17 Dunham Pl · Whitesboro, NY 13492

$140,000

2 bd · 1.0 ba · 1,181 sqft · SingleFamily public records · 38 Days on market

Built 1951 9,120 sqft lot $119/sqft · 17% below area Est $169k · 17% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.6/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This adorable Cape Cod in the village of Whitesboro is ready for you to call it home! Upstairs you will find that the largest of the two bedrooms was actually separated in the 60's to accommodate a family of 5! The 2nd area was used as a bedroom for many years, and could also be a perfect nursery or office! Downstairs offers an eat in kitchen, formal dining room, and living room area. The spacious back yard is completely fenced in, perfect for kids and/or the family dog, with access to the attached garage where snow covered boots and muddy paws can be easily cleaned up! The basement is home to a brand new furnace, hot water heater, and electrical panel! This home has been in the family for 50+ years and is priced to sell! Don't let this one pass you by!

Key facts

• Ample counter space
• First floor laundry
• Aluminum siding

Tags

• ALUMINUM SIDING
• OPEN-CONCEPT LAYOUT
• HARDWOOD FLOORS
• AMPLE COUNTER SPACE
• FIRST FLOOR LAUNDRY
• LARGE DRY OPEN BASEMENT

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water connected; Sewer connected
• Home design: Single-story home; Resale property
• Construction: Aluminum siding; Block foundation; Existing structure (year built details: existing)
• Exterior features: Blacktop driveway; Near public transit; Irregular lot; Located in a flood zone; Residential lot; City street frontage

Interior

• Kitchen: Gas cooktop; Gas oven; Gas range; Refrigerator
• Bedrooms: Total rooms: 6 (includes bedrooms and living spaces)
• Flooring: Hardwood; Varies
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Eat-in kitchen; Full basement
• Laundry & utility: Laundry on main level; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $87 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $136k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.0% 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; 1 comparable units currently listed for rent nearby; 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 $968 of loan paydown is wiped out by about $4k 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

• It's been on market 38 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago; this cycle's ask has dropped $25k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $72k; list at $140k implies a 96% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; flood insurance adds $460/mo; built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $135,800 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.50% ✓
• Cap rate: 10.98%
• Cash-on-cash: 16.74%
• DSCR: 1.75
• GRM: 5.6

CMA / ARV

• ARV (median comp): $168,766
• List price: $140,000
• Delta: -17.04%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5 Huxford Pl	0.61mi	3/1.5 (+1)	1,170 (-1%)	2mo	$230,000	$197	61
14 Eberley Ave	0.56mi	3/1.5 (+1)	1,152 (-2%)	11mo	$225,000	$195	54
33 Parkway Dr	0.26mi	2/1.0	1,348 (+14%)	17mo	$168,000	$125	50
5 Harts Hill Pkwy	0.64mi	3/1.0 (+1)	1,100 (-7%)	5mo	$260,000	$236	50
41 Parkway Dr	0.30mi	3/1.0 (+1)	1,087 (-8%)	23mo	$132,800	$122	49
55 Sauquoit St	0.27mi	3/1.5 (+1)	1,069 (-10%)	19mo	$135,000	$126	49
32 Ellis Ave	0.24mi	3/1.0 (+1)	1,026 (-13%)	23mo	$116,000	$113	42
16 Jessica Pl	0.71mi	3/1.5 (+1)	1,196 (+1%)	20mo	$206,000	$172	41

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: -11.8%
• Equity multiple: 0.57×
• Total profit: $-16,770
• Equity at exit: $20,874

10-year hold

• IRR: -2.2%
• Equity multiple: 0.85×
• Total profit: $-5,866
• Equity at exit: $12,105

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 13492

• Home prices YoY: -12.3%
• Active inventory: 56
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $2,100 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$320 /mo · $3,834/yr
• Insurance: −$58
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $87

Break-even live

Break-even rent $1,990

Max offer price $140,000

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

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4 1st St Yorkville, NY	3.0	1.0	888	$2,100	$2.36	43d	1	1.06mi

