1205 Noyes St · Utica, NY 13502

$99,900

3 bd · 1.0 ba · 1,293 sqft · SingleFamily public records · 45 Days on market

Built 1910 4,000 sqft lot $77/sqft · 29% below area Est $140k · 29% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.0/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious 3-bedroom bungalow with private yard, carport 12X25, enclosed front porch, and much more. Schedule your showing today.

Key facts

• 4,000 sq ft lot
• Parking
• Built 1910

Property features AI

Exterior

• Parking: Carport (no garage)
• Utilities: Public water connected; Sewer connected
• Home design: Single-story; Existing construction
• Construction: Vinyl siding; Stone foundation
• Exterior features: Blacktop driveway; Near public transit; Rectangular residential lot; City street frontage

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Refrigerator
• Bedrooms: 1 main-level bedroom
• Flooring: Vinyl; Varied flooring
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Gas heating; Baseboard heat
• Interior features: Breakfast bar; Separate/formal living room; Full basement
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $717 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.9% vs local median 7.7% in Utica — 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 80/100 on livability (#104 in NY, #1,589 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: employment D, schools D-, crime F.
• Utica City School District (urban): math 33% / reading 38% proficiency, ranked #562 of 590 in NY (top 95%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 150 active listings in the ZIP; 9 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).
• This rent runs 37% of the median local income ($58k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Oneida County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 12y ago; this cycle's ask has dropped $25k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $75k; 33% 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 $96,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.78% ✓
• Cap rate: 14.91%
• Cash-on-cash: 30.77%
• DSCR: 2.37
• GRM: 4.7

CMA / ARV

• ARV (median comp): $139,957
• List price: $99,900
• Delta: -28.62%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1310 Oak St	0.15mi	3/1.0	1,254 (-3%)	7mo	$160,000	$128	82
1216 Oak St	0.09mi	3/1.0	1,196 (-8%)	3mo	$69,000	$58	81
832 Waverly Pl	0.28mi	4/1.0 (+1)	1,352 (+5%)	5mo	$85,000	$63	70
1656 Bennett St	0.50mi	3/1.5	1,344 (+4%)	2mo	$190,000	$141	66
1209 Ney Ave	0.68mi	3/1.0	1,250 (-3%)	1mo	$162,500	$130	62
1005 Ney Ave	0.75mi	3/1.0	1,326 (+3%)	1mo	$125,000	$94	60
19 Genesee Ct #19	0.50mi	2/2.0 (-1)	1,260 (-3%)	4mo	$75,000	$60	60
919 Lenox Ave	0.39mi	4/2.0 (+1)	1,376 (+6%)	8mo	$80,000	$58	56
1007 Warren St	0.32mi	3/1.5	1,133 (-12%)	8mo	$45,000	$40	56
721 Bristol St	0.54mi	3/2.0	1,380 (+7%)	7mo	$175,000	$127	54
1422 Watkins Ave	0.50mi	4/2.0 (+1)	1,440 (+11%)	2mo	$175,200	$122	47
1405 Kellogg Ave	0.64mi	3/1.0	1,140 (-12%)	7mo	$172,000	$151	45

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 25.5%
• Equity multiple: 2.06×
• Total profit: $29,522
• Equity at exit: $14,895

10-year hold

• IRR: 33.2%
• Equity multiple: 4.03×
• Total profit: $84,634
• Equity at exit: $8,638

Cash invested: $27,972 (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 13502

• Home prices YoY: -12.1%
• Active inventory: 150
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,777 high
• Mortgage (P&I): −$524
• Tax from tax record: −$121 /mo · $1,456/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $717

Break-even live

Break-even rent $869

Max offer price $99,900

Occupancy floor 55%

Sensitivity live

Price	-10% $774	-5% $746	+0% $717	+5% $689	+10% $661
Rent	-10% $577	-5% $647	+0% $717	+5% $788	+10% $858
Rate	-1.0pp $768	-0.5pp $743	base $717	+0.5pp $691	+1.0pp $665

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11 Noyes St Unit 4 Utica, NY	2.0	1.0	1000	$1,125	$1.12	44d	1	0.50mi
1224 Whitesboro St Unit 1 Utica, NY	3.0	1.0	1100	$1,125	$1.02	44d	1	0.59mi
1503 Fox Pl Utica, NY	3.0	1.0	1119	$2,000	$1.79	44d	1	0.80mi
1804 Storrs Ave Utica, NY	3.0	1.5	1633	$3,000	$1.84	44d	1	0.95mi
239 Genesee St Utica, NY	1.0–2.0	1.0–2.0	1200	$2,700	$2.25	44d	15	1.10mi
4 1st St Yorkville, NY	3.0	1.0	888	$2,100	$2.36	44d	1	1.28mi
221 Elizabeth St #2 Utica, NY	2.0	1.0	1100	$2,000	$1.82	45d	1	1.33mi
1124 Dudley Ave Unit 1 Utica, NY	3.0	1.0	1300	$1,400	$1.08	44d	1	1.36mi
119 Hotel St Utica, NY	1.0–2.0	1.0–2.0	1053	$2,300	$2.18	44d	14	1.42mi

