3079 Wingert Rd · Boonville, NY 13309

$240,000

3 bd · 1.0 ba · 2,352 sqft · SingleFamily public records · 220 Days on market

Built 1940 10,800 sqft lot $102/sqft · 14% below area Est $278k · 14% under ↓ 12% since listing

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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).

• ARV discount +13.7/15.0
• Appreciation +10.0/10.0
• Cash flow +5.5/30.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.3/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Tucked along a quiet rural road, this inviting retreat offers the perfect blend of comfort, privacy, and wide-open potential. Whether you’re dreaming of a full-time escape or an outdoor-focused getaway, this property delivers the space and setting to truly unwind. With river access and miles of trails, forests, and recreation just minutes away, every season brings a new adventure—from paddling and fishing to hiking and snowmobiling. Soak in the serenity from the expansive second-story back deck, where sweeping views of the rolling countryside set the tone for peaceful mornings and unforgettable sunsets. Inside, a spacious unfinished second floor presents a rare opportunity to customize—envision a luxurious primary suite with room for additional bedrooms, a second bath, or a versatile recreation space tailored to your lifestyle. A two-stall garage offers ample room for vehicles, tools, and all your outdoor gear, making it easy to embrace life in the North Country. Private, scenic, and full of possibility, this is a place where you can slow down, spread out, and make it your own.

Key facts

• Two-stall garage
• 0.25 acre lot
• 2 garage spots

Tags

• NEAR THE SCENIC BLACK RIVER
• EASY ACCESS TO ADIRONDACK PARK
• UNFINISHED SECOND-FLOOR SPACE
• TWO-STALL GARAGE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $-507 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $150k (37.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $128k (46.9% below list).
• Recommended offer: $128k (46.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 79/100 on livability (#146 in NY, #2,225 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D, commute F.
• Adirondack Central School District (rural): math 41% / reading 54% proficiency, ranked #426 of 590 in NY (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Adirondack Middle School (math 17% / reading 42%, grade F, #550 of 729 statewide, top 77%, 279 students, 55% FRL); Adirondack High School (math 92% / reading 92%, grade A+, #171 of 1,100 statewide, top 18%, 360 students, 58% FRL) — zoned schools average 56% FRL vs 39% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 61% at this address vs 48% district-wide (+13 pts) — the actual schools serving this property are materially stronger than the Adirondack Central School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 38 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 $26k of equity ($2k loan paydown + $24k 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 ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 220 days — a 12% lower offer ($211k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $39k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $127,504 (46.9% 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 220 days. Have you received any prior offers? Is the seller open to a 47% concession, seller financing, or rate buy-down credit?
3. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 0.53% ✗
• Cap rate: 3.76%
• Cash-on-cash: -9.05%
• DSCR: 0.60
• GRM: 15.7

CMA / ARV

• ARV (median comp): $278,440
• List price: $240,000
• Delta: -13.81%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.9%
• Equity multiple: 2.46×
• Total profit: $98,367
• Equity at exit: $216,211

10-year hold

• IRR: 16.8%
• Equity multiple: 5.69×
• Total profit: $314,916
• Equity at exit: $466,267

Cash invested: $67,200 (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 13309

• Home prices YoY: 24.5%
• Active inventory: 38
• Price-to-rent: 15.7×

Monthly cashflow live

• Estimated rent: $1,275 medium
• Mortgage (P&I): −$1,259
• Tax from tax record: −$155 /mo · $1,865/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $-507

Break-even live

Break-even rent $1,916

Max offer price $150,484

Occupancy floor —

Sensitivity live

Price	-10% $-371	-5% $-439	+0% $-507	+5% $-575	+10% $-643
Rent	-10% $-607	-5% $-557	+0% $-507	+5% $-456	+10% $-406
Rate	-1.0pp $-386	-0.5pp $-446	base $-507	+0.5pp $-569	+1.0pp $-632

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   days on market $240,000 Active 220 DOM
2. 2026-06-21
   days on market $240,000 Active 219 DOM
3. 2026-06-18
   days on market $240,000 Active 217 DOM
4. 2026-06-17
   days on market $240,000 Active 216 DOM
5. 2026-06-16
   days on market $240,000 Active 215 DOM
6. 2026-06-16
   price $240,000 Active 214 DOM
7. 2026-06-15
   days on market $245,000 Active 214 DOM
8. 2026-06-13
   days on market $245,000 Active 212 DOM
9. 2026-06-12
   days on market $245,000 Active 211 DOM
10. 2026-06-09
    days on market $245,000 Active 208 DOM
11. 2026-06-08
    days on market $245,000 Active 207 DOM
12. 2026-06-07
    days on market $245,000 Active 206 DOM
13. 2026-06-07
    days on market $245,000 Active 205 DOM
14. 2026-06-04
    days on market $245,000 Active 202 DOM
15. 2026-06-02
    days on market $245,000 Active 201 DOM
16. 2026-06-01
    days on market $245,000 Active 200 DOM
17. 2026-05-31
    days on market $245,000 Active 199 DOM
18. 2026-04-30
    price $245,000 1112-char remark

