16 Wagner Ave · Whitesboro, NY 13492

$205,000

3 bd · 1.5 ba · 1,242 sqft · SingleFamily public records · 20 Days on market

Built 1920 8,276 sqft lot Est $214k · at est.

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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 +18.9/30.0
• ARV discount +9.3/15.0
• DSCR +5.9/10.0
• Schools +5.6/10.0
• 1% rule +5.2/10.0
• 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

It's not too often you see a house with this much potential on the market at such a great price. 16 Wagner Avenue has hardwood floors throughout most of the house, good sized bedrooms and an awesome back family room. Your proximity to several Whitesboro shopping plazas and restaurants are a convenience and it's a short drive to the Rayhill Walking Trail. Come see it today, buy it and make it your own.

Key facts

• Cozy den
• Many upgrades
• Hardwood floors

Tags

• COZY DEN
• T V ROOM
• HARDWOOD FLOORS
• AUTHENTIC CLAW FOOT TUB
• MANY UPGRADES
• NEW ROOF

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water connected; Sewer connected; Electric with circuit breakers
• Home design: 2-story house; Existing/resale property
• Construction: Shake siding; Copper plumbing; Block foundation
• Exterior features: Blacktop driveway; Rectangular lot (approx. 50 x 164)

Interior

• Kitchen: Free-standing range; Oven; Microwave; Refrigerator; Dishwasher
• Bedrooms: Total of 9 rooms (includes living spaces and bedrooms)
• Flooring: Hardwood; Varies
• Bathrooms: 1 full bathroom; 1 half bathroom; 1 main-level bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Den; Separate/formal dining room; Full basement
• Laundry & utility: Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $205k.

Deal economics

• At list price, monthly cash flow is $209 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $205k).
• Recommended offer: $202k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.5% 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.
• Zoned schools: Harts Hill School (math 87% / reading 67%, grade A, #244 of 2,108 statewide, top 13%, 342 students, 18% FRL); Whitesboro Middle School (math 58% / reading 62%, grade B, #157 of 729 statewide, top 22%, 474 students, 40% FRL); Whitesboro High School (math 94%, 938 students, 34% FRL).
• 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 $1k of loan paydown is wiped out by about $6k 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 20 days — a 2% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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 $115k; list at $205k implies a 78% 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 $201,925 (1.5% below list)

Questions for the listing agent

1. Built in 1920 — 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: 1.02% ✓
• Cap rate: 7.52%
• Cash-on-cash: 4.37%
• DSCR: 1.19
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $213,624
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14 Eberley Ave	0.06mi	3/1.5	1,152 (-7%)	11mo	$225,000	$195	76
5 Huxford Pl	0.36mi	3/1.5	1,170 (-6%)	2mo	$230,000	$197	72
8 Pleasantview Pl	0.45mi	3/1.0	1,164 (-6%)	1mo	$195,000	$168	66
16 Jessica Pl	0.37mi	3/1.5	1,196 (-4%)	20mo	$206,000	$172	60
5 Harts Hill Pkwy	0.44mi	3/1.0	1,100 (-11%)	5mo	$260,000	$236	54
15 Foster St	0.39mi	2/1.5 (-1)	1,364 (+10%)	8mo	$148,000	$109	54
22 Crestview Dr	0.60mi	3/1.0	1,338 (+8%)	5mo	$283,000	$212	53
33 Parkway Dr	0.38mi	2/1.0 (-1)	1,348 (+8%)	17mo	$168,000	$125	46
5315 Wilcox Rd	0.46mi	4/1.0 (+1)	1,300 (+5%)	21mo	$240,000	$185	46
6 Denton Ave	0.52mi	2/1.0 (-1)	1,367 (+10%)	7mo	$150,000	$110	46
12 Brainard St	0.48mi	3/1.0	1,425 (+15%)	13mo	$205,000	$144	40
114 Denton Ave	0.60mi	2/1.0 (-1)	1,164 (-6%)	18mo	$107,000	$92	40

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: -9.5%
• Equity multiple: 0.65×
• Total profit: $-19,860
• Equity at exit: $30,566

10-year hold

• IRR: 0.0%
• Equity multiple: 1.00×
• Total profit: $53
• Equity at exit: $17,725

Cash invested: $57,400 (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: 8.1×

Monthly cashflow live

• Estimated rent: $2,100 medium
• Mortgage (P&I): −$1,075
• Tax from tax record: −$290 /mo · $3,475/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $209

Break-even live

Break-even rent $1,836

Max offer price $205,000

Occupancy floor 85%

Sensitivity live

Price	-10% $325	-5% $267	+0% $209	+5% $151	+10% $93
Rent	-10% $43	-5% $126	+0% $209	+5% $292	+10% $375
Rate	-1.0pp $312	-0.5pp $261	base $209	+0.5pp $156	+1.0pp $102

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: $51,250
• Closing costs: $6,150
• 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	45d	1	1.37mi

Listing history 16 events

1. 2026-06-22
   days on market $205,000 Active 20 DOM
2. 2026-06-19
   days on market $205,000 Active 18 DOM
3. 2026-06-18
   days on market $205,000 Active 17 DOM
4. 2026-06-17
   days on market $205,000 Active 16 DOM
5. 2026-06-16
   days on market $205,000 Active 15 DOM
6. 2026-06-15
   days on market $205,000 Active 14 DOM
7. 2026-06-14
   days on market $205,000 Active 12 DOM
8. 2026-06-13
   days on market $205,000 Active 11 DOM
9. 2026-06-10
   days on market $205,000 Active 9 DOM
10. 2026-06-09
    days on market $205,000 Active 8 DOM
11. 2026-06-08
    days on market $205,000 Active 7 DOM
12. 2026-06-07
    days on market $205,000 Active 6 DOM
13. 2026-06-05
    days on market $205,000 Active 3 DOM
14. 2026-06-03
    days on market $205,000 Active 2 DOM
15. 2026-06-01
    remarks 378-char remark
16. 2026-06-01
    listed $205,000 Active 1 DOM

ⓘ 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: $3,475 · $290/mo
• Projected year-2 tax: $3,475 · $290/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 1/10 Low
• 🌡 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: −$11,483
• − Property taxes: −$3,475
• − Insurance: −$1,025
• − Repairs & maintenance: −$2,016
• − Management: −$2,016
• − Depreciation: −$5,964
• Taxable loss: −$779
• Est. tax savings @ 24.0%: +$187
• After-tax cash flow: $2,694/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

+36.8% since first listed

7 events — show timeline

• 2026-06-01 Listed $205,000 CNYIS
• 2022-03-08 Sold (Public Records) $115,000 Public Records
• 2022-03-07 Sold (MLS) $115,000 CNYIS
• 2021-12-17 Pending — CNYIS
• 2021-12-06 Contingent — CNYIS
• 2021-11-15 Price Changed $139,900 CNYIS
• 2021-08-27 Listed $149,900 CNYIS

Property tax history

+1.5%/yr

Latest (2025): $3,475 · -17.1% YoY. Source: county tax records.