4955 Westmoreland Rd · Clark Mills, NY 13492

$129,900

3 bd · 2.0 ba · 1,502 sqft · SingleFamily public records · 153 Days on market

Built 1955 0.48 ac lot Est $218k · 40% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.5/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful Ranch! Fabulous Updated Newer Kitchen w/ Quartz Counter tops, large center counter island w/ stools, deep large sink under a window which overlooks nice backyard. Kitchen opens to Formal Dining Room. Large Bright Living Room. 3 Bedrooms, 2 Full Baths. Main Floor Laundry. Large Basement Family Room w/ Fireplace. 1 car attached garage. Wonderful large yard! Solar Lease Agreement Prepaid through the remaining term. Great entertaining home!

Key facts

• Open floor plan
• Attached garage
• Natural light

Tags

• OPEN FLOOR PLAN
• NATURAL LIGHT
• ATTACHED GARAGE
• LARGE KITCHEN
• SOLAR PANELS

🏷️ Possibly a rental listed for sale. The $129,900 price doesn't fit this home's estimated sale value (~$217,790) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $737 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $114k (12.0% 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: 56 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $898 of loan paydown is wiped out by about $4k 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 $36k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 153 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y ago; this cycle's ask has dropped $110k (46%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 4.4% of price; built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $114,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 153 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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 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?
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: 1.90% ✓
• Cap rate: 13.11%
• Cash-on-cash: 24.33%
• DSCR: 2.08
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $217,790
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11 White St	0.46mi	3/2.0	1,488 (-1%)	17mo	$92,000	$62	63
7674 E Main St	0.39mi	3/2.5	1,576 (+5%)	12mo	$160,000	$102	62
7846 Clark Mills Rd	0.18mi	2/1.0 (-1)	1,357 (-10%)	9mo	$235,000	$173	59
3 Prospect St	0.55mi	2/1.5 (-1)	1,416 (-6%)	5mo	$205,000	$145	53
4796 Newman Dr	0.75mi	3/1.5	1,472 (-2%)	9mo	$280,000	$190	52
37 White St	0.61mi	4/2.0 (+1)	1,656 (+10%)	11mo	$235,000	$142	40

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: 17.8%
• Equity multiple: 1.72×
• Total profit: $26,152
• Equity at exit: $19,369

10-year hold

• IRR: 26.3%
• Equity multiple: 3.31×
• Total profit: $84,199
• Equity at exit: $11,231

Cash invested: $36,372 (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 13492

• Home prices YoY: -12.3%
• Active inventory: 56
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $2,473 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$481 /mo · $5,773/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$519
• Net cashflow: $737

Break-even live

Break-even rent $1,540

Max offer price $129,900

Occupancy floor 65%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
105 Pheasants Run Clinton, NY	2.0	1.5	1050	$2,150	$2.05	43d	1	0.94mi
122 Pheasants Run Kirkland, NY	2.0	2.0	1200	$3,100	$2.58	43d	1	1.01mi
135 Pheasants Run Clark Mills, NY	2.0	1.5	1100	$2,350	$2.14	43d	1	1.03mi
130 Pheasants Run Clinton, NY	2.0	1.5	1200	$2,250	$1.88	43d	1	1.08mi

Listing history 12 events

1. 2026-03-21
   status Pending
2. 2026-03-11
   status Active
3. 2026-03-09
   status Pending
4. 2026-02-23
   price $129,900
5. 2026-01-27
   price $149,900
6. 2025-12-29
   price $204,900
7. 2025-11-24
   price $224,900
8. 2025-10-16
   listed $239,900 Active
9. 2020-10-14
   soldstatus $180,694
10. 2020-10-09
    soldstatus $180,694 450-char remark

    Show marketing remark (450 chars)

    Beautiful Ranch! Fabulous Updated Newer Kitchen w/ Quartz Counter tops, large center counter island w/ stools, deep large sink under a window which overlooks nice backyard. Kitchen opens to Formal Dining Room. Large Bright Living Room. 3 Bedrooms, 2 Full Baths. Main Floor Laundry. Large Basement Family Room w/ Fireplace. 1 car attached garage. Wonderful large yard! Solar Lease Agreement Prepaid through the remaining term. Great entertaining home!

11. 2020-06-29
    listed $169,900 450-char remark

    Show marketing remark (450 chars)

    Beautiful Ranch! Fabulous Updated Newer Kitchen w/ Quartz Counter tops, large center counter island w/ stools, deep large sink under a window which overlooks nice backyard. Kitchen opens to Formal Dining Room. Large Bright Living Room. 3 Bedrooms, 2 Full Baths. Main Floor Laundry. Large Basement Family Room w/ Fireplace. 1 car attached garage. Wonderful large yard! Solar Lease Agreement Prepaid through the remaining term. Great entertaining home!

12. 2006-12-15
    soldstatus $80,000

ⓘ 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: $5,773 · $481/mo
• Projected year-2 tax: $5,773 · $481/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 ≥95°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 100% 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: $29,679
• − Mortgage interest: −$7,276
• − Property taxes: −$5,773
• − Insurance: −$650
• − Repairs & maintenance: −$2,374
• − Management: −$2,374
• − Depreciation: −$3,779
• Taxable income: $7,452
• Est. tax owed @ 24.0%: −$1,789
• After-tax cash flow: $7,061/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): 11,233

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 (91%)
• Race & ethnicity: White 91% Two or more races 4% Hispanic / Latino 3% Black 2%
• Common ancestry: Romanian 20% Lithuanian 3% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2% Other Asian/Pacific 1% Russian/Polish/Slavic 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: ▼ -44.24%
• Current HPI: 314.4606
• 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

+62.4% since first listed

12 events — show timeline

• 2026-03-21 Pending — UNYREIS
• 2026-03-11 Relisted — UNYREIS
• 2026-03-09 Pending — UNYREIS
• 2026-02-23 Price Changed $129,900 UNYREIS
• 2026-01-27 Price Changed $149,900 UNYREIS
• 2025-12-29 Price Changed $204,900 UNYREIS
• 2025-11-24 Price Changed $224,900 UNYREIS
• 2025-10-16 Listed $239,900 UNYREIS
• 2020-10-14 Sold (Public Records) $180,694 Public Records
• 2020-10-09 Sold (MLS) $180,694 CNYIS
• 2020-06-29 Listed $169,900 CNYIS
• 2006-12-15 Sold (Public Records) $80,000 Public Records

Property tax history

+3.2%/yr

Latest (2025): $5,773 · +5.1% YoY. Source: county tax records.