3167 Daywood Dr · White Lake, NY 13338

$129,900

2 bd · 1.0 ba · 700 sqft · Manufactured · 191 Days on market

Built 1980 1.49 ac lot ↓ 19% since listing

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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 +27.2/30.0
• DSCR +9.4/10.0
• Appreciation +8.9/10.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• Schools +4.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Three adjacent parcels totaling approximately 1.49 acres are available on Daywood Drive in the Town of Forestport, located directly behind the White Lake Inn. The property includes one improved lot with a small cabin, a vacant lot, and a lot with a manufactured housing site. Together, they offer a flexible layout for recreational use, development, or long-term investment. A key feature is the deeded right of ingress and egress to White Lake via lands owned and maintained by the White Lake Shores Association, Inc. , with the right to join the Association included. T This provides ac-cess to one of the area’s most desirable private lakes. Winter fun with the snowmobile trails nearby.

Key facts

• 1.49 acre lot
• Built 1980
• Listed 191 days

Tags

• DEEDED RIGHT OF INGRESS
• ACCESS TO PRIVATE LAKES
• SNOWMOBILE TRAILS NEARBY

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $370 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.7% vs local median 1.7% in White Lake — 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: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Town Of Webb Union Free School District (rural): math 50% / reading 55% proficiency, ranked #404 of 755 in NY (top 54%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 40 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 $11k of equity ($898 loan paydown + $10k appreciation (7.9% 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 (7.9% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 191 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.

Recommended offer $114,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 191 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.24% ✓
• Cap rate: 9.71%
• Cash-on-cash: 12.21%
• DSCR: 1.54
• GRM: 6.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

7.87% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 29.2%
• Equity multiple: 3.09×
• Total profit: $76,040
• Equity at exit: $97,555

10-year hold

• IRR: 26.2%
• Equity multiple: 6.58×
• Total profit: $203,126
• Equity at exit: $192,576

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 13338

• Home prices YoY: 1.7%
• Active inventory: 40
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,605 medium
• Mortgage (P&I): −$681
• Tax est. 1.5%: −$162 /mo · $1,948/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $370

Break-even live

Break-even rent $1,136

Max offer price $129,900

Occupancy floor 72%

Sensitivity live

Price	-10% $460	-5% $415	+0% $370	+5% $325	+10% $280
Rent	-10% $243	-5% $307	+0% $370	+5% $433	+10% $497
Rate	-1.0pp $435	-0.5pp $403	base $370	+0.5pp $336	+1.0pp $302

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: —

Listing history 4 events

1. 2026-03-01
   status Pending
2. 2025-12-04
   price $129,900
3. 2025-10-28
   price $139,000
4. 2025-08-22
   listed $159,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥89°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,257
• − Mortgage interest: −$7,276
• − Property taxes: −$1,948
• − Insurance: −$650
• − Repairs & maintenance: −$1,541
• − Management: −$1,541
• − Depreciation: −$3,779
• Taxable income: $2,523
• Est. tax owed @ 24.0%: −$605
• After-tax cash flow: $3,835/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: Town Of Webb Union Free School District
• NCES district ID: 3628800
• Math proficiency: 50% ▬ 0.00%
• Reading proficiency: 55% ▬ 0.00%
• Median HH income: $52,522
• Composite: 47.01/100
• National rank: #5138
• State rank: #404 of 755 in NY

Livability — White Lake

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: White Lake, NY
• Population (ZIP): 1,293

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 (98%)
• Race & ethnicity: White 98%
• Common ancestry: Romanian 9% Lithuanian 6% Subsaharan African 5%
• Foreign-born: 4% · China
• Languages at home: 93% English-only · Russian/Polish/Slavic 5% Chinese 1% Other Asian/Pacific 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: ▲ 7.87%
• Current HPI: 470.5822
• 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

-18.8% since first listed

4 events — show timeline

• 2026-03-01 Pending — CNYIS
• 2025-12-04 Price Changed $129,900 CNYIS
• 2025-10-28 Price Changed $139,000 CNYIS
• 2025-08-22 Listed $159,900 CNYIS