12 Windsor Ter · Utica, NY 13501

$319,900

4 bd · 1.5 ba · 2,284 sqft · SingleFamily public records · 65 Days on market

Built 1945 10,556 sqft lot $140/sqft · 25% below area Est $424k · 25% under ↓ 6% since listing

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Why this score? — see what drove the C- 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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +8.4/30.0
• Schools +6.1/10.0
• Livability +4.0/5.0
• 1% rule +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0

Listing remarks MLS

Spacious Colonial in the New Hartford Central School District! This home offers four bedrooms—including a convenient first-floor bedroom—and two full bathrooms, providing flexible living options. Hardwood floors enhance the living room, dining room, and the upstairs bedrooms. A charming double-sided fireplace connects the living room and den, creating a warm, inviting atmosphere perfect for both relaxing and entertaining. Enjoy the comfort of the expansive attached sunroom overlooking a private backyard—ideal for morning coffee or evening unwinding. Additional highlights include a generous two-car attached garage and a clean, dry basement offering excellent storage space. Situated in a desirable neighborhood close to shopping, dining, and everyday conveniences, this home combines comfort, character, and location—ready for its next chapter!

Key facts

• First-floor bedroom
• Private backyard
• Attached sunroom

Tags

• FIRST-FLOOR BEDROOM
• DOUBLE-SIDED FIREPLACE
• ATTACHED SUNROOM
• PRIVATE BACKYARD
• TWO-CAR ATTACHED GARAGE
• CLEAN DRY BASEMENT

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $320k.

Deal economics

• At list price, monthly cash flow is $-285 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $270k (15.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $271k (15.1% below list).
• Recommended offer: $270k (15.7% below list) — sets the bar for cash-flow.
• Cap rate 5.2% vs local median 7.7% in Utica — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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.
• New Hartford Central School District (suburban): math 65% / reading 76% proficiency, ranked #128 of 590 in NY (top 22%) — strong family-tenant draw, lease renewals of 3-5y typical; only 9% free/reduced lunch — higher-income household profile.
• Market conditions: 143 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).
• At $2,714/mo this rent would consume 62% of the median local household income ($53k/yr) (locally 2251% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $34k of equity ($2k loan paydown + $32k 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.
• By year 2, paydown + projected appreciation supports a ~$55k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($301k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $269,603 (15.7% 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. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.85% ✗
• Cap rate: 5.22%
• Cash-on-cash: -3.81%
• DSCR: 0.83
• GRM: 9.8

CMA / ARV

• ARV (median comp): $423,752
• List price: $319,900
• Delta: -24.51%
• 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
10 Benton Cir	0.20mi	3/2.0 (-1)	2,196 (-4%)	9mo	$200,000	$91	70
2642 Remington Rd	0.27mi	4/3.0	2,142 (-6%)	2mo	$305,000	$142	70
18 Geer Ave	0.70mi	4/1.5	2,340 (+2%)	8mo	$335,000	$143	57
12 Eastwood Ave	0.53mi	5/3.0 (+1)	2,400 (+5%)	1mo	$352,000	$147	55
121 Higby Rd	0.33mi	3/2.5 (-1)	2,100 (-8%)	9mo	$350,000	$167	54
119 Eastwood Ave	0.40mi	3/1.5 (-1)	2,031 (-11%)	12mo	$365,000	$180	48
171 Proctor Blvd	0.66mi	4/1.5	2,106 (-8%)	12mo	$210,000	$100	46
34 Proctor Blvd	0.68mi	5/1.5 (+1)	2,479 (+8%)	4mo	$250,000	$101	46
258 Higby Rd	0.48mi	4/2.0	1,953 (-14%)	6mo	$325,000	$166	46
15 Upper Woods Rd	0.38mi	3/2.5 (-1)	2,562 (+12%)	9mo	$500,000	$195	45
117 Proctor Blvd	0.72mi	4/1.5	2,012 (-12%)	10mo	$360,000	$179	38
2817 Brighton Pl	0.67mi	4/2.5	1,962 (-14%)	9mo	$230,000	$117	34

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: 21.6%
• Equity multiple: 2.74×
• Total profit: $156,267
• Equity at exit: $288,191

10-year hold

• IRR: 19.5%
• Equity multiple: 6.30×
• Total profit: $474,790
• Equity at exit: $621,495

Cash invested: $89,572 (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: 9.8×

Monthly cashflow live

• Estimated rent: $2,714 medium
• Mortgage (P&I): −$1,678
• Tax from tax record: −$618 /mo · $7,419/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$570
• Net cashflow: $-285

