9 Russell Ave · Yorkville, NY 13495

$218,900

2 bd · 2.0 ba · 1,090 sqft · SingleFamily public records · 14 Days on market

Built 1925 4,800 sqft lot Est $154k · 42% 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 +9.8/30.0
• Appreciation +5.9/10.0
• Schools +5.6/10.0
• Livability +3.6/5.0
• 1% rule +2.9/10.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Looking for a home you can move right in to? It's 9 Russell Avenue. The house was already in amazing shape, then the current owners took over. Recently, a finished attic space was polished and completed. A brand new heating system has been added, complete with on demand hot water. Every square foot of space has been painted and perfected. With a price like this, it won't be on the market long. Call today for your showing. PROPERTY IS NOT IN A FLOOD ZONE.

Key facts

• Open concept living
• Bungalow style home
• Enclosed front porch

Tags

• BUNGALOW STYLE HOME
• WHITESBORO SCHOOL DISTRICT
• OPEN CONCEPT LIVING
• HEATED RADIANT FLOORING
• UV AIR FILTRATION SYSTEM
• ENCLOSED FRONT PORCH

Property features AI

Exterior

• Parking: Detached garage (1 car)
• Security: Owned security system
• Utilities: Cable available; Public water (connected); Sewer connected; Electric with circuit breakers
• Home design: Single-story; Existing construction
• Construction: Aluminum siding; Asphalt roof; Block foundation; Built as existing (year built details listed as existing)
• Exterior features: Blacktop driveway; Porch; Screened porch; Rectangular residential lot; City street frontage

Interior

• Kitchen: Dishwasher; Disposal; Gas oven; Gas range; Microwave; Refrigerator
• Bedrooms: One main-level bedroom
• Flooring: Ceramic tile; Hardwood; Vinyl; Varied flooring
• Bathrooms: One full bathroom; One half bathroom; One main-level bathroom
• Heating & cooling: Gas heating; Forced air; Hot water heating; Radiant floor heating; Zoned heating; Central air; Zoned cooling
• Interior features: Attic; Breakfast bar; Ceiling fan(s); Separate/formal dining room; Separate/formal living room; Convertible bedroom; Full basement
• Laundry & utility: Washer; Dryer; Laundry located in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $219k.

Deal economics

• At list price, monthly cash flow is $-141 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $194k (11.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $174k (20.6% below list).
• Recommended offer: $174k (20.6% 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.
• 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; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d 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 $6k of equity ($2k 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.
• By year 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 6y 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 $149k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $173,832 (20.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1925 — 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: 0.79% ✗
• Cap rate: 5.52%
• Cash-on-cash: -2.77%
• DSCR: 0.88
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $153,690
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10 Russell Ave	0.03mi	3/1.5 (+1)	1,110 (+2%)	10mo	$119,500	$108	80
18 Trinity Ave	0.25mi	2/2.0	1,122 (+3%)	11mo	$103,000	$92	74
94 Campbell Ave	0.45mi	3/1.0 (+1)	1,120 (+3%)	5mo	$252,350	$225	61
19 Whitesboro St	0.34mi	2/1.0	1,183 (+8%)	9mo	$166,500	$141	58
7 6th St	0.42mi	3/1.0 (+1)	1,144 (+5%)	8mo	$220,000	$192	57
125 Campbell Ave	0.45mi	2/1.0	1,174 (+8%)	8mo	$183,200	$156	55
6 2nd St	0.34mi	3/2.0 (+1)	1,163 (+7%)	19mo	$136,100	$117	52
5 Oatley Ave	0.22mi	3/1.0 (+1)	1,228 (+13%)	11mo	$79,000	$64	50
6 Trinity Ave	0.24mi	3/2.0 (+1)	984 (-10%)	21mo	$175,000	$178	50
55 Sauquoit St	0.52mi	3/1.5 (+1)	1,069 (-2%)	19mo	$135,000	$126	50
2364 Douglas Ave	0.60mi	3/2.0 (+1)	1,075 (-1%)	20mo	$245,000	$228	48
913 Champlin Ave	0.62mi	3/1.5 (+1)	1,252 (+15%)	7mo	$135,000	$108	34

