11607 N Gage Rd · Poland, NY 13502

$380,000

4 bd · 2.5 ba · 3,280 sqft · MultiFamily public records · 48 Days on market

Built 1930 2.00 ac lot

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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 +5.1/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

This beautiful large country home exudes grandeur that only an older home of this style can express. Located in the rolling Hills of the town of Deerfield in close proximity to Utica and the entire Mohawk Valley. Large rooms, modern kitchen and bathrooms, first floor laundry, high ceilings, gorgeous central stairway, wood floors and covered porch allow the owners to enjoy a home from a different era, but with all the modern conveniences. Out buildings for all the storage, walkout basement, blacktop driveway, and 2 acres of lawn add to the ambience. An additional three bedroom apartment that is also updated can be used for additional family members or an income producing unit.

Key facts

• Covered porch
• Walkout basement
• Central stairway

Tags

• MODERN KITCHEN
• FIRST FLOOR LAUNDRY
• CENTRAL STAIRWAY
• COVERED PORCH
• OUT BUILDINGS
• WALKOUT BASEMENT

Property features AI

Exterior

• Parking: Detached garage; 2 garage spaces; Circular driveway
• Utilities: Electric with circuit breakers; Septic tank; Well water
• Home design: 2 stories; Resale property; Frame construction
• Construction: Frame construction; Block and stone foundation; Existing (year built details)
• Exterior features: Blacktop driveway; Patio; Covered patio/porch; Porch

Interior

• Kitchen: Dishwasher; Free-standing range; Microwave; Oven; Refrigerator; Electric water heater
• Bedrooms: 2 main-level bedrooms
• Flooring: Carpet; Hardwood; Tile; Vinyl; Varied flooring
• Bathrooms: 4 full bathrooms; 2 main-level bathrooms
• Heating & cooling: Heating: Oil, Forced air, Gravity, Multiple heating units, Wood
• Interior features: Entrance foyer; Eat-in kitchen; Separate/formal living room; Country kitchen; Second kitchen; Main level primary; Partially finished basement; 13 total rooms
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath multifamily listed at $380k.

Deal economics

• At list price, monthly cash flow is $2k ($30k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $380k).
• Recommended offer: $369k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#604 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living A; Watch: crime F, amenities F, commute F.
• Poland Central School District (rural): math 63% / reading 58% proficiency, ranked #240 of 590 in NY (top 41%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 150 active listings in the ZIP; 204 units permitted in Oneida County in 2024 (68 in 5+ unit buildings).
• At $6,387/mo this rent would consume 133% of the median local household income ($58k/yr) (locally 1604% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $11k 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 $106k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($369k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 $135k; list at $380k implies a 181% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $368,600 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.68% ✓
• Cap rate: 14.18%
• Cash-on-cash: 28.16%
• DSCR: 2.25
• GRM: 5.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 22.4%
• Equity multiple: 1.92×
• Total profit: $97,484
• Equity at exit: $56,659

10-year hold

• IRR: 30.4%
• Equity multiple: 3.72×
• Total profit: $289,839
• Equity at exit: $32,855

Cash invested: $106,400 (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 13502

• Home prices YoY: -12.1%
• Active inventory: 150
• Price-to-rent: 19.8×

Monthly cashflow live

• Estimated rent: $6,387 medium
• Mortgage (P&I): −$1,993
• Tax from tax record: −$398 /mo · $4,776/yr
• Insurance: −$158
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,341
• Net cashflow: $2,497

Break-even live

Break-even rent $3,227

Max offer price $380,000

Occupancy floor 56%

Sensitivity live

Price	-10% $2,712	-5% $2,604	+0% $2,497	+5% $2,389	+10% $2,282
Rent	-10% $1,992	-5% $2,244	+0% $2,497	+5% $2,749	+10% $3,001
Rate	-1.0pp $2,688	-0.5pp $2,593	base $2,497	+0.5pp $2,398	+1.0pp $2,298

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	3	1.5	$6,388
Total (4 units)			$6,387

