8 1st St · Whitesboro, NY 13492

$179,900

2 bd · 1.0 ba · 1,456 sqft · SingleFamily public records · 4 Days on market

Built 1880 0.30 ac lot Est $252k · 29% 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 +15.6/30.0
• ARV discount +15.0/15.0
• Schools +5.6/10.0
• DSCR +4.8/10.0
• 1% rule +4.7/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

3 bed, 2 bath village home in a quiet Whitesboro location. Bright and airy throughout with updated flooring and a large kitchen that offers plenty of space to cook and gather. First floor laundry adds convenience, and the layout flows well for everyday living. Outside, you’ve got a 3-stall garage with plenty of room for vehicles, storage, or a workshop setup. Nice setting within walking distance to local stores, restaurants, and everything the village has to offer.

Key facts

• 3 stall garage
• First floor laundry
• Large kitchen

Tags

• UPDATED FLOORING
• LARGE KITCHEN
• FIRST FLOOR LAUNDRY
• 3 STALL GARAGE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $74 ($891/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 $174k (3.1% below list).
• Recommended offer: $174k (3.1% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 5.0% in Whitesboro — 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 73/100 on livability (#326 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment 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: 56 active listings in the ZIP; 204 units permitted in Oneida County in 2024 (68 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 3y ago 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 $61k; list at $180k implies a 195% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1880 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $174,369 (3.1% below list)

Questions for the listing agent

1. Built in 1880 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.97% ✗
• Cap rate: 6.79%
• Cash-on-cash: 1.77%
• DSCR: 1.08
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $251,888
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
83 Westmoreland St	0.06mi	3/1.5 (+1)	1,488 (+2%)	2mo	$208,000	$140	85
6 1st St	0.01mi	3/1.5 (+1)	1,430 (-2%)	8mo	$185,400	$130	83
12 Pine St	0.22mi	3/1.5 (+1)	1,452 (-0%)	5mo	$205,000	$141	78
15 Foster St	0.19mi	2/1.5	1,364 (-6%)	8mo	$148,000	$109	72
17 Wagner Ave	0.23mi	3/2.0 (+1)	1,512 (+4%)	6mo	$262,000	$173	69
6 Denton Ave	0.39mi	2/1.0	1,367 (-6%)	7mo	$150,000	$110	66
2 Bermuda Rd	0.54mi	3/1.5 (+1)	1,580 (+8%)	1mo	$325,000	$206	53
59 Bedford Dr	0.49mi	3/2.0 (+1)	1,575 (+8%)	8mo	$295,000	$187	48
26 Bedford Dr	0.65mi	3/1.5 (+1)	1,569 (+8%)	4mo	$300,000	$191	46
24 Elm St	0.46mi	3/2.0 (+1)	1,625 (+12%)	6mo	$230,179	$142	45
22 Crestview Dr	0.70mi	3/1.0 (+1)	1,338 (-8%)	5mo	$283,000	$212	44
34 Cambridge Rd	0.72mi	3/2.5 (+1)	1,546 (+6%)	2mo	$319,500	$207	44

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: -13.4%
• Equity multiple: 0.52×
• Total profit: $-24,358
• Equity at exit: $26,824

10-year hold

• IRR: -4.5%
• Equity multiple: 0.70×
• Total profit: $-14,862
• Equity at exit: $15,554

Cash invested: $50,372 (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 13492

• Home prices YoY: -12.3%
• Active inventory: 56
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,744 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$285 /mo · $3,418/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $74

Break-even live

Break-even rent $1,650

Max offer price $179,900

Occupancy floor 91%

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-04-28
   status Pending
2. 2026-04-24
   listed $179,900 Active
3. 2025-07-14
   historical
4. 2025-05-13
   price $224,900
5. 2025-03-19
   price $234,900
6. 2025-03-12
   listed $249,900 Active
7. 2023-05-10
   status Pending Sale
8. 2023-05-09
   historical
9. 2023-04-25
   listed $89,900 Active
10. 2004-09-02
    soldstatus $61,000
11. 2003-06-27
    soldstatus $44,000

ⓘ 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: $3,418 · $285/mo
• Projected year-2 tax: $3,418 · $285/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 3/10 Moderate
• 🌡 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: $20,924
• − Mortgage interest: −$10,077
• − Property taxes: −$3,418
• − Insurance: −$900
• − Repairs & maintenance: −$1,674
• − Management: −$1,674
• − Depreciation: −$5,233
• Taxable loss: −$2,052
• Est. tax savings @ 24.0%: +$493
• After-tax cash flow: $1,384/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 — Whitesboro

• Score: 73/100
• State rank: #326
• US rank: #5409

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Whitesboro, NY
• Population (ZIP): 11,233

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 (91%)
• Race & ethnicity: White 91% Two or more races 4% Hispanic / Latino 3% Black 2%
• Common ancestry: Romanian 20% Lithuanian 3% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2% Other Asian/Pacific 1% Russian/Polish/Slavic 1%

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: ▼ -44.24%
• Current HPI: 314.4606
• 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

+308.9% since first listed

11 events — show timeline

• 2026-04-28 Pending — CNYIS
• 2026-04-24 Listed $179,900 CNYIS
• 2025-07-14 Listing Removed — CNYIS
• 2025-05-13 Price Changed $224,900 CNYIS
• 2025-03-19 Price Changed $234,900 CNYIS
• 2025-03-12 Listed $249,900 CNYIS
• 2023-05-10 Pending — CNYIS
• 2023-05-09 Listing Removed — CNYIS
• 2023-04-25 Listed $89,900 CNYIS
• 2004-09-02 Sold (Public Records) $61,000 Public Records
• 2003-06-27 Sold (Public Records) $44,000 Public Records

Property tax history

+3.4%/yr

Latest (2025): $3,418 · -17.1% YoY. Source: county tax records.