14 Clyne Pl · Whitesboro, NY 13492

$129,900

3 bd · 1.0 ba · 1,116 sqft · SingleFamily public records · 3 Days on market

Built 1904 4,320 sqft lot $116/sqft · 41% below area Est $219k · 41% 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

A WELL MAINTAINED TWO STORY HOME WITH 3 BEDROOMS, REMODELED LIVING ROOM, 4 YEAR OLD FURNACE, AND 2 YR OLD HOT WATER HEATER.

Key facts

• Nice backyard
• Eat-in kitchen
• First-floor laundry

Tags

• EAT-IN KITCHEN
• FIRST-FLOOR LAUNDRY
• NICE BACKYARD

Property features AI

Exterior

• Parking: Detached garage; 1 garage space
• Utilities: Public water (connected); Sewer connected
• Home design: Two-story single family home; Resale property
• Construction: Vinyl siding; Block foundation; Existing (previously built)
• Exterior features: Blacktop driveway; Open porch

Interior

• Kitchen: Electric oven; Electric range; Refrigerator; Eat-in kitchen
• Bedrooms: Three bedrooms (all on second level)
• Flooring: Hardwood; Vinyl; Varies
• Bathrooms: Two full bathrooms; One bathroom on the main level
• Heating & cooling: Gas forced-air heating
• Interior features: Ceiling fan(s); Eat-in kitchen; Separate/formal living room; Full basement
• Laundry & utility: Main level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $676 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Cap rate 12.5% 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 $898 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 21y 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 $45k; list at $130k implies a 189% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1904 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $129,900

Questions for the listing agent

1. Built in 1904 — 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: 1.62% ✓
• Cap rate: 12.54%
• Cash-on-cash: 22.31%
• DSCR: 1.99
• GRM: 5.2

CMA / ARV

• ARV (median comp): $219,379
• List price: $129,900
• Delta: -40.79%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14 Eberley Ave	0.23mi	3/1.5	1,152 (+3%)	11mo	$225,000	$195	73
8 Pleasantview Pl	0.43mi	3/1.0	1,164 (+4%)	1mo	$195,000	$168	72
5 Harts Hill Pkwy	0.66mi	3/1.0	1,100 (-1%)	5mo	$260,000	$236	63
5 Huxford Pl	0.58mi	3/1.5	1,170 (+5%)	2mo	$230,000	$197	61
17 Marilyn Dr	0.61mi	3/1.0	1,040 (-7%)	0mo	$215,000	$207	60
19 Pleasantview Pl	0.46mi	3/1.0	1,008 (-10%)	11mo	$235,000	$233	53
114 Denton Ave	0.47mi	2/1.0 (-1)	1,164 (+4%)	18mo	$107,000	$92	51
103 Hardcastle Ave	0.55mi	3/1.0	950 (-15%)	2mo	$225,000	$237	48
109 Denton Ave	0.51mi	3/1.0	952 (-15%)	10mo	$215,000	$226	43
16 Jessica Pl	0.61mi	3/1.5	1,196 (+7%)	20mo	$206,000	$172	41
55 Sauquoit St	0.74mi	3/1.5	1,069 (-4%)	19mo	$135,000	$126	40
111 Hardcastle Ave	0.56mi	3/1.0	950 (-15%)	13mo	$176,000	$185	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: 15.1%
• Equity multiple: 1.61×
• Total profit: $22,109
• Equity at exit: $19,369

10-year hold

• IRR: 23.9%
• Equity multiple: 3.06×
• Total profit: $75,058
• Equity at exit: $11,231

Cash invested: $36,372 (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: 5.2×

Monthly cashflow live

• Estimated rent: $2,100 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$247 /mo · $2,968/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $676

Break-even live

Break-even rent $1,244

Max offer price $129,900

Occupancy floor 63%

Sensitivity live

Price	-10% $750	-5% $713	+0% $676	+5% $640	+10% $603
Rent	-10% $510	-5% $593	+0% $676	+5% $759	+10% $842
Rate	-1.0pp $742	-0.5pp $709	base $676	+0.5pp $643	+1.0pp $608

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: $32,475
• Closing costs: $3,897
• 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	44d	1	1.46mi

Listing history 4 events

1. 2026-05-18
   status Pending 598-char remark
2. 2026-05-15
   listed $129,900 Active 598-char remark
3. 2005-05-10
   soldstatus $44,900 123-char remark

   Show marketing remark (123 chars)

   A WELL MAINTAINED TWO STORY HOME WITH 3 BEDROOMS, REMODELED LIVING ROOM, 4 YEAR OLD FURNACE, AND 2 YR OLD HOT WATER HEATER.

4. 2005-01-29
   listed $49,900 123-char remark

   Show marketing remark (123 chars)

   A WELL MAINTAINED TWO STORY HOME WITH 3 BEDROOMS, REMODELED LIVING ROOM, 4 YEAR OLD FURNACE, AND 2 YR OLD HOT WATER HEATER.

ⓘ 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: $2,968 · $247/mo
• Projected year-2 tax: $2,968 · $247/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: $25,200
• − Mortgage interest: −$7,276
• − Property taxes: −$2,968
• − Insurance: −$650
• − Repairs & maintenance: −$2,016
• − Management: −$2,016
• − Depreciation: −$3,779
• Taxable income: $6,495
• Est. tax owed @ 24.0%: −$1,559
• After-tax cash flow: $6,557/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

+160.3% since first listed

4 events — show timeline

• 2026-05-18 Pending — CNYIS
• 2026-05-15 Listed $129,900 CNYIS
• 2005-05-10 Sold (MLS) $44,900 CNYIS
• 2005-01-29 Listed $49,900 CNYIS

Property tax history

+1.8%/yr

Latest (2025): $2,968 · -17.1% YoY. Source: county tax records.