771 Blandina St · Utica, NY 13501

$174,000

6 bd · 2.0 ba · 2,473 sqft · MultiFamily public records · 2 Days on market

Built 1920 4,800 sqft lot Est $171k · at est.

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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 +6.6/15.0
• Livability +4.0/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Nice well maintain East Utica 2 family home, Great Investment Opportunity! Or live in one and rent the other. ,separated utilities. Property is "SOLD AS IS"

Key facts

• New driveway
• Investment property
• Heart of utica

Tags

• INVESTMENT PROPERTY
• HEART OF UTICA
• NEW DRIVEWAY

Property features AI

Finance

• Other: Separate gas and electric meters for each unit
• Financial info: Two rental units with reported rents of $1,000 per unit; Operating expenses include insurance and rent; Tenants pay all utilities

Exterior

• Parking: Paved parking with two or more spaces
• Utilities: Public water connected; Sewer connected
• Home design: Two-story building; Resale property; Vinyl siding
• Construction: Vinyl siding construction
• Exterior features: Near public transit; Rectangular residential lot; City street frontage

Interior

• Kitchen: Each unit includes an oven/range and refrigerator; Eat-in kitchen in each unit
• Bedrooms: Two 3-bedroom units
• Flooring: Laminate, vinyl, and varying flooring types
• Bathrooms: Two full bathrooms (one in each unit)
• Heating & cooling: Heating provided by electric and gas; Forced air and hot water heating systems; Has heating
• Interior features: Full basement
• Laundry & utility: One unit has in-unit laundry

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.0-bath units multifamily listed at $174k.

Deal economics

• At list price, monthly cash flow is $2k ($27k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $174k).
• Cap rate 21.7% 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; 204 units permitted in Oneida County in 2024 (68 in 5+ unit buildings).
• At $4,285/mo this rent would consume 98% 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 $19k of equity ($1k loan paydown + $17k 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 $49k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$47k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 4y 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 $115k; list at $174k implies a 51% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $174,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.46% ✓
• Cap rate: 21.74%
• Cash-on-cash: 55.18%
• DSCR: 3.46
• GRM: 3.4

CMA / ARV

• ARV (on-the-fly): $170,637
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
935 Jay St	0.34mi	6/2.0	2,474 (0%)	0mo	$102,500	$41	84
923 Rutger St	0.20mi	6/2.0	2,600 (+5%)	4mo	$245,500	$94	78
810 South St	0.29mi	6/2.0	2,452 (-1%)	8mo	$195,000	$80	78
1010 Morris St	0.37mi	5/2.0 (-1)	2,512 (+2%)	8mo	$280,000	$111	69
1020 Tilden Ave	0.61mi	6/2.0	2,508 (+1%)	5mo	$230,000	$92	65
805 Eagle St	0.56mi	6/2.0	2,488 (+1%)	10mo	$145,000	$58	64
914 Eagle St	0.60mi	6/2.0	2,400 (-3%)	5mo	$150,000	$63	63
1222 Mummery St	0.53mi	5/2.0 (-1)	2,401 (-3%)	6mo	$195,000	$81	60
517 Jefferson Ave	0.36mi	5/2.5 (-1)	2,192 (-11%)	4mo	$150,000	$68	54
1004 Rudolph Pl	0.31mi	6/2.0	2,112 (-15%)	10mo	$145,000	$69	53
518 Mary St	0.48mi	6/3.0	2,656 (+7%)	11mo	$132,000	$50	52
1131 Saint Vincent St	0.57mi	7/3.0 (+1)	2,737 (+11%)	7mo	$160,000	$58	41

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: 68.0%
• Equity multiple: 5.87×
• Total profit: $237,490
• Equity at exit: $156,753

10-year hold

• IRR: 61.7%
• Equity multiple: 13.05×
• Total profit: $587,211
• Equity at exit: $338,044

Cash invested: $48,720 (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: 6.8×

Monthly cashflow live

• Estimated rent: $4,285 medium
• Mortgage (P&I): −$912
• Tax from tax record: −$160 /mo · $1,917/yr
• Insurance: −$72
• HOA: −$0
• Vacancy / Maint / Mgmt: −$900
• Net cashflow: $2,240

Break-even live

Break-even rent $1,449

Max offer price $174,000

Occupancy floor 43%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$4,284
Total (2 units)			$4,285

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: $43,500
• Closing costs: $5,220
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-17
   status $174,000 Pending 2 DOM
2. 2026-06-17
   days on market $174,000 Active 2 DOM
3. 2026-06-15
   remarks 140-char remark
4. 2026-06-15
   listed $174,000 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: $1,917 · $160/mo
• Projected year-2 tax: $2,429 · $202/mo
• Expected delta: +$512/yr (+$43/mo · 26.7%)

ⓘ 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 3/10 Moderate 7 d/yr ≥95°F today · 18 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $51,420
• − Mortgage interest: −$9,747
• − Property taxes: −$1,917
• − Insurance: −$870
• − Repairs & maintenance: −$4,114
• − Management: −$4,114
• − Depreciation: −$5,062
• Taxable income: $25,598
• Est. tax owed @ 24.0%: −$6,143
• After-tax cash flow: $20,742/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

+28.9% since first listed

7 events — show timeline

• 2026-06-15 Listed $174,000 CNYIS
• 2022-06-28 Sold (Public Records) $115,000 Public Records
• 2022-06-27 Sold (MLS) $115,000 CNYIS
• 2022-05-05 Pending — CNYIS
• 2022-04-27 Contingent — CNYIS
• 2022-04-02 Price Changed $125,000 CNYIS
• 2022-02-19 Listed $135,000 CNYIS

Property tax history

+4.0%/yr

Latest (2025): $1,917 · +5.6% YoY. Source: county tax records.