10604 State Route 28 · White Lake, NY 13338

$229,000

1 bd · 1.0 ba · 864 sqft · SingleFamily public records · 57 Days on market

Built 1974 1.01 ac lot $265/sqft · 63% above area

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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 +13.5/30.0
• Appreciation +8.9/10.0
• ARV discount +7.5/15.0
• DSCR +4.1/10.0
• Schools +4.1/10.0
• 1% rule +3.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Escape to this charming, authentic log cabin where you're greeted by the warmth of natural wood from floor to ceiling! A warm welcome into this meticulously maintained cabin with 1 oversized upstairs bedroom and 1 bath. Your kitchen boasts clean cabinetry and a coffee bar, then you can enjoy your coffee on the covered front porch! Your living room is complete with plush seating and large windows that bring the beauty of the outdoors in. Upstairs is a spacious, carpeted sleeping area with vaulted ceilings and enough room for multiple beds, making it the ideal spot for guests or a quiet master suite. Currently, the attached 2-stall garage/recreation area serves as an ultimate "fun zone" with a ping-pong table, air hockey, and foosball. Nestled among towering pines on a spacious, level lot, this property offers the perfect space for weekend getaways or year-round living. Currently used as a vacation rental, this will come fully furnished to continue renting out or for you to move right in!

Key facts

• Covered front porch
• Spacious level lot
• Natural wood

Tags

• LOG CABIN
• NATURAL WOOD
• COVERED FRONT PORCH
• SPACIOUS LEVEL LOT
• VACATION RENTAL
• FULLY FURNISHED

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $229k.

Deal economics

• At list price, monthly cash flow is $7 ($86/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 $188k (18.1% below list).
• Recommended offer: $188k (18.1% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 1.7% in White Lake — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Adirondack Central School District (rural): math 41% / reading 54% proficiency, ranked #426 of 590 in NY (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 39 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 204 units permitted in Oneida County in 2024 (68 in 5+ unit buildings).

Forward outlook

• In year one you build about $20k of equity ($2k loan paydown + $18k appreciation (7.9% 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 (7.9% appreciation + 3.0% rent growth), your $64k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, 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 57 days — a 3% lower offer ($222k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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 $189k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $187,500 (18.1% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — 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. 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?
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: 0.82% ✗
• Cap rate: 6.33%
• Cash-on-cash: 0.13%
• DSCR: 1.01
• GRM: 10.2

CMA / ARV

• ARV (median comp): $140,492
• List price: $229,000
• Delta: 63.00%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

7.87% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.8%
• Equity multiple: 2.45×
• Total profit: $92,878
• Equity at exit: $171,980

10-year hold

• IRR: 18.5%
• Equity multiple: 5.20×
• Total profit: $268,998
• Equity at exit: $339,491

Cash invested: $64,120 (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 13338

• Home prices YoY: 1.7%
• Active inventory: 39
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,875 medium
• Mortgage (P&I): −$1,201
• Tax from tax record: −$178 /mo · $2,133/yr
• Insurance: −$95
• HOA: −$0
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $7

Break-even live

Break-even rent $1,866

Max offer price $229,000

Occupancy floor 95%

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: $57,250
• Closing costs: $6,870
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12178 Woodhull Rd Unit 1 Forestport, NY	1.0	1.5	750	$1,875	$2.50	43d	1	0.58mi

Listing history 21 events

1. 2026-06-18
   days on market $229,000 Active 57 DOM
2. 2026-06-17
   days on market $229,000 Active 56 DOM
3. 2026-06-16
   days on market $229,000 Active 55 DOM
4. 2026-06-15
   days on market $229,000 Active 54 DOM
5. 2026-06-13
   days on market $229,000 Active 52 DOM
6. 2026-06-12
   days on market $229,000 Active 51 DOM
7. 2026-06-09
   days on market $229,000 Active 48 DOM
8. 2026-06-08
   days on market $229,000 Active 47 DOM
9. 2026-06-07
   days on market $229,000 Active 46 DOM
10. 2026-06-07
    days on market $229,000 Active 45 DOM
11. 2026-06-04
    days on market $229,000 Active 42 DOM
12. 2026-06-02
    days on market $229,000 Active 41 DOM
13. 2026-06-01
    days on market $229,000 Active 40 DOM
14. 2026-05-31
    days on market $229,000 Active 39 DOM
15. 2026-04-22
    listed $229,000 Active 1011-char remark