Listing history 21 events

1. 2026-06-19
   days on market $140,000 Active 38 DOM
2. 2026-06-18
   days on market $140,000 Active 37 DOM
3. 2026-06-17
   days on market $140,000 Active 36 DOM
4. 2026-06-16
   days on market $140,000 Active 35 DOM
5. 2026-06-15
   days on market $140,000 Active 34 DOM
6. 2026-06-14
   days on market $140,000 Active 32 DOM
7. 2026-06-13
   pricedays on market $140,000 Active 31 DOM
8. 2026-06-10
   days on market $155,000 Active 29 DOM
9. 2026-06-09
   days on market $155,000 Active 28 DOM
10. 2026-06-08
    days on market $155,000 Active 27 DOM
11. 2026-06-07
    days on market $155,000 Active 26 DOM
12. 2026-06-05
    days on market $155,000 Active 23 DOM
13. 2026-06-03
    days on market $155,000 Active 22 DOM
14. 2026-06-02
    days on market $155,000 Active 21 DOM
15. 2026-06-01
    days on market $155,000 Active 20 DOM
16. 2026-05-31
    days on market $155,000 Active 19 DOM
17. 2026-05-30
    days on market $155,000 Active 18 DOM
18. 2026-05-12
    listed $165,000 Active 1689-char remark
19. 2021-02-12
    soldstatus $71,550 771-char remark

    Show marketing remark (771 chars)

    This adorable Cape Cod in the village of Whitesboro is ready for you to call it home! Upstairs you will find that the largest of the two bedrooms was actually separated in the 60's to accommodate a family of 5! The 2nd area was used as a bedroom for many years, and could also be a perfect nursery or office! Downstairs offers an eat in kitchen, formal dining room, and living room area. The spacious back yard is completely fenced in, perfect for kids and/or the family dog, with access to the attached garage where snow covered boots and muddy paws can be easily cleaned up! The basement is home to a brand new furnace, hot water heater, and electrical panel! This home has been in the family for 50+ years and is priced to sell! Don't let this one pass you by!

20. 2021-02-08
    soldstatus $71,550
21. 2020-11-02
    listed $70,000 771-char remark

    Show marketing remark (771 chars)

    This adorable Cape Cod in the village of Whitesboro is ready for you to call it home! Upstairs you will find that the largest of the two bedrooms was actually separated in the 60's to accommodate a family of 5! The 2nd area was used as a bedroom for many years, and could also be a perfect nursery or office! Downstairs offers an eat in kitchen, formal dining room, and living room area. The spacious back yard is completely fenced in, perfect for kids and/or the family dog, with access to the attached garage where snow covered boots and muddy paws can be easily cleaned up! The basement is home to a brand new furnace, hot water heater, and electrical panel! This home has been in the family for 50+ years and is priced to sell! Don't let this one pass you by!

ⓘ 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: $3,834 · $320/mo
• Projected year-2 tax: $3,834 · $320/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 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 17 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: $25,200
• − Mortgage interest: −$7,842
• − Property taxes: −$3,834
• − Insurance: −$6,225
• − Repairs & maintenance: −$2,016
• − Management: −$2,016
• − Depreciation: −$4,073
• Taxable loss: −$806
• Est. tax savings @ 24.0%: +$193
• After-tax cash flow: $1,232/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

+100.0% since first listed

7 events — show timeline

• 2026-06-11 Price Changed $140,000 CNYIS
• 2026-06-10 Price Changed $150,000 CNYIS
• 2026-05-25 Price Changed $155,000 CNYIS
• 2026-05-12 Listed $165,000 CNYIS
• 2021-02-12 Sold (MLS) $71,550 CNYIS
• 2021-02-08 Sold (Public Records) $71,550 Public Records
• 2020-11-02 Listed $70,000 CNYIS

Property tax history

+8.7%/yr

Latest (2025): $3,834 · -17.1% YoY. Source: county tax records.