1628 Miller St · Utica, NY 13501

$69,000

3 bd · 1.0 ba · 1,900 sqft · SingleFamily public records · 11 Days on market

Built 1900 4,560 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Investor Special! Priced at just $69,000, this 4-bedroom, 1-bath (with potential for a second half bath) fixer-upper at 1628 Miller Street is a rare opportunity you don’t want to miss. Offering 1,900 sq ft of space on a 40 x 114 lot, the home has already been partially gutted—saving you demo time—and features a brand-new main roof. With a spacious layout and a large backyard, this property is perfect for investors, flippers, or homeowners ready to take on a rewarding renovation. Located in a quiet, established neighborhood close to schools and amenities, this as-is property has endless potential. Schedule your showing today!

Key facts

• Front porch
• 4,560 sq ft lot
• Built 1900

Tags

• RECENTLY INSTALLED MAIN ROOF
• FRONT PORCH

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water connected; Sewer connected
• Home design: 2-story wood-sided house; Existing/resale property
• Construction: Block foundation; Wood siding
• Exterior features: Gravel driveway; Rectangular residential lot (40 x 114)

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: Total rooms: 9; Living room included
• Flooring: Hardwood; Varies
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas heating
• Interior features: Separate/formal dining room; Eat-in kitchen; 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 $69k.

Deal economics

• At list price, monthly cash flow is $937 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $69k).
• Cap rate 22.6% 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: 143 active listings in the ZIP; 4 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 43% of the median local income ($53k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $7k of equity ($477 loan paydown + $7k appreciation (10.0% 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 (10.0% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts 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 $55k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $69,000

Questions for the listing agent

1. Built in 1900 — 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. 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?
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: 2.70% ✓
• Cap rate: 22.60%
• Cash-on-cash: 58.22%
• DSCR: 3.59
• GRM: 3.1

CMA / ARV

• ARV (on-the-fly): $191,900
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1628 Miller St	0.00mi	4/1.0 (+1)	1,900 (0%)	7mo	$55,000	$29	89
119 Pleasant St	0.39mi	4/1.5 (+1)	1,913 (+1%)	2mo	$192,500	$101	72
633 Pleasant St	0.54mi	3/1.5	1,925 (+1%)	7mo	$190,000	$99	65
10 Grant St	0.61mi	4/1.5 (+1)	1,865 (-2%)	1mo	$270,000	$145	61
1548 Kemble St	0.39mi	4/2.0 (+1)	1,906 (+0%)	14mo	$180,200	$95	61
1537 Dudley Ave	0.33mi	3/2.0	1,729 (-9%)	6mo	$132,500	$77	60
1614 Harrison Ave	0.70mi	3/2.0	1,986 (+4%)	8mo	$319,300	$161	49
1505 Brookside Ave	0.73mi	3/1.5	1,728 (-9%)	3mo	$210,000	$122	46
709 Parkway E	0.74mi	4/2.0 (+1)	1,984 (+4%)	4mo	$205,000	$103	46
1803 Baker Ave	0.64mi	3/2.0	1,638 (-14%)	1mo	$223,000	$136	42
637 James St	0.55mi	4/1.5 (+1)	1,700 (-10%)	15mo	$160,000	$94	37
1808 Storrs Ave	0.63mi	4/1.5 (+1)	2,113 (+11%)	15mo	$190,000	$90	33

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 70.7%
• Equity multiple: 6.04×
• Total profit: $97,344
• Equity at exit: $62,161

10-year hold

• IRR: 64.5%
• Equity multiple: 13.41×
• Total profit: $239,838
• Equity at exit: $134,052

Cash invested: $19,320 (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 13501

• Home prices YoY: 5.6%
• Active inventory: 143
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $1,861 medium
• Mortgage (P&I): −$362
• Tax from tax record: −$142 /mo · $1,707/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $937

Break-even live

Break-even rent $675

Max offer price $69,000

Occupancy floor 45%

Sensitivity live

Price	-10% $976	-5% $957	+0% $937	+5% $918	+10% $898
Rent	-10% $790	-5% $864	+0% $937	+5% $1,011	+10% $1,084
Rate	-1.0pp $972	-0.5pp $955	base $937	+0.5pp $920	+1.0pp $901

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1642 Taylor Ave #1644 Utica, NY	3.0	1.0	2600	$1,650	$0.63	44d	1	0.32mi
1804 Storrs Ave Utica, NY	3.0	1.5	1633	$3,000	$1.84	44d	1	0.62mi
1124 Dudley Ave Unit 1 Utica, NY	3.0	1.0	1300	$1,400	$1.08	44d	1	0.82mi
807 Eagle St Utica, NY	3.0	1.0	1526	$1,300	$0.85	44d	1	1.08mi

Listing history 10 events

1. 2026-06-19
   days on market $69,000 Active 11 DOM
2. 2026-06-18
   days on market $69,000 Active 10 DOM
3. 2026-06-17
   days on market $69,000 Active 9 DOM
4. 2026-06-16
   days on market $69,000 Active 8 DOM
5. 2026-06-15
   days on market $69,000 Active 7 DOM
6. 2026-06-14
   days on market $69,000 Active 5 DOM
7. 2026-06-13
   days on market $69,000 Active 4 DOM
8. 2026-06-10
   days on market $69,000 Active 2 DOM
9. 2026-06-09
   remarks 551-char remark
10. 2026-06-09
    listed $69,000 Active 1 DOM

ⓘ 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: $1,707 · $142/mo
• Projected year-2 tax: $1,707 · $142/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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°F today · 17 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,333
• − Mortgage interest: −$3,865
• − Property taxes: −$1,707
• − Insurance: −$345
• − Repairs & maintenance: −$1,787
• − Management: −$1,787
• − Depreciation: −$2,007
• Taxable income: $10,835
• Est. tax owed @ 24.0%: −$2,600
• After-tax cash flow: $8,648/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: 72,968
• Metro: Utica-Rome, NY
• Population (ZIP): 38,931
• Household income: $52,548
• Rent vs Own: 49.2% rent · 50.8% own
• Severe rent burden: 2251.0

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: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: White 49% Two or more races 15% Hispanic / Latino 14% Black 14% Asian 14%
• Hispanic origin (detail): Puerto Rican 8% Dominican 4%
• Common ancestry: American 8% Romanian 3% Lithuanian 1%
• Foreign-born: 25% · Canada, Philippines, Vietnam
• Languages at home: 62% English-only · Other Asian/Pacific 11% Russian/Polish/Slavic 10% Spanish 9%

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: ▲ 20.28%
• Current HPI: 382.3726
• 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

+72.5% since first listed

10 events — show timeline

• 2026-06-08 Listed $69,000 CNYIS
• 2025-12-04 Sold (Public Records) $55,000 Public Records
• 2025-11-25 Sold (MLS) $55,000 CNYIS
• 2025-10-14 Pending — CNYIS
• 2025-07-05 Price Changed $62,000 CNYIS
• 2025-05-29 Listed $69,000 CNYIS
• 2025-04-06 Listed $69,000 CNYIS
• 2025-03-21 Listing Removed — CNYIS
• 2025-02-10 Listed $69,000 CNYIS
• 1995-01-17 Sold (Public Records) $40,000 Public Records

Property tax history

+4.0%/yr

Latest (2025): $1,707 · +5.6% YoY. Source: county tax records.