    Show marketing remark (1011 chars)

    Escape to this charming, authentic log cabin where you're greeted by the warmth of natural wood from floor to ceiling! A warm welcome into this meticulously maintained cabin with 1 oversized upstairs bedroom and 1 bath. Your kitchen boasts clean cabinetry and a coffee bar, then you can enjoy your coffee on the covered front porch! Your living room is complete with plush seating and large windows that bring the beauty of the outdoors in. Upstairs is a spacious, carpeted sleeping area with vaulted ceilings and enough room for multiple beds, making it the ideal spot for guests or a quiet master suite. Currently, the attached 2-stall garage/recreation area serves as an ultimate "fun zone" with a ping-pong table, air hockey, and foosball. Nestled among towering pines on a spacious, level lot, this property offers the perfect space for weekend getaways or year-round living. Currently used as a vacation rental, this will come fully furnished to continue renting out or for you to move right in!

16. 2024-04-24
    soldstatus $189,000
17. 2024-04-16
    soldstatus $189,000 Closed 1144-char remark

    Show marketing remark (1144 chars)

    Forestport Log Cabin-Are you looking for a vacation property and income producer? This adorable turn key cabin is currently an active vacation rental! Enter the cozy first floor with a full kitchen, including appliances, large living room with a dining area, and a full bathroom. The second floor has a double loft bedroom area, knee wall storage, and plenty of room for sleeping. .Combine that with a pull out sofa in the living room, and you can easily sleep 6+. Attached garage with workshop space, full basement with laundry, open front porch, and plenty of parking! Concrete septic, drilled well, shed for storage, and plenty more! Conveniently located 1/8 mile from snowmobile trail, making it a perfect retreat for snowmobiling enthusiasts. Kayak, swim or boat on Kayuta Lake/Black River just seconds away. Local year round attractions include Old Forge and TugHill/North Country activities, 3 ski slopes within 30 minutes, excellent restaurants and diners close by, and 30 minutes to Rome or Utica. This little cabin is jam packed with amenities, and waiting for its new owner! Make your appointment today before the Spring market hits!

18. 2024-02-27
    status Pending 1144-char remark

    Show marketing remark (1144 chars)

    Forestport Log Cabin-Are you looking for a vacation property and income producer? This adorable turn key cabin is currently an active vacation rental! Enter the cozy first floor with a full kitchen, including appliances, large living room with a dining area, and a full bathroom. The second floor has a double loft bedroom area, knee wall storage, and plenty of room for sleeping. .Combine that with a pull out sofa in the living room, and you can easily sleep 6+. Attached garage with workshop space, full basement with laundry, open front porch, and plenty of parking! Concrete septic, drilled well, shed for storage, and plenty more! Conveniently located 1/8 mile from snowmobile trail, making it a perfect retreat for snowmobiling enthusiasts. Kayak, swim or boat on Kayuta Lake/Black River just seconds away. Local year round attractions include Old Forge and TugHill/North Country activities, 3 ski slopes within 30 minutes, excellent restaurants and diners close by, and 30 minutes to Rome or Utica. This little cabin is jam packed with amenities, and waiting for its new owner! Make your appointment today before the Spring market hits!

