17 Dudley Ave · Yorkville, NY 13495

$149,000

3 bd · 1.0 ba · 957 sqft · SingleFamily public records · 26 Days on market

Built 1910 3,450 sqft lot Est $170k · 13% 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 +28.5/30.0
• ARV discount +13.1/15.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• 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

Listing remarks MLS

Stone cottage in the Village of Yorkville, located on a double lot. Detached, over sized one stall garage is accessed from Montrose Ave. Why rent when you could have a place of your own?

Key facts

• Double lot
• Fully fenced yard
• Oversized garage

Tags

• FULLY EQUIPPED KITCHEN
• DOUBLE LOT
• OVERSIZED GARAGE
• FULLY FENCED YARD

Property features AI

Exterior

• Parking: Detached garage; 1 garage space
• Utilities: Public water (connected); Sewer connected
• Home design: Single-story home; Resale property
• Construction: Stone and vinyl siding exterior; Block foundation; Existing (year built details)
• Exterior features: Blacktop driveway; Rectangular lot; Main thoroughfare frontage

Interior

• Kitchen: Free-standing range; Oven; Refrigerator
• Bedrooms: 1 bedroom on the main level
• Flooring: Laminate; Varies
• Bathrooms: 1 full bathroom (on the main level)
• Heating & cooling: Gas forced-air heating
• Interior features: Separate/formal dining room; Bedroom on main level; Partial basement
• Laundry & utility: 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 $149k.

Deal economics

• At list price, monthly cash flow is $487 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $149k).
• Recommended offer: $147k (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, amenities F, commute 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.
• Zoned schools: New York Mills School (math 52% / reading 47%, 546 students, 50% FRL) — zoned schools average 50% FRL vs 30% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 50% at this address vs 62% district-wide (-13 pts) — the specific schools serving this property underperform the New York Mills Union Free School District average; the district grade overstates school quality for this exact location.
• Market conditions: 12 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 46d 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 $42k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 9, 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 26 days — a 2% lower offer ($147k) 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 $103k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $146,765 (1.5% below list)

Questions for the listing agent

1. Built in 1910 — 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 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?
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: 1.32% ✓
• Cap rate: 10.22%
• Cash-on-cash: 14.01%
• DSCR: 1.62
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $170,346
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2325 W Graham Ave	0.21mi	3/2.0	900 (-6%)	14mo	$213,000	$237	64
305 Calder Ave	0.28mi	4/1.0 (+1)	1,050 (+10%)	6mo	$100,000	$95	61
6 Trinity Ave	0.35mi	3/2.0	984 (+3%)	21mo	$175,000	$178	57
7 Andrews Ave	0.34mi	2/2.0 (-1)	880 (-8%)	18mo	$220,000	$250	47
2364 Douglas Ave	0.32mi	3/2.0	1,075 (+12%)	20mo	$245,000	$228	44
1013 Brayton Park Pl	0.70mi	3/1.0	1,074 (+12%)	16mo	$127,000	$118	34
1212 Downer Ave	0.54mi	3/1.0	1,092 (+14%)	22mo	$149,460	$137	33
1028 Churchill Ave	0.62mi	3/1.5	1,066 (+11%)	21mo	$135,000	$127	32

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: 18.1%
• Equity multiple: 1.97×
• Total profit: $40,509
• Equity at exit: $57,939

10-year hold

• IRR: 20.4%
• Equity multiple: 3.68×
• Total profit: $111,918
• Equity at exit: $82,800

Cash invested: $41,720 (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: 6.3×

Monthly cashflow live

• Estimated rent: $1,969 medium
• Mortgage (P&I): −$781
• Tax from tax record: −$225 /mo · $2,701/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$414
• Net cashflow: $487

Break-even live

Break-even rent $1,353

Max offer price $149,000

Occupancy floor 70%

Sensitivity live

Price	-10% $571	-5% $529	+0% $487	+5% $445	+10% $403
Rent	-10% $331	-5% $409	+0% $487	+5% $565	+10% $643
Rate	-1.0pp $562	-0.5pp $525	base $487	+0.5pp $448	+1.0pp $409

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: $37,250
• Closing costs: $4,470
• 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	45d	1	0.17mi
1224 Whitesboro St Unit 1 Utica, NY	3.0	1.0	1100	$1,125	$1.02	45d	1	1.01mi
1503 Fox Pl Utica, NY	3.0	1.0	1119	$2,000	$1.79	45d	1	1.13mi

Listing history 7 events

1. 2026-05-05
   status Pending
2. 2026-04-16
   historical Active Under Contract
3. 2026-04-09
   listed $149,000 Active
4. 2022-06-28
   soldstatus $103,000 Closed Sale or Rented 186-char remark

   Show marketing remark (186 chars)

   Stone cottage in the Village of Yorkville, located on a double lot. Detached, over sized one stall garage is accessed from Montrose Ave. Why rent when you could have a place of your own?

5. 2021-12-01
   status Pending Sale 186-char remark

   Show marketing remark (186 chars)

   Stone cottage in the Village of Yorkville, located on a double lot. Detached, over sized one stall garage is accessed from Montrose Ave. Why rent when you could have a place of your own?

6. 2021-10-19
   historical Continue to Show- Under Contract 186-char remark

   Show marketing remark (186 chars)

   Stone cottage in the Village of Yorkville, located on a double lot. Detached, over sized one stall garage is accessed from Montrose Ave. Why rent when you could have a place of your own?

7. 2021-10-12
   listed $99,900 Active 186-char remark

   Show marketing remark (186 chars)

   Stone cottage in the Village of Yorkville, located on a double lot. Detached, over sized one stall garage is accessed from Montrose Ave. Why rent when you could have a place of your own?

ⓘ 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: $2,701 · $225/mo
• Projected year-2 tax: $2,701 · $225/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 2/10 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: $23,629
• − Mortgage interest: −$8,346
• − Property taxes: −$2,701
• − Insurance: −$745
• − Repairs & maintenance: −$1,890
• − Management: −$1,890
• − Depreciation: −$4,335
• Taxable income: $3,722
• Est. tax owed @ 24.0%: −$893
• After-tax cash flow: $4,951/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

+49.1% since first listed

7 events — show timeline

• 2026-05-05 Pending — CNYIS
• 2026-04-16 Contingent — CNYIS
• 2026-04-09 Listed $149,000 CNYIS
• 2022-06-28 Sold (MLS) $103,000 CNYIS
• 2021-12-01 Pending — CNYIS
• 2021-10-19 Contingent — CNYIS
• 2021-10-12 Listed $99,900 CNYIS

Property tax history

+11.6%/yr

Latest (2025): $2,701 · -17.3% YoY. Source: county tax records.