52 Dudley Ave · Yorkville, NY 13495

$168,600

10 bd · 5.0 ba · 5,487 sqft · MultiFamily public records · 18 Days on market

Built 1935 5,662 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.9/10.0
• Schools +5.2/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 5 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

Amazing investment property opportunity in Yorkville, NY. Roll up your sleeves and put in your designer touches to make this the ultimate income property. Buyer to check with city on what the potential could be here. It appears to have been a five unit building currently. AS-IS SALE property. Buyers to inspect prior to bidding. The Buyer's due diligence needs to be conducted prior to bidding, as the high bidder will receive an AS-IS only contract.

Key facts

• 5,662 sq ft lot
• 2 garage spots
• Built 1935

Property features AI

Finance

• Other: Lot size approximately 0.13 acres
• Financial info: Five-unit multifamily building

Exterior

• Parking: Attached garage with 2 parking spaces (total 2 parking spaces)
• Utilities: Public water; Public sewer
• Home design: Multi-family property
• Construction: Built with wood siding and other construction materials; Slab foundation
• Exterior features: Asphalt roof; Other exterior features

Interior

• Bedrooms: Five units total: each of the five units has 2 bedrooms
• Bathrooms: Five full bathrooms (one in each unit)
• Heating & cooling: Heating present (type: other)
• Interior features: Slab foundation (no basement)

What this means for you Summary

Snapshot

• This is a 5 × 2-bed/1.0-bath units multifamily listed at $169k.

Deal economics

• At list price, monthly cash flow is $4k ($44k/yr) — positive. Per door: $736/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $169k).
• Recommended offer: $166k (1.5% 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; 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 $47k cash investment doubles in ~1 year — 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 18 days — a 2% lower offer ($166k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 4.8% of price; built in 1935 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $166,071 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 3.98% ✓
• Cap rate: 32.50%
• Cash-on-cash: 93.59%
• DSCR: 5.16
• GRM: 2.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 97.2%
• Equity multiple: 6.20×
• Total profit: $245,563
• Equity at exit: $65,561

10-year hold

• IRR: 97.4%
• Equity multiple: 12.83×
• Total profit: $558,630
• Equity at exit: $93,692

Cash invested: $47,208 (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: 10.5×

Monthly cashflow live

• Estimated rent: $6,715 medium
• Mortgage (P&I): −$884
• Tax from tax record: −$669 /mo · $8,022/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,410
• Net cashflow: $3,682

Break-even live

Break-even rent $2,054

Max offer price $168,600

Occupancy floor 40%

5-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 5× units	2	1	$6,715
Total (5 units)			$6,715

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: $42,150
• Closing costs: $5,058
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-02
   status $168,600 Pending 18 DOM
2. 2026-06-01
   days on market $168,600 Active 18 DOM
3. 2026-05-31
   days on market $168,600 Active 17 DOM
4. 2026-05-30
   days on market $168,600 Active 16 DOM
5. 2026-05-14
   listed $168,600 Active

ⓘ 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: $8,022 · $669/mo
• Projected year-2 tax: $8,022 · $669/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 ≥95°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: $80,580
• − Mortgage interest: −$9,444
• − Property taxes: −$8,022
• − Insurance: −$843
• − Repairs & maintenance: −$6,446
• − Management: −$6,446
• − Depreciation: −$4,905
• Taxable income: $44,473
• Est. tax owed @ 24.0%: −$10,674
• After-tax cash flow: $33,510/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

1 event — show timeline

• 2026-05-14 Listed $168,600 Global MLS

Property tax history

-0.6%/yr

Latest (2025): $8,022 · -17.3% YoY. Source: county tax records.