    Show marketing remark (1112 chars)

    Tucked along a quiet rural road, this inviting retreat offers the perfect blend of comfort, privacy, and wide-open potential. Whether you’re dreaming of a full-time escape or an outdoor-focused getaway, this property delivers the space and setting to truly unwind. With river access and miles of trails, forests, and recreation just minutes away, every season brings a new adventure—from paddling and fishing to hiking and snowmobiling. Soak in the serenity from the expansive second-story back deck, where sweeping views of the rolling countryside set the tone for peaceful mornings and unforgettable sunsets. Inside, a spacious unfinished second floor presents a rare opportunity to customize—envision a luxurious primary suite with room for additional bedrooms, a second bath, or a versatile recreation space tailored to your lifestyle. A two-stall garage offers ample room for vehicles, tools, and all your outdoor gear, making it easy to embrace life in the North Country. Private, scenic, and full of possibility, this is a place where you can slow down, spread out, and make it your own.

19. 2026-03-28
    status Active 1112-char remark

    Show marketing remark (1112 chars)

    Tucked along a quiet rural road, this inviting retreat offers the perfect blend of comfort, privacy, and wide-open potential. Whether you’re dreaming of a full-time escape or an outdoor-focused getaway, this property delivers the space and setting to truly unwind. With river access and miles of trails, forests, and recreation just minutes away, every season brings a new adventure—from paddling and fishing to hiking and snowmobiling. Soak in the serenity from the expansive second-story back deck, where sweeping views of the rolling countryside set the tone for peaceful mornings and unforgettable sunsets. Inside, a spacious unfinished second floor presents a rare opportunity to customize—envision a luxurious primary suite with room for additional bedrooms, a second bath, or a versatile recreation space tailored to your lifestyle. A two-stall garage offers ample room for vehicles, tools, and all your outdoor gear, making it easy to embrace life in the North Country. Private, scenic, and full of possibility, this is a place where you can slow down, spread out, and make it your own.

20. 2026-03-28
    price $249,000 1112-char remark

    Show marketing remark (1112 chars)

    Tucked along a quiet rural road, this inviting retreat offers the perfect blend of comfort, privacy, and wide-open potential. Whether you’re dreaming of a full-time escape or an outdoor-focused getaway, this property delivers the space and setting to truly unwind. With river access and miles of trails, forests, and recreation just minutes away, every season brings a new adventure—from paddling and fishing to hiking and snowmobiling. Soak in the serenity from the expansive second-story back deck, where sweeping views of the rolling countryside set the tone for peaceful mornings and unforgettable sunsets. Inside, a spacious unfinished second floor presents a rare opportunity to customize—envision a luxurious primary suite with room for additional bedrooms, a second bath, or a versatile recreation space tailored to your lifestyle. A two-stall garage offers ample room for vehicles, tools, and all your outdoor gear, making it easy to embrace life in the North Country. Private, scenic, and full of possibility, this is a place where you can slow down, spread out, and make it your own.

21. 2026-03-21
    status Pending 1112-char remark

    Show marketing remark (1112 chars)

    Tucked along a quiet rural road, this inviting retreat offers the perfect blend of comfort, privacy, and wide-open potential. Whether you’re dreaming of a full-time escape or an outdoor-focused getaway, this property delivers the space and setting to truly unwind. With river access and miles of trails, forests, and recreation just minutes away, every season brings a new adventure—from paddling and fishing to hiking and snowmobiling. Soak in the serenity from the expansive second-story back deck, where sweeping views of the rolling countryside set the tone for peaceful mornings and unforgettable sunsets. Inside, a spacious unfinished second floor presents a rare opportunity to customize—envision a luxurious primary suite with room for additional bedrooms, a second bath, or a versatile recreation space tailored to your lifestyle. A two-stall garage offers ample room for vehicles, tools, and all your outdoor gear, making it easy to embrace life in the North Country. Private, scenic, and full of possibility, this is a place where you can slow down, spread out, and make it your own.