19. 2024-02-21
    historical Active Under Contract 1144-char remark

    Show marketing remark (1144 chars)

    Forestport Log Cabin-Are you looking for a vacation property and income producer? This adorable turn key cabin is currently an active vacation rental! Enter the cozy first floor with a full kitchen, including appliances, large living room with a dining area, and a full bathroom. The second floor has a double loft bedroom area, knee wall storage, and plenty of room for sleeping. .Combine that with a pull out sofa in the living room, and you can easily sleep 6+. Attached garage with workshop space, full basement with laundry, open front porch, and plenty of parking! Concrete septic, drilled well, shed for storage, and plenty more! Conveniently located 1/8 mile from snowmobile trail, making it a perfect retreat for snowmobiling enthusiasts. Kayak, swim or boat on Kayuta Lake/Black River just seconds away. Local year round attractions include Old Forge and TugHill/North Country activities, 3 ski slopes within 30 minutes, excellent restaurants and diners close by, and 30 minutes to Rome or Utica. This little cabin is jam packed with amenities, and waiting for its new owner! Make your appointment today before the Spring market hits!

20. 2024-02-10
    listed $189,000 Active 1144-char remark

    Show marketing remark (1144 chars)

    Forestport Log Cabin-Are you looking for a vacation property and income producer? This adorable turn key cabin is currently an active vacation rental! Enter the cozy first floor with a full kitchen, including appliances, large living room with a dining area, and a full bathroom. The second floor has a double loft bedroom area, knee wall storage, and plenty of room for sleeping. .Combine that with a pull out sofa in the living room, and you can easily sleep 6+. Attached garage with workshop space, full basement with laundry, open front porch, and plenty of parking! Concrete septic, drilled well, shed for storage, and plenty more! Conveniently located 1/8 mile from snowmobile trail, making it a perfect retreat for snowmobiling enthusiasts. Kayak, swim or boat on Kayuta Lake/Black River just seconds away. Local year round attractions include Old Forge and TugHill/North Country activities, 3 ski slopes within 30 minutes, excellent restaurants and diners close by, and 30 minutes to Rome or Utica. This little cabin is jam packed with amenities, and waiting for its new owner! Make your appointment today before the Spring market hits!

21. 1996-02-08
    soldstatus $63,500

ⓘ 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: $2,133 · $178/mo
• Projected year-2 tax: $3,001 · $250/mo
• Expected delta: +$869/yr (+$72/mo · 40.7%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥91°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,500
• − Mortgage interest: −$12,828
• − Property taxes: −$2,133
• − Insurance: −$1,145
• − Repairs & maintenance: −$1,800
• − Management: −$1,800
• − Depreciation: −$6,662
• Taxable loss: −$3,867
• Est. tax savings @ 24.0%: +$928
• After-tax cash flow: $1,015/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: Adirondack Central School District
• NCES district ID: 3605040
• Math proficiency: 41% ▼ -5.00%
• Reading proficiency: 54% ▲ 5.00%
• Median HH income: $50,343
• Composite: 40.7/100
• National rank: #3669
• State rank: #426 of 590 in NY

Livability — White Lake

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 1,293

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 (98%)
• Race & ethnicity: White 98%
• Common ancestry: Romanian 9% Lithuanian 6% Subsaharan African 5%
• Foreign-born: 4% · China
• Languages at home: 93% English-only · Russian/Polish/Slavic 5% Chinese 1% Other Asian/Pacific 1%

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: ▲ 7.87%
• Current HPI: 470.5822
• 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

+260.6% since first listed

7 events — show timeline

• 2026-04-22 Listed $229,000 CNYIS
• 2024-04-24 Sold (Public Records) $189,000 Public Records
• 2024-04-16 Sold (MLS) $189,000 CNYIS
• 2024-02-27 Pending — CNYIS
• 2024-02-21 Contingent — CNYIS
• 2024-02-10 Listed $189,000 CNYIS
• 1996-02-08 Sold (Public Records) $63,500 Public Records

Property tax history

+1.9%/yr

Latest (2025): $2,133 · +1.2% YoY. Source: county tax records.