9220 Main St · Westernville, NY 13486

$89,900

5 bd · 2.0 ba · 2,700 sqft · SingleFamily public records · 200 Days on market

Built 1850 0.62 ac lot $33/sqft · 82% below area ↓ 17% since listing

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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
• Appreciation +5.0/10.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Step back in time with this grand 1850 estate, offering timeless character and remarkable potential. This historic property awaits a full renovation. Generous proportions, tall ceilings, and architectural details from a bygone era provide the perfect foundation for a truly special restoration project. Just minutes from Delta Lake and the gateway to the Adirondacks, enjoy the best of both worlds, rural charm and access to endless outdoor recreation. Envision a personal residence, vacation retreat, or investment opportunity. Seller financing available. Seller financing available.

Key facts

• 0.62 acre lot
• Garage
• Built 1850

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $523 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Rome City School District (town): math 35% / reading 46% proficiency, ranked #516 of 590 in NY (top 88%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 5 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 $3k of equity ($622 loan paydown + $3k appreciation (3.0% local appreciation)).
• 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 $25k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 200 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 799% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $38k; list at $90k implies a 137% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1850 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $79,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 200 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 1850 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.61% ✓
• Cap rate: 13.27%
• Cash-on-cash: 24.92%
• DSCR: 2.11
• GRM: 5.2

CMA / ARV

• ARV (median comp): $505,760
• List price: $89,900
• Delta: -82.22%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 31.0%
• Equity multiple: 2.75×
• Total profit: $44,147
• Equity at exit: $40,423

10-year hold

• IRR: 31.4%
• Equity multiple: 5.39×
• Total profit: $110,541
• Equity at exit: $62,297

Cash invested: $25,172 (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 13486

• Active inventory: 5
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,448 medium
• Mortgage (P&I): −$471
• Tax est. 1.5%: −$112 /mo · $1,348/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $523

Break-even live

Break-even rent $786

Max offer price $89,900

Occupancy floor 59%

Sensitivity live

Price	-10% $585	-5% $554	+0% $523	+5% $492	+10% $461
Rent	-10% $408	-5% $466	+0% $523	+5% $580	+10% $637
Rate	-1.0pp $568	-0.5pp $546	base $523	+0.5pp $499	+1.0pp $476

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   pricedays on market $89,900 Active 200 DOM
2. 2026-06-18
   days on market $99,900 Active 198 DOM
3. 2026-06-17
   days on market $99,900 Active 197 DOM
4. 2026-06-16
   days on market $99,900 Active 196 DOM
5. 2026-06-15
   days on market $99,900 Active 195 DOM
6. 2026-06-13
   days on market $99,900 Active 193 DOM
7. 2026-06-12
   days on market $99,900 Active 192 DOM
8. 2026-06-09
   days on market $99,900 Active 189 DOM
9. 2026-06-08
   days on market $99,900 Active 188 DOM
10. 2026-06-07
    days on market $99,900 Active 187 DOM
11. 2026-06-07
    days on market $99,900 Active 186 DOM
12. 2026-06-04
    days on market $99,900 Active 183 DOM
13. 2026-06-02
    days on market $99,900 Active 182 DOM
14. 2026-06-01
    days on market $99,900 Active 181 DOM
15. 2026-05-31
    days on market $99,900 Active 180 DOM
16. 2025-12-04
    price $99,900 584-char remark

    Show marketing remark (584 chars)

    Step back in time with this grand 1850 estate, offering timeless character and remarkable potential. This historic property awaits a full renovation. Generous proportions, tall ceilings, and architectural details from a bygone era provide the perfect foundation for a truly special restoration project. Just minutes from Delta Lake and the gateway to the Adirondacks, enjoy the best of both worlds, rural charm and access to endless outdoor recreation. Envision a personal residence, vacation retreat, or investment opportunity. Seller financing available. Seller financing available.

17. 2025-12-02
    listed $10,000 Active 584-char remark

    Show marketing remark (584 chars)

    Step back in time with this grand 1850 estate, offering timeless character and remarkable potential. This historic property awaits a full renovation. Generous proportions, tall ceilings, and architectural details from a bygone era provide the perfect foundation for a truly special restoration project. Just minutes from Delta Lake and the gateway to the Adirondacks, enjoy the best of both worlds, rural charm and access to endless outdoor recreation. Envision a personal residence, vacation retreat, or investment opportunity. Seller financing available. Seller financing available.

18. 2025-11-06
    soldstatus $38,000
19. 2025-10-28
    listed $119,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥91°F today · 17 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: $17,378
• − Mortgage interest: −$5,036
• − Property taxes: −$1,348
• − Insurance: −$450
• − Repairs & maintenance: −$1,390
• − Management: −$1,390
• − Depreciation: −$2,615
• Taxable income: $5,148
• Est. tax owed @ 24.0%: −$1,236
• After-tax cash flow: $5,038/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: Rome City School District
• NCES district ID: 3624900
• Math proficiency: 35% ▼ -4.00%
• Reading proficiency: 46% ▲ 10.00%
• Median HH income: $46,406
• Composite: 34.52/100
• National rank: #5178
• State rank: #516 of 590 in NY

Livability — Westernville

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Westernville, NY
• Population (ZIP): 691

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 (88%)
• Race & ethnicity: White 88% Two or more races 11% Hispanic / Latino 7%
• Common ancestry: Romanian 9% Danish 8% Lithuanian 5%

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: —
• Current HPI: —
• 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

-16.7% since first listed

4 events — show timeline

• 2025-12-04 Price Changed $99,900 CNYIS
• 2025-12-02 Listed $10,000 CNYIS
• 2025-11-06 Sold (Public Records) $38,000 Public Records
• 2025-10-28 Listed $119,900 CNYIS

Property tax history

+4.1%/yr

Latest (2025): $5,284 · +0.2% YoY. Source: county tax records.