22. 2026-02-23
    price $259,000 1112-char remark

    Show marketing remark (1112 chars)

    Tucked along a quiet rural road, this inviting retreat offers the perfect blend of comfort, privacy, and wide-open potential. Whether you’re dreaming of a full-time escape or an outdoor-focused getaway, this property delivers the space and setting to truly unwind. With river access and miles of trails, forests, and recreation just minutes away, every season brings a new adventure—from paddling and fishing to hiking and snowmobiling. Soak in the serenity from the expansive second-story back deck, where sweeping views of the rolling countryside set the tone for peaceful mornings and unforgettable sunsets. Inside, a spacious unfinished second floor presents a rare opportunity to customize—envision a luxurious primary suite with room for additional bedrooms, a second bath, or a versatile recreation space tailored to your lifestyle. A two-stall garage offers ample room for vehicles, tools, and all your outdoor gear, making it easy to embrace life in the North Country. Private, scenic, and full of possibility, this is a place where you can slow down, spread out, and make it your own.

23. 2026-01-09
    price $269,000 1112-char remark

    Show marketing remark (1112 chars)

    Tucked along a quiet rural road, this inviting retreat offers the perfect blend of comfort, privacy, and wide-open potential. Whether you’re dreaming of a full-time escape or an outdoor-focused getaway, this property delivers the space and setting to truly unwind. With river access and miles of trails, forests, and recreation just minutes away, every season brings a new adventure—from paddling and fishing to hiking and snowmobiling. Soak in the serenity from the expansive second-story back deck, where sweeping views of the rolling countryside set the tone for peaceful mornings and unforgettable sunsets. Inside, a spacious unfinished second floor presents a rare opportunity to customize—envision a luxurious primary suite with room for additional bedrooms, a second bath, or a versatile recreation space tailored to your lifestyle. A two-stall garage offers ample room for vehicles, tools, and all your outdoor gear, making it easy to embrace life in the North Country. Private, scenic, and full of possibility, this is a place where you can slow down, spread out, and make it your own.

24. 2025-11-06
    listed $279,000 Active 1112-char remark

    Show marketing remark (1112 chars)

    Tucked along a quiet rural road, this inviting retreat offers the perfect blend of comfort, privacy, and wide-open potential. Whether you’re dreaming of a full-time escape or an outdoor-focused getaway, this property delivers the space and setting to truly unwind. With river access and miles of trails, forests, and recreation just minutes away, every season brings a new adventure—from paddling and fishing to hiking and snowmobiling. Soak in the serenity from the expansive second-story back deck, where sweeping views of the rolling countryside set the tone for peaceful mornings and unforgettable sunsets. Inside, a spacious unfinished second floor presents a rare opportunity to customize—envision a luxurious primary suite with room for additional bedrooms, a second bath, or a versatile recreation space tailored to your lifestyle. A two-stall garage offers ample room for vehicles, tools, and all your outdoor gear, making it easy to embrace life in the North Country. Private, scenic, and full of possibility, this is a place where you can slow down, spread out, and make it your own.

ⓘ 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: $1,865 · $155/mo
• Projected year-2 tax: $2,961 · $247/mo
• Expected delta: +$1,095/yr (+$91/mo · 58.7%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥91°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: $15,300
• − Mortgage interest: −$13,444
• − Property taxes: −$1,865
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,224
• − Management: −$1,224
• − Depreciation: −$6,982
• Taxable loss: −$10,638
• Est. tax savings @ 24.0%: +$2,553
• After-tax cash flow: $-3,528/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: Adirondack Central School District
• NCES district ID: 3605040
• Math proficiency: 41% ▼ -5.00%
• Reading proficiency: 54% ▲ 5.00%
• Median HH income: $50,343
• Composite: 40.7/100
• National rank: #3669
• State rank: #426 of 590 in NY

Livability — Boonville

• Score: 79/100
• State rank: #146
• US rank: #2225

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 5,828
• Population (ZIP): 5,828

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 (95%)
• Race & ethnicity: White 95% Two or more races 4%
• Common ancestry: Romanian 10% Lithuanian 5% Slovak 3%
• Foreign-born: 0%

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: ▲ 83.52%
• Current HPI: 425.0098
• 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

-12.2% since first listed

7 events — show timeline

• 2026-04-30 Price Changed $245,000 CNYIS
• 2026-03-28 Relisted — CNYIS
• 2026-03-28 Price Changed $249,000 CNYIS
• 2026-03-21 Pending — CNYIS
• 2026-02-23 Price Changed $259,000 CNYIS
• 2026-01-09 Price Changed $269,000 CNYIS
• 2025-11-06 Listed $279,000 CNYIS

Property tax history

+5.6%/yr

Latest (2025): $1,865 · +33.6% YoY. Source: county tax records.