1 Lamott Ave · Yorkville, NY 13495

$169,900

3 bd · 1.0 ba · 1,134 sqft · SingleFamily · 74 Days on market

Built 1920 2,802 sqft lot Est $160k · 6% over

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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 +25.3/30.0
• DSCR +8.3/10.0
• 1% rule +6.6/10.0
• Appreciation +5.9/10.0
• Schools +5.2/10.0
• ARV discount +4.7/15.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Move in condition! Remodeled 3 bedroom 1 bath 2-Story home with beautiful living room, first floor laundry, new bath, carpets, tile, freshly painted, nice deck, updated kitchen with new appliances and more! New York Mills Schools.

Key facts

• Tall ceilings
• Backyard
• Large living room

Tags

• TALL CEILINGS
• LARGE LIVING ROOM
• PLENTY OF CABINET SPACE
• DECK OFF OF DINING ROOM
• BACKYARD
• SHED FOR OUTDOOR BELONGINGS

Property features AI

Exterior

• Parking: No garage
• Utilities: High-speed internet available; Public water (connected); Sewer connected
• Home design: 2-story residence; Existing structure
• Construction: Vinyl siding; Asphalt roof; Stone foundation
• Exterior features: Blacktop driveway; Rectangular residential lot; City street frontage; Lot dimensions approximately 30 x 93

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Microwave; Refrigerator
• Bedrooms: Total of 7 rooms (includes bedrooms and other living spaces)
• Flooring: Carpet; Laminate; Tile; Varied flooring types
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Electric heating; Gas heating
• Interior features: Galley kitchen; Combined living and dining area; Full basement
• Laundry & utility: Main-level laundry; Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $385 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $160k (6.0% below list) — sets the bar for market timing.

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.
• New York Mills Union Free School District (suburban): math 60% / reading 65% proficiency, ranked #224 of 590 in NY (top 38%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 12 active listings in the ZIP; 3 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).

Forward outlook

• In year one you build about $4k of equity ($1k loan paydown + $3k appreciation (1.9% 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 (1.9% appreciation + 3.0% rent growth), your $48k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y 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 $80k; list at $170k implies a 114% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $159,706 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.16% ✓
• Cap rate: 9.01%
• Cash-on-cash: 9.71%
• DSCR: 1.43
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $159,894
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
94 Campbell Ave	0.37mi	3/1.0	1,120 (-1%)	5mo	$252,350	$225	77
19 Whitesboro St	0.12mi	2/1.0 (-1)	1,183 (+4%)	9mo	$166,500	$141	75
7 6th St	0.42mi	3/1.0	1,144 (+1%)	8mo	$220,000	$192	72
125 Campbell Ave	0.22mi	2/1.0 (-1)	1,174 (+4%)	8mo	$183,200	$156	72
10 Russell Ave	0.35mi	3/1.5	1,110 (-2%)	10mo	$119,500	$108	70
2206 Caroline St	0.35mi	4/1.0 (+1)	1,155 (+2%)	7mo	$212,000	$184	70
18 Trinity Ave	0.25mi	2/2.0 (-1)	1,122 (-1%)	11mo	$103,000	$92	68
305 Calder Ave	0.23mi	4/1.0 (+1)	1,050 (-7%)	6mo	$100,000	$95	67
2133 Mcbride Ave	0.42mi	3/1.0	1,200 (+6%)	8mo	$154,500	$129	64
913 Champlin Ave	0.27mi	3/1.5	1,252 (+10%)	7mo	$135,000	$108	62
1405 Kellogg Ave	0.71mi	3/1.0	1,140 (+0%)	7mo	$172,000	$151	60
1209 Ney Ave	0.58mi	3/1.0	1,250 (+10%)	1mo	$162,500	$130	55

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

1.9% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.8%
• Equity multiple: 1.74×
• Total profit: $35,297
• Equity at exit: $66,066

10-year hold

• IRR: 16.6%
• Equity multiple: 3.19×
• Total profit: $104,016
• Equity at exit: $94,415

Cash invested: $47,572 (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 13495

• Home prices YoY: 0.7%
• Active inventory: 12
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,973 medium
• Mortgage (P&I): −$891
• Tax est. 1.5%: −$212 /mo · $2,548/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$414
• Net cashflow: $385

Break-even live

Break-even rent $1,486

Max offer price $169,900

Occupancy floor 76%

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	0.13mi
1224 Whitesboro St Unit 1 Utica, NY	3.0	1.0	1100	$1,125	$1.02	43d	1	1.04mi
1503 Fox Pl Utica, NY	3.0	1.0	1119	$2,000	$1.79	43d	1	1.26mi

Listing history 8 events

1. 2026-05-02
   status Pending
2. 2026-04-01
   status Active
3. 2026-03-10
   historical Active Under Contract
4. 2026-03-02
   status Active
5. 2026-02-27
   historical Active Under Contract
6. 2026-02-16
   listed $169,900 Active
7. 2015-02-12
   soldstatus $79,500 230-char remark

   Show marketing remark (230 chars)

   Move in condition! Remodeled 3 bedroom 1 bath 2-Story home with beautiful living room, first floor laundry, new bath, carpets, tile, freshly painted, nice deck, updated kitchen with new appliances and more! New York Mills Schools.

8. 2014-10-16
   listed $79,900 230-char remark

   Show marketing remark (230 chars)

   Move in condition! Remodeled 3 bedroom 1 bath 2-Story home with beautiful living room, first floor laundry, new bath, carpets, tile, freshly painted, nice deck, updated kitchen with new appliances and more! New York Mills Schools.

ⓘ 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 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: $23,680
• − Mortgage interest: −$9,517
• − Property taxes: −$2,548
• − Insurance: −$850
• − Repairs & maintenance: −$1,894
• − Management: −$1,894
• − Depreciation: −$4,943
• Taxable income: $2,034
• Est. tax owed @ 24.0%: −$488
• After-tax cash flow: $4,130/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: New York Mills Union Free School District
• NCES district ID: 3620610
• Math proficiency: 60% ▲ 5.00%
• Reading proficiency: 65% ▲ 13.00%
• Median HH income: $40,329
• Composite: 52.21/100
• National rank: #1605
• State rank: #224 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
• City population: 1,889
• Population (ZIP): 1,889

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 (93%)
• Race & ethnicity: White 93% Two or more races 5% Asian 1%
• Common ancestry: Romanian 28% Lithuanian 5% American 3%
• Foreign-born: 4% · China
• Languages at home: 96% English-only · Russian/Polish/Slavic 4%

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: ▲ 1.90%
• Current HPI: 286.6347
• 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

+112.6% since first listed

8 events — show timeline

• 2026-05-02 Pending — CNYIS
• 2026-04-01 Relisted — CNYIS
• 2026-03-10 Contingent — CNYIS
• 2026-03-02 Relisted — CNYIS
• 2026-02-27 Contingent — CNYIS
• 2026-02-16 Listed $169,900 CNYIS
• 2015-02-12 Sold (MLS) $79,500 CNYIS
• 2014-10-16 Listed $79,900 CNYIS