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: 1.5%
• Equity multiple: 1.08×
• Total profit: $4,893
• Equity at exit: $85,120

10-year hold

• IRR: 5.6%
• Equity multiple: 1.76×
• Total profit: $46,385
• Equity at exit: $121,644

Cash invested: $61,292 (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: $1,738 medium
• Mortgage (P&I): −$1,148
• Tax from tax record: −$275 /mo · $3,304/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $-141

Break-even live

Break-even rent $1,917

Max offer price $193,949

Occupancy floor —

Sensitivity live

Price	-10% $-17	-5% $-79	+0% $-141	+5% $-203	+10% $-265
Rent	-10% $-279	-5% $-210	+0% $-141	+5% $-73	+10% $-4
Rate	-1.0pp $-31	-0.5pp $-86	base $-141	+0.5pp $-198	+1.0pp $-256

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: $54,725
• Closing costs: $6,567
• 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	0.32mi
1224 Whitesboro St Unit 3 Utica, NY	1.0	1.0	900	$950	$1.06	45d	1	1.38mi
1224 Whitesboro St Unit 1 Utica, NY	3.0	1.0	1100	$1,125	$1.02	45d	1	1.38mi

Listing history 17 events

1. 2026-06-13
   status $218,900 Pending 14 DOM
2. 2026-06-10
   days on market $218,900 Active 14 DOM
3. 2026-06-09
   days on market $218,900 Active 13 DOM
4. 2026-06-08
   days on market $218,900 Active 12 DOM
5. 2026-06-07
   days on market $218,900 Active 11 DOM
6. 2026-06-05
   days on market $218,900 Active 8 DOM
7. 2026-06-03
   days on market $218,900 Active 7 DOM
8. 2026-06-02
   days on market $218,900 Active 6 DOM
9. 2026-06-01
   days on market $218,900 Active 5 DOM
10. 2026-05-31
    days on market $218,900 Active 4 DOM
11. 2026-05-30
    days on market $218,900 Active 3 DOM
12. 2026-05-27
    listed $218,900 Active
13. 2020-10-06
    soldstatus $149,350
14. 2020-10-05
    soldstatus $149,350 458-char remark

    Show marketing remark (458 chars)

    Looking for a home you can move right in to? It's 9 Russell Avenue. The house was already in amazing shape, then the current owners took over. Recently, a finished attic space was polished and completed. A brand new heating system has been added, complete with on demand hot water. Every square foot of space has been painted and perfected. With a price like this, it won't be on the market long. Call today for your showing. PROPERTY IS NOT IN A FLOOD ZONE.

15. 2020-07-02
    listed $149,900 458-char remark

    Show marketing remark (458 chars)

    Looking for a home you can move right in to? It's 9 Russell Avenue. The house was already in amazing shape, then the current owners took over. Recently, a finished attic space was polished and completed. A brand new heating system has been added, complete with on demand hot water. Every square foot of space has been painted and perfected. With a price like this, it won't be on the market long. Call today for your showing. PROPERTY IS NOT IN A FLOOD ZONE.

16. 2014-10-24
    soldstatus $77,000
17. 2008-11-10
    soldstatus $42,000

ⓘ 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: $3,304 · $275/mo
• Projected year-2 tax: $3,502 · $292/mo
• Expected delta: +$197/yr (+$16/mo · 6.0%)

ⓘ 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: $20,860
• − Mortgage interest: −$12,262
• − Property taxes: −$3,304
• − Insurance: −$1,094
• − Repairs & maintenance: −$1,669
• − Management: −$1,669
• − Depreciation: −$6,368
• Taxable loss: −$5,506
• Est. tax savings @ 24.0%: +$1,322
• After-tax cash flow: $-373/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

+421.2% since first listed

6 events — show timeline

• 2026-05-27 Listed $218,900 CNYIS
• 2020-10-06 Sold (Public Records) $149,350 Public Records
• 2020-10-05 Sold (MLS) $149,350 CNYIS
• 2020-07-02 Listed $149,900 CNYIS
• 2014-10-24 Sold (Public Records) $77,000 Public Records
• 2008-11-10 Sold (Public Records) $42,000 Public Records

Property tax history

-0.2%/yr

Latest (2025): $3,304 · -15.7% YoY. Source: county tax records.