Break-even live

Break-even rent $3,075

Max offer price $269,603

Occupancy floor —

Sensitivity live

Price	-10% $-104	-5% $-194	+0% $-285	+5% $-375	+10% $-466
Rent	-10% $-499	-5% $-392	+0% $-285	+5% $-178	+10% $-70
Rate	-1.0pp $-124	-0.5pp $-203	base $-285	+0.5pp $-368	+1.0pp $-452

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: $79,975
• Closing costs: $9,597
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11 Sanger Ave New Hartford, NY	3.0	2.5	1852	$3,750	$2.02	45d	1	0.96mi
225 Thieme Pl Utica, NY	3.0	2.0	1872	$2,150	$1.15	45d	1	1.09mi
1804 Storrs Ave Utica, NY	3.0	1.5	1633	$3,000	$1.84	45d	1	1.32mi

Listing history 19 events

1. 2026-06-19
   days on market $319,900 Active 65 DOM
2. 2026-06-18
   days on market $319,900 Active 64 DOM
3. 2026-06-17
   days on market $319,900 Active 63 DOM
4. 2026-06-16
   days on market $319,900 Active 62 DOM
5. 2026-06-15
   days on market $319,900 Active 61 DOM
6. 2026-06-14
   days on market $319,900 Active 59 DOM
7. 2026-06-13
   days on market $319,900 Active 58 DOM
8. 2026-06-10
   days on market $319,900 Active 56 DOM
9. 2026-06-09
   days on market $319,900 Active 55 DOM
10. 2026-06-08
    days on market $319,900 Active 54 DOM
11. 2026-06-07
    days on market $319,900 Active 53 DOM
12. 2026-06-05
    days on market $319,900 Active 50 DOM
13. 2026-06-03
    days on market $319,900 Active 49 DOM
14. 2026-06-02
    days on market $319,900 Active 48 DOM
15. 2026-06-01
    days on market $319,900 Active 47 DOM
16. 2026-05-31
    days on market $319,900 Active 46 DOM
17. 2026-05-30
    days on market $319,900 Active 45 DOM
18. 2026-05-12
    price $319,900 875-char remark

    Show marketing remark (875 chars)

    Spacious Colonial in the New Hartford Central School District! This home offers four bedrooms—including a convenient first-floor bedroom—and two full bathrooms, providing flexible living options. Hardwood floors enhance the living room, dining room, and the upstairs bedrooms. A charming double-sided fireplace connects the living room and den, creating a warm, inviting atmosphere perfect for both relaxing and entertaining. Enjoy the comfort of the expansive attached sunroom overlooking a private backyard—ideal for morning coffee or evening unwinding. Additional highlights include a generous two-car attached garage and a clean, dry basement offering excellent storage space. Situated in a desirable neighborhood close to shopping, dining, and everyday conveniences, this home combines comfort, character, and location—ready for its next chapter!

19. 2026-04-15
    listed $339,900 Active 875-char remark

    Show marketing remark (875 chars)

    Spacious Colonial in the New Hartford Central School District! This home offers four bedrooms—including a convenient first-floor bedroom—and two full bathrooms, providing flexible living options. Hardwood floors enhance the living room, dining room, and the upstairs bedrooms. A charming double-sided fireplace connects the living room and den, creating a warm, inviting atmosphere perfect for both relaxing and entertaining. Enjoy the comfort of the expansive attached sunroom overlooking a private backyard—ideal for morning coffee or evening unwinding. Additional highlights include a generous two-car attached garage and a clean, dry basement offering excellent storage space. Situated in a desirable neighborhood close to shopping, dining, and everyday conveniences, this home combines comfort, character, and location—ready for its next chapter!

ⓘ 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: $7,419 · $618/mo
• Projected year-2 tax: $7,419 · $618/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 2/10 Low 7 d/yr ≥95°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: $32,574
• − Mortgage interest: −$17,919
• − Property taxes: −$7,419
• − Insurance: −$1,600
• − Repairs & maintenance: −$2,606
• − Management: −$2,606
• − Depreciation: −$9,306
• Taxable loss: −$8,882
• Est. tax savings @ 24.0%: +$2,132
• After-tax cash flow: $-1,285/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 Hartford Central School District
• NCES district ID: 3620370
• Math proficiency: 65% ▼ -7.00%
• Reading proficiency: 76% ▲ 5.00%
• Median HH income: $67,028
• Composite: 61.37/100
• National rank: #769
• State rank: #128 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

• 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

-5.9% since first listed

2 events — show timeline

• 2026-05-12 Price Changed $319,900 CNYIS
• 2026-04-15 Listed $339,900 CNYIS

Property tax history

+2.0%/yr

Latest (2025): $7,419 · +3.4% YoY. Source: county tax records.