137 West St · Boonville, NY 13309

$140,000

3 bd · 1.0 ba · 1,894 sqft · SingleFamily public records · 365 Days on market

Built 1910 4.36 ac lot Est $152k · 8% under

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Why this score? — see what drove the C 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 +14.9/30.0
• ARV discount +10.9/15.0
• Appreciation +10.0/10.0
• DSCR +4.6/10.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• 1% rule +3.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to this Boonville village home featuring an enclosed porch, refinished hardwood flooring and first floor bedroom and bathroom. The spacious country kitchen has a large center island and comes fully applianced with electric stove, refrigerator and dishwasher. At the back of the kitchen is a rear deck with new support beams overlooking the back yard. And off the kitchen is the laundry room and basement access. On the second level are two adjoining bedrooms and walk in attic space for storage. All of this comes with a circular driveway, barn style garage/storage space, 6 new windows, 2 new exterior doors, fresh paint throughout and over 4 acres of land with a stream running at the rea

Key facts

• Country kitchen
• Basement access
• Laundry room

Tags

• ENCLOSED PORCH
• COUNTRY KITCHEN
• CENTER ISLAND
• COVERED REAR DECK
• LAUNDRY ROOM
• BASEMENT ACCESS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $40 ($486/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 $125k (10.6% below list).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.6% vs local median 3.6% in Boonville — 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 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 $15k of equity ($968 loan paydown + $14k 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.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 365 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $69k; list at $140k implies a 103% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $123,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 365 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 1910 — 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: 0.89% ✗
• Cap rate: 6.64%
• Cash-on-cash: 1.24%
• DSCR: 1.06
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $151,520
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
211 Summit St	0.22mi	3/2.0	1,750 (-8%)	8mo	$190,000	$109	66
133 Erwin St	0.22mi	4/1.5 (+1)	1,902 (+0%)	20mo	$155,000	$81	66
123 Erwin St	0.23mi	3/2.5	2,004 (+6%)	20mo	$159,650	$80	56
130 Erwin St	0.25mi	4/2.0 (+1)	2,126 (+12%)	7mo	$45,000	$21	53
101 Seiter St	0.49mi	3/1.0	1,617 (-15%)	5mo	$103,000	$64	49
310 Main St	0.72mi	3/2.0	1,866 (-2%)	23mo	$66,950	$36	41
8022 W Leyden Rd	0.67mi	4/2.5 (+1)	2,120 (+12%)	2mo	$330,000	$156	37
308 Main St	0.72mi	4/1.5 (+1)	1,702 (-10%)	19mo	$30,000	$18	27

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 25.2%
• Equity multiple: 3.01×
• Total profit: $78,832
• Equity at exit: $126,123

10-year hold

• IRR: 22.2%
• Equity multiple: 6.87×
• Total profit: $230,134
• Equity at exit: $271,989

Cash invested: $39,200 (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: 9.3×

Monthly cashflow live

• Estimated rent: $1,251 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$156 /mo · $1,868/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $40

Break-even live

Break-even rent $1,200

Max offer price $140,000

Occupancy floor 92%

Sensitivity live

Price	-10% $120	-5% $80	+0% $40	+5% $1	+10% $-39
Rent	-10% $-58	-5% $-9	+0% $40	+5% $90	+10% $139
Rate	-1.0pp $111	-0.5pp $76	base $40	+0.5pp $4	+1.0pp $-33

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-12
   statusdays on market $140,000 Pending 365 DOM
2. 2026-06-09
   days on market $140,000 Active Under Contract 364 DOM
3. 2026-06-08
   days on market $140,000 Active Under Contract 363 DOM
4. 2026-06-07
   days on market $140,000 Active Under Contract 362 DOM
5. 2026-06-07
   days on market $140,000 Active Under Contract 361 DOM
6. 2026-06-04
   days on market $140,000 Active Under Contract 358 DOM
7. 2026-06-02
   days on market $140,000 Active Under Contract 357 DOM
8. 2026-06-01
   days on market $140,000 Active Under Contract 356 DOM
9. 2026-05-31
   days on market $140,000 Active Under Contract 355 DOM
10. 2026-02-17
    historical Active Under Contract
11. 2026-02-02
    price $140,000
12. 2025-06-10
    listed $150,000 Active
13. 2003-10-30
    soldstatus $69,000

ⓘ 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: $1,868 · $156/mo
• Projected year-2 tax: $2,117 · $176/mo
• Expected delta: +$249/yr (+$21/mo · 13.3%)

ⓘ 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 ≥89°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: $15,017
• − Mortgage interest: −$7,842
• − Property taxes: −$1,868
• − Insurance: −$700
• − Repairs & maintenance: −$1,201
• − Management: −$1,201
• − Depreciation: −$4,073
• Taxable loss: −$1,868
• Est. tax savings @ 24.0%: +$448
• After-tax cash flow: $934/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

• Census place: Boonville, NY
• 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

+102.9% since first listed

4 events — show timeline

• 2026-02-17 Contingent — CNYIS
• 2026-02-02 Price Changed $140,000 CNYIS
• 2025-06-10 Listed $150,000 CNYIS
• 2003-10-30 Sold (Public Records) $69,000 Public Records

Property tax history

-2.9%/yr

Latest (2025): $1,868 · -26.3% YoY. Source: county tax records.