Listing history 31 events

1. 2026-06-19
   days on market $99,900 Active 45 DOM
2. 2026-06-18
   days on market $99,900 Active 44 DOM
3. 2026-06-17
   days on market $99,900 Active 43 DOM
4. 2026-06-16
   days on market $99,900 Active 42 DOM
5. 2026-06-15
   days on market $99,900 Active 41 DOM
6. 2026-06-14
   days on market $99,900 Active 39 DOM
7. 2026-06-13
   days on market $99,900 Active 38 DOM
8. 2026-06-10
   days on market $99,900 Active 36 DOM
9. 2026-06-09
   days on market $99,900 Active 35 DOM
10. 2026-06-08
    days on market $99,900 Active 34 DOM
11. 2026-06-07
    days on market $99,900 Active 33 DOM
12. 2026-06-03
    days on market $99,900 Active 29 DOM
13. 2026-06-02
    days on market $99,900 Active 28 DOM
14. 2026-06-01
    days on market $99,900 Active 27 DOM
15. 2026-05-31
    days on market $99,900 Active 26 DOM
16. 2026-05-30
    days on market $99,900 Active 25 DOM
17. 2026-05-05
    listed $125,000 Active 862-char remark
18. 2024-03-19
    historical
19. 2024-02-01
    price $105,000
20. 2024-01-01
    listed $115,000 Active
21. 2023-12-13
    soldstatus $75,000
22. 2023-11-16
    soldstatus $75,000 Closed Sale or Rented

    Show marketing remark (127 chars)

    Spacious 3-bedroom bungalow with private yard, carport 12X25, enclosed front porch, and much more. Schedule your showing today.

23. 2023-10-03
    status Pending Sale

    Show marketing remark (127 chars)

    Spacious 3-bedroom bungalow with private yard, carport 12X25, enclosed front porch, and much more. Schedule your showing today.

24. 2023-09-14
    status Under Contract- Do Not Show

    Show marketing remark (127 chars)

    Spacious 3-bedroom bungalow with private yard, carport 12X25, enclosed front porch, and much more. Schedule your showing today.

25. 2023-08-08
    status Active

    Show marketing remark (127 chars)

    Spacious 3-bedroom bungalow with private yard, carport 12X25, enclosed front porch, and much more. Schedule your showing today.

26. 2023-06-28
    status Pending Sale

    Show marketing remark (127 chars)

    Spacious 3-bedroom bungalow with private yard, carport 12X25, enclosed front porch, and much more. Schedule your showing today.

27. 2023-06-12
    historical Continue to Show- Under Contract

    Show marketing remark (127 chars)

    Spacious 3-bedroom bungalow with private yard, carport 12X25, enclosed front porch, and much more. Schedule your showing today.

28. 2023-03-05
    price $79,900

    Show marketing remark (127 chars)

    Spacious 3-bedroom bungalow with private yard, carport 12X25, enclosed front porch, and much more. Schedule your showing today.

29. 2022-11-04
    listed $89,900 Active

    Show marketing remark (127 chars)

    Spacious 3-bedroom bungalow with private yard, carport 12X25, enclosed front porch, and much more. Schedule your showing today.

30. 2014-11-10
    soldstatus $24,000
31. 2014-06-24
    listed $34,900

ⓘ 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: $1,456 · $121/mo
• Projected year-2 tax: $1,572 · $131/mo
• Expected delta: +$116/yr (+$10/mo · 8.0%)

ⓘ 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: $21,328
• − Mortgage interest: −$5,596
• − Property taxes: −$1,456
• − Insurance: −$500
• − Repairs & maintenance: −$1,706
• − Management: −$1,706
• − Depreciation: −$2,906
• Taxable income: $7,459
• Est. tax owed @ 24.0%: −$1,790
• After-tax cash flow: $6,818/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: Utica City School District
• NCES district ID: 3629370
• Math proficiency: 33% ▼ -7.00%
• Reading proficiency: 38% ▲ 2.00%
• Median HH income: $31,834
• Composite: 29.01/100
• National rank: #6613
• State rank: #562 of 590 in NY

Livability — Utica

• Score: 80/100
• State rank: #104
• US rank: #1589

Category grades

Amenities A Commute A+ Cost of living A+ Crime F Employment D Housing A+ Health & safety A+ User ratings C-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Utica, NY
• County: Oneida County · 89,710 people
• City population: 1,889
• Metro: Utica-Rome, NY
• Population (ZIP): 34,037
• Household income: $57,835
• Rent vs Own: 40.8% rent · 59.2% own
• Severe rent burden: 1604.0

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 (71%)
• Race & ethnicity: White 71% Hispanic / Latino 11% Black 9% Two or more races 7% Asian 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 5% Dominican 2%
• Common ancestry: Romanian 11% Lithuanian 3% American 2%
• Foreign-born: 12% · Canada, Philippines, China
• Languages at home: 81% English-only · Spanish 7% Russian/Polish/Slavic 4% Other Asian/Pacific 3%

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: ▼ -50.76%
• Current HPI: 368.3955
• Rent YoY: —
• Metro: Utica-Rome, NY
• 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

+186.2% since first listed

16 events — show timeline

• 2026-05-29 Price Changed $99,900 CNYIS
• 2026-05-05 Listed $125,000 CNYIS
• 2024-03-19 Listing Removed — CNYIS
• 2024-02-01 Price Changed $105,000 CNYIS
• 2024-01-01 Listed $115,000 CNYIS
• 2023-12-13 Sold (Public Records) $75,000 Public Records
• 2023-11-16 Sold (MLS) $75,000 CNYIS
• 2023-10-03 Pending — CNYIS
• 2023-09-14 Pending — CNYIS
• 2023-08-08 Relisted — CNYIS
• 2023-06-28 Pending — CNYIS
• 2023-06-12 Contingent — CNYIS
• 2023-03-05 Price Changed $79,900 CNYIS
• 2022-11-04 Listed $89,900 CNYIS
• 2014-11-10 Sold (MLS) $24,000 CNYIS
• 2014-06-24 Listed $34,900 CNYIS

Property tax history

+4.0%/yr

Latest (2025): $1,456 · +5.6% YoY. Source: county tax records.