1004 Champlin Ave · Yorkville, NY 13502

$89,000

3 bd · 2.0 ba · 1,323 sqft · SingleFamily public records · 2 Days on market

Built 1940 4,800 sqft lot $67/sqft · 51% below area

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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 +5.6/10.0
• 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

Conveniently located this former one unit home presently offers two units with two kitchens and is ready to go. It has been a two unit for many years. Fresh paint throughout and gleaming hardwoods make this very appealing. Have supplemental income and reside there or use as an investment rental. Great location for college rentals as well. Located close to Colleges, Medical facilities, Wolfspeed, just off the commercial drive business corridor as well. Enjoy the covered 15x14 concrete slab deck when the weather is inclement you can still be outdoors. You'll enjoy the enclosed sun porches as well. Plenty of off street parking with the sizable side driveway too.

Key facts

• 4,800 sq ft lot
• 2 parking spots
• Built 1940

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $577 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $89k).

Location & tenants

• Location reads 72/100 on livability (#359 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D, schools D-, amenities F.
• Whitesboro Central School District (suburban): math 68% / reading 61% proficiency, ranked #174 of 590 in NY (top 30%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 150 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).
• This rent runs 35% of the median local income ($58k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $615 of loan paydown is wiped out by about $3k 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 $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $37k; list at $89k implies a 141% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.6% of price; built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $89,000

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.92% ✓
• Cap rate: 14.08%
• Cash-on-cash: 27.80%
• DSCR: 2.24
• GRM: 4.3

CMA / ARV

• ARV (median comp): $181,388
• List price: $89,000
• Delta: -50.93%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1005 Ney Ave	0.25mi	3/1.0	1,326 (+0%)	1mo	$125,000	$94	83
913 Champlin Ave	0.08mi	3/1.5	1,252 (-5%)	7mo	$135,000	$108	80
1209 Ney Ave	0.37mi	3/1.0	1,250 (-6%)	1mo	$162,500	$130	69
2133 Mcbride Ave	0.19mi	3/1.0	1,200 (-9%)	8mo	$154,500	$129	65
2218 Maynard Ave	0.09mi	2/1.0 (-1)	1,512 (+14%)	5mo	$140,000	$93	59
2206 Caroline St	0.12mi	4/1.0 (+1)	1,155 (-13%)	7mo	$212,000	$184	58
5 Oatley Ave	0.39mi	3/1.0	1,228 (-7%)	11mo	$79,000	$64	56
19 Whitesboro St	0.28mi	2/1.0 (-1)	1,183 (-11%)	9mo	$166,500	$141	52
15 Bayliss Ave	0.66mi	4/1.0 (+1)	1,323 (0%)	13mo	$154,500	$117	50
125 Campbell Ave	0.34mi	2/1.0 (-1)	1,174 (-11%)	8mo	$183,200	$156	49
1405 Kellogg Ave	0.53mi	3/1.0	1,140 (-14%)	7mo	$172,000	$151	43
7 6th St	0.61mi	3/1.0	1,144 (-14%)	8mo	$220,000	$192	38

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: 22.0%
• Equity multiple: 1.90×
• Total profit: $22,468
• Equity at exit: $13,270

10-year hold

• IRR: 30.1%
• Equity multiple: 3.70×
• Total profit: $67,402
• Equity at exit: $7,695

Cash invested: $24,920 (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: 4.3×

Monthly cashflow live

• Estimated rent: $1,705 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$266 /mo · $3,191/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $577

Break-even live

Break-even rent $974

Max offer price $89,000

Occupancy floor 61%

Sensitivity live

Price	-10% $628	-5% $603	+0% $577	+5% $552	+10% $527
Rent	-10% $443	-5% $510	+0% $577	+5% $645	+10% $712
Rate	-1.0pp $622	-0.5pp $600	base $577	+0.5pp $554	+1.0pp $531

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4 1st St Yorkville, NY	3.0	1.0	888	$2,100	$2.36	44d	1	0.35mi
1224 Whitesboro St Unit 1 Utica, NY	3.0	1.0	1100	$1,125	$1.02	44d	1	0.81mi
1503 Fox Pl Utica, NY	3.0	1.0	1119	$2,000	$1.79	44d	1	1.13mi
11 Noyes St Unit 4 Utica, NY	2.0	1.0	1000	$1,125	$1.12	44d	1	1.44mi

Listing history 3 events

1. 2026-05-09
   status Pending 667-char remark

   Show marketing remark (667 chars)

   Conveniently located this former one unit home presently offers two units with two kitchens and is ready to go. It has been a two unit for many years. Fresh paint throughout and gleaming hardwoods make this very appealing. Have supplemental income and reside there or use as an investment rental. Great location for college rentals as well. Located close to Colleges, Medical facilities, Wolfspeed, just off the commercial drive business corridor as well. Enjoy the covered 15x14 concrete slab deck when the weather is inclement you can still be outdoors. You'll enjoy the enclosed sun porches as well. Plenty of off street parking with the sizable side driveway too.

2. 2026-05-06
   listed $89,000 Active 667-char remark

   Show marketing remark (667 chars)

   Conveniently located this former one unit home presently offers two units with two kitchens and is ready to go. It has been a two unit for many years. Fresh paint throughout and gleaming hardwoods make this very appealing. Have supplemental income and reside there or use as an investment rental. Great location for college rentals as well. Located close to Colleges, Medical facilities, Wolfspeed, just off the commercial drive business corridor as well. Enjoy the covered 15x14 concrete slab deck when the weather is inclement you can still be outdoors. You'll enjoy the enclosed sun porches as well. Plenty of off street parking with the sizable side driveway too.

3. 2006-01-27
   soldstatus $37,000

ⓘ 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: $3,191 · $266/mo
• Projected year-2 tax: $3,191 · $266/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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°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: $20,461
• − Mortgage interest: −$4,985
• − Property taxes: −$3,191
• − Insurance: −$445
• − Repairs & maintenance: −$1,637
• − Management: −$1,637
• − Depreciation: −$2,589
• Taxable income: $5,977
• Est. tax owed @ 24.0%: −$1,434
• After-tax cash flow: $5,493/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: Whitesboro Central School District
• NCES district ID: 3631320
• Math proficiency: 68% ▼ -7.00%
• Reading proficiency: 61% ▼ -2.00%
• Median HH income: $59,732
• Composite: 55.77/100
• National rank: #1217
• State rank: #174 of 590 in NY

Livability — Yorkville

• Score: 72/100
• State rank: #359
• US rank: #6063

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Yorkville, NY
• County: Oneida County · 89,710 people
• City population: 1,889
• 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

+140.5% since first listed

3 events — show timeline

• 2026-05-09 Pending — CNYIS
• 2026-05-06 Listed $89,000 CNYIS
• 2006-01-27 Sold (Public Records) $37,000 Public Records

Property tax history

-0.2%/yr

Latest (2025): $3,191 · -15.7% YoY. Source: county tax records.