• State rank: #924
• US rank: #18033

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oneida, NY
• City population: 12,742
• Population (ZIP): 12,742

Population outlook (Madison County) Hauer SSP2

• Today (2025): 69,528 people
• By 2030: 66,599 · -4.2%
• By 2040: 59,814 · -14.0%
• By 2050: 52,842 · -24.0%
• By 2075: 39,167 · -43.7%
• By 2100: 28,442 · -59.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Lithuanian 5% Romanian 4% Iranian 2%
• Foreign-born: 1% · Canada, China
• Languages at home: 97% English-only · Spanish 1% Other Indo-European 1%

Political lean MEDSL · Madison

• 2024 margin: R (+13.1) · D 43.5% · R 56.5%
• 2008→2024 swing: -13.9pp toward R · 2008: 0.9pp · 2024: -13.1pp
• All cycles: 2024: R+13.1 2020: R+10.6 2016: R+15.9 2012: D+0.3 2008: D+0.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -13.30%
• Current HPI: 248.3909
• 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

+312.5% since first listed

6 events — show timeline

• 2026-06-09 Listed $165,000 CNYIS
• 2024-01-12 Sold (Public Records) $93,000 Public Records
• 2024-01-11 Sold (MLS) $93,000 CNYIS
• 2023-11-27 Contingent — CNYIS
• 2023-10-17 Listed $94,900 CNYIS
• 1998-09-09 Sold (Public Records) $40,000 Public Records

Property tax history

+4.9%/yr

Latest (2025): $3,019 · -1.3% YoY. Source: county tax records.