214 5th St · Yorkville, NY 13495

$209,900

3 bd · 1.0 ba · 1,080 sqft · SingleFamily public records · 32 Days on market

Built 1960 7,380 sqft lot Est $168k · 25% over

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Why this score? — see what drove the D 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 +14.5/30.0
• Appreciation +5.9/10.0
• Schools +5.2/10.0
• DSCR +4.4/10.0
• 1% rule +4.3/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks

Welcome home to this charming 3-bedroom, 1-bath Cape offering over 1,400 square feet of comfortable living space in a desirable neighborhood. This well-maintained home features beautiful hardwood floors, and full basement for added storage or future finishing potential, also an attached garage for everyday convenience. Major updates have already been completed for peace of mind, including newer windows, roof, siding, and overhead garage door—all installed just 2 years ago. The spacious backyard provides plenty of room for entertaining, gardening, or relaxing, complete with a deck perfect for summer gatherings and outdoor enjoyment. This is a wonderful opportunity to own a move-in read

Key facts

• Attached garage
• Newer roof
• Full basement

Tags

• HARDWOOD FLOORS
• FULL BASEMENT
• ATTACHED GARAGE
• NEWER WINDOWS
• NEWER ROOF
• NEWER SIDING

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water (connected); Sewer connected; Circuit breaker electric
• Home design: Single-story; Existing construction
• Construction: Vinyl siding; Asphalt roof; Block foundation; Resale property
• Exterior features: Blacktop driveway; Deck; Partial fence; Shed/storage

Interior

• Kitchen: Free-standing range; Oven; Range hood; Dishwasher; Refrigerator; Exhaust fan
• Bedrooms: 1 main-level bedroom
• Flooring: Hardwood; Varies
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Gas forced-air heating
• Interior features: Kitchen island; Bedroom on main level; Full basement
• Laundry & utility: Washer; Dryer; Laundry in basement; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $47 ($566/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $195k (7.3% below list).
• Recommended offer: $195k (7.3% below list) — sets the bar for 1% rule.

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 $5k of equity ($1k loan paydown + $4k 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 $59k cash investment doubles in ~8 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($204k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $95k; list at $210k implies a 121% gain — meaningful room to come down on a strong offer.

Recommended offer $194,555 (7.3% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.93% ✗
• Cap rate: 6.56%
• Cash-on-cash: 0.96%
• DSCR: 1.04
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $168,480
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
94 Campbell Ave	0.06mi	3/1.0	1,120 (+4%)	5mo	$252,350	$225	87
7 6th St	0.05mi	3/1.0	1,144 (+6%)	8mo	$220,000	$192	81
305 Calder Ave	0.15mi	4/1.0 (+1)	1,050 (-3%)	6mo	$100,000	$95	78
10 Russell Ave	0.41mi	3/1.5	1,110 (+3%)	10mo	$119,500	$108	66
125 Campbell Ave	0.22mi	2/1.0 (-1)	1,174 (+9%)	8mo	$183,200	$156	63
18 Trinity Ave	0.51mi	2/2.0 (-1)	1,122 (+4%)	11mo	$103,000	$92	52
5 Oatley Ave	0.35mi	3/1.0	1,228 (+14%)	11mo	$79,000	$64	51
19 Whitesboro St	0.46mi	2/1.0 (-1)	1,183 (+10%)	9mo	$166,500	$141	50
2206 Caroline St	0.61mi	4/1.0 (+1)	1,155 (+7%)	7mo	$212,000	$184	49
17 Wadas Dr	0.56mi	3/1.0	936 (-13%)	9mo	$200,000	$214	44
2133 Mcbride Ave	0.75mi	3/1.0	1,200 (+11%)	8mo	$154,500	$129	40
303 Washington Dr	0.68mi	2/1.0 (-1)	1,196 (+11%)	7mo	$220,000	$184	40

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: 5.2%
• Equity multiple: 1.28×
• Total profit: $16,349
• Equity at exit: $81,621

10-year hold

• IRR: 8.8%
• Equity multiple: 2.19×
• Total profit: $69,716
• Equity at exit: $116,643

Cash invested: $58,772 (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: 9.0×

Monthly cashflow live

• Estimated rent: $1,946 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$302 /mo · $3,619/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $47

Break-even live

Break-even rent $1,886

Max offer price $209,900

Occupancy floor 93%

Sensitivity live

Price	-10% $166	-5% $107	+0% $47	+5% $-12	+10% $-72
Rent	-10% $-107	-5% $-30	+0% $47	+5% $124	+10% $201
Rate	-1.0pp $153	-0.5pp $101	base $47	+0.5pp $-7	+1.0pp $-63

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: $52,475
• Closing costs: $6,297
• 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	44d	1	0.23mi
1503 Fox Pl Utica, NY	3.0	1.0	1119	$2,000	$1.79	44d	1	1.28mi
1224 Whitesboro St Unit 1 Utica, NY	3.0	1.0	1100	$1,125	$1.02	44d	1	1.37mi

Listing history 3 events

1. 2026-05-12
   historical Active Under Contract
2. 2026-04-27
   listed $209,900 Active
3. 2007-03-12
   soldstatus $95,000

ⓘ 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: $3,619 · $302/mo
• Projected year-2 tax: $3,619 · $302/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: $23,347
• − Mortgage interest: −$11,758
• − Property taxes: −$3,619
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,868
• − Management: −$1,868
• − Depreciation: −$6,106
• Taxable loss: −$2,922
• Est. tax savings @ 24.0%: +$701
• After-tax cash flow: $1,267/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

+120.9% since first listed

3 events — show timeline

• 2026-05-12 Contingent — CNYIS
• 2026-04-27 Listed $209,900 CNYIS
• 2007-03-12 Sold (Public Records) $95,000 Public Records

Property tax history

-0.6%/yr

Latest (2025): $3,619 · -17.3% YoY. Source: county tax records.