134 Whitesboro St · Yorkville, NY 13495

$157,000

4 bd · 2.0 ba · 2,627 sqft · SingleFamily public records · 36 Days on market

Built 1900 6,075 sqft lot $60/sqft · 39% below area Est $258k · 39% 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 +24.7/30.0
• ARV discount +15.0/15.0
• DSCR +8.0/10.0
• 1% rule +7.4/10.0
• Appreciation +5.9/10.0
• Schools +5.6/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Originally a one-family home. In-law apt added. Home being sold as is; as seen condition.

Key facts

• Blacktop driveway
• Unique floor plan
• Eat in kitchen

Tags

• UNIQUE FLOOR PLAN
• FIRST FLOOR LAUNDRY AREA
• EAT IN KITCHEN
• WALK IN PANTRY
• BLACKTOP DRIVEWAY
• ABOVE GROUND POOL

Property features AI

Exterior

• Parking: No garage
• Utilities: Electricity connected; Public water connected; Sewer connected
• Home design: Two-story existing home
• Construction: Vinyl siding; Shingle, slate, and tile roofing options; Stone foundation
• Exterior features: Blacktop driveway; Above-ground pool; Near public transit; Rectangular residential lot; City street frontage; Lot dimensions approximately 45 x 135

Interior

• Kitchen: Dishwasher; Gas oven; Gas range; Microwave; Refrigerator
• Bedrooms: One main-level bedroom
• Flooring: Carpet; Laminate; Varied flooring
• Bathrooms: One full bathroom; One half bathroom; One main-level bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Eat-in kitchen; Separate/formal living room; Walk-in pantry; Full basement
• Laundry & utility: Main-level laundry; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $157k.

Deal economics

• At list price, monthly cash flow is $328 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $157k).
• Recommended offer: $152k (3.0% 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.
• 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: 12 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 $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 $44k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($152k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 13y ago; this cycle's ask has dropped $20k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $52k; list at $157k implies a 199% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $152,290 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 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 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 8.80%
• Cash-on-cash: 8.96%
• DSCR: 1.40
• GRM: 6.7

CMA / ARV

• ARV (median comp): $257,672
• List price: $157,000
• Delta: -39.07%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
99 Cross St	0.74mi	5/4.5 (+1)	2,677 (+2%)	21mo	$485,000	$181	29

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: 13.1%
• Equity multiple: 1.70×
• Total profit: $30,948
• Equity at exit: $61,050

10-year hold

• IRR: 15.9%
• Equity multiple: 3.11×
• Total profit: $92,733
• Equity at exit: $87,246

Cash invested: $43,960 (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: 6.7×

Monthly cashflow live

• Estimated rent: $1,947 medium
• Mortgage (P&I): −$823
• Tax from tax record: −$321 /mo · $3,851/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $328

Break-even live

Break-even rent $1,531

Max offer price $157,000

Occupancy floor 78%

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: $39,250
• Closing costs: $4,710
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $157,000 Active 36 DOM
2. 2026-06-18
   days on market $157,000 Active 35 DOM
3. 2026-06-17
   days on market $157,000 Active 34 DOM
4. 2026-06-16
   days on market $157,000 Active 33 DOM
5. 2026-06-15
   days on market $157,000 Active 32 DOM
6. 2026-06-14
   days on market $157,000 Active 30 DOM
7. 2026-06-13
   days on market $157,000 Active 29 DOM
8. 2026-06-10
   days on market $157,000 Active 27 DOM
9. 2026-06-09
   days on market $157,000 Active 26 DOM
10. 2026-06-08
    days on market $157,000 Active 25 DOM
11. 2026-06-07
    days on market $157,000 Active 24 DOM
12. 2026-06-05
    days on market $157,000 Active 21 DOM
13. 2026-06-03
    days on market $157,000 Active 20 DOM
14. 2026-06-02
    days on market $157,000 Active 19 DOM
15. 2026-06-01
    days on market $157,000 Active 18 DOM
16. 2026-05-31
    days on market $157,000 Active 17 DOM
17. 2026-05-30
    days on market $157,000 Active 16 DOM
18. 2026-05-13
    listed $176,900 Active 1499-char remark
19. 2014-06-24
    soldstatus $52,500 89-char remark

    Show marketing remark (89 chars)

    Originally a one-family home. In-law apt added. Home being sold as is; as seen condition.

20. 2014-06-11
    soldstatus $52,500
21. 2013-11-09
    listed $59,900 89-char remark

    Show marketing remark (89 chars)

    Originally a one-family home. In-law apt added. Home being sold as is; as seen condition.

ⓘ 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: $3,851 · $321/mo
• Projected year-2 tax: $3,851 · $321/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: $23,360
• − Mortgage interest: −$8,794
• − Property taxes: −$3,851
• − Insurance: −$785
• − Repairs & maintenance: −$1,869
• − Management: −$1,869
• − Depreciation: −$4,567
• Taxable income: $1,624
• Est. tax owed @ 24.0%: −$390
• After-tax cash flow: $3,548/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 — 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

+162.1% since first listed

5 events — show timeline

• 2026-05-20 Price Changed $157,000 CNYIS
• 2026-05-13 Listed $176,900 CNYIS
• 2014-06-24 Sold (MLS) $52,500 CNYIS
• 2014-06-11 Sold (Public Records) $52,500 Public Records
• 2013-11-09 Listed $59,900 CNYIS

Property tax history

-0.2%/yr

Latest (2025): $3,851 · -15.7% YoY. Source: county tax records.