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: $95,000
• Closing costs: $11,400
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-21
   days on market $380,000 Active 48 DOM
2. 2026-06-19
   days on market $380,000 Active 46 DOM
3. 2026-06-18
   days on market $380,000 Active 45 DOM
4. 2026-06-17
   days on market $380,000 Active 44 DOM
5. 2026-06-16
   days on market $380,000 Active 43 DOM
6. 2026-06-15
   price $380,000 Active 42 DOM
7. 2026-06-15
   days on market $390,000 Active 42 DOM
8. 2026-06-14
   days on market $390,000 Active 40 DOM
9. 2026-06-13
   days on market $390,000 Active 39 DOM
10. 2026-06-10
    days on market $390,000 Active 37 DOM
11. 2026-06-09
    days on market $390,000 Active 36 DOM
12. 2026-06-08
    days on market $390,000 Active 35 DOM
13. 2026-06-07
    days on market $390,000 Active 34 DOM
14. 2026-06-05
    days on market $390,000 Active 31 DOM
15. 2026-06-03
    days on market $390,000 Active 30 DOM
16. 2026-06-02
    days on market $390,000 Active 29 DOM
17. 2026-06-01
    days on market $390,000 Active 28 DOM
18. 2026-05-31
    days on market $390,000 Active 27 DOM
19. 2026-05-30
    days on market $390,000 Active 26 DOM
20. 2026-05-04
    listed $390,000 Active 684-char remark
21. 2026-04-23
    listed $390,000 Active
22. 2025-10-23
    historical
23. 2025-10-23
    historical
24. 2025-09-01
    price $350,000
25. 2025-07-31
    listed $362,000 Active
26. 2003-10-23
    soldstatus $135,000

ⓘ 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: $4,776 · $398/mo
• Projected year-2 tax: $5,599 · $467/mo
• Expected delta: +$823/yr (+$69/mo · 17.2%)

ⓘ 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 1/10 Low 7 d/yr ≥92°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $76,644
• − Mortgage interest: −$21,286
• − Property taxes: −$4,776
• − Insurance: −$1,900
• − Repairs & maintenance: −$6,132
• − Management: −$6,132
• − Depreciation: −$11,055
• Taxable income: $25,364
• Est. tax owed @ 24.0%: −$6,087
• After-tax cash flow: $23,872/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: Poland Central School District
• NCES district ID: 3623370
• Math proficiency: 63% ▲ 15.00%
• Reading proficiency: 58% ▲ 17.00%
• Median HH income: $47,888
• Composite: 51.32/100
• National rank: #1742
• State rank: #240 of 590 in NY

Livability — Poland

• Score: 67/100
• State rank: #604
• US rank: #10953

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Oneida County · 89,710 people
• City population: 72,968
• Metro: Utica-Rome, NY
• Population (ZIP): 34,037
• Household income: $57,835
• Rent vs Own: 40.8% rent · 59.2% own
• Severe rent burden: 1604.0

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 (71%)
• Race & ethnicity: White 71% Hispanic / Latino 11% Black 9% Two or more races 7% Asian 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 5% Dominican 2%
• Common ancestry: Romanian 11% Lithuanian 3% American 2%
• Foreign-born: 12% · Canada, Philippines, China
• Languages at home: 81% English-only · Spanish 7% Russian/Polish/Slavic 4% Other Asian/Pacific 3%

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: ▼ -50.76%
• Current HPI: 368.3955
• Rent YoY: —
• Metro: Utica-Rome, NY
• 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

+181.5% since first listed

9 events — show timeline

• 2026-06-15 Price Changed $380,000 CNYIS
• 2026-06-15 Price Changed $380,000 CNYIS
• 2026-05-04 Listed $390,000 CNYIS
• 2026-04-23 Listed $390,000 CNYIS
• 2025-10-23 Listing Removed — CNYIS
• 2025-10-23 Listing Removed — CNYIS
• 2025-09-01 Price Changed $350,000 CNYIS
• 2025-07-31 Listed $362,000 CNYIS
• 2003-10-23 Sold (Public Records) $135,000 Public Records

Property tax history

+4.7%/yr

Latest (2025): $4,776 · +12.4% YoY. Source: county tax records.