1207 Whitesboro St · Utica, NY 13502

$155,000

3 bd · 2.0 ba · 1,318 sqft · MultiFamily public records · 48 Days on market

Built 1890 2,760 sqft lot $118/sqft · 69% above area

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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).

• Cash flow +21.3/30.0
• ARV discount +7.5/15.0
• DSCR +6.8/10.0
• 1% rule +4.7/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

Beautiful single-family home for sale in a rapidly growing neighborhood. This spacious property features three large bedrooms, two large bathrooms, a formal dining room, and a bright, inviting living area perfect for everyday living and entertaining. Step outside to a fully fenced backyard with plenty of space for gatherings, recreation, or future upgrades. Direct backyard access adds convenience, and a washer and dryer are included in the sale.

Key facts

• Single-family home
• 2,760 sq ft lot
• Built 1890

Tags

• SINGLE-FAMILY HOME
• FULLY FENCED BACKYARD
• DIRECT BACKYARD ACCESS
• WASHER AND DRYER INCLUDED

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water connected; Sewer connected
• Home design: Two-story property; Vinyl siding; Shingle roof; Resale condition
• Construction: Built (existing); Stone foundation
• Exterior features: See remarks for exterior details; City street frontage; Irregular residential lot (30 x 92)

Interior

• Kitchen: Gas cooktop; Refrigerator
• Bedrooms: One main-level bedroom
• Flooring: Ceramic tile; Laminate; Varied flooring
• Bathrooms: Two full bathrooms; One full bathroom on the main level
• Heating & cooling: Gas forced-air heating
• Interior features: See remarks for additional interior details; Full basement
• Laundry & utility: Laundry in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath multifamily listed at $155k.

Deal economics

• At list price, monthly cash flow is $227 ($3k/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 $150k (3.2% below list).
• Recommended offer: $150k (3.2% below list) — sets the bar for 1% rule.

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, 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.
• Zoned schools: Kernan Elementary School (math 16% / reading 33%, grade F, #1,846 of 2,108 statewide, top 91%, 566 students, 81% FRL); Senator James H Donovan Middle School (math 19% / reading 30%, grade F, #611 of 729 statewide, top 88%, 730 students, 84% FRL); Thomas R Proctor High School (math 86% / reading 62%, grade B+, #659 of 1,100 statewide, top 60%, 2,675 students, 76% FRL).
• Market conditions: 150 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 46d 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 31% 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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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 $14k; list at $155k implies a 1007% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $150,104 (3.2% below list)

Questions for the listing agent

1. It's been on market 48 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 1890 — 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 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: 0.97% ✗
• Cap rate: 8.05%
• Cash-on-cash: 6.26%
• DSCR: 1.28
• GRM: 8.6

CMA / ARV

• ARV (median comp): $91,852
• List price: $155,000
• Delta: 68.75%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -6.7%
• Equity multiple: 0.75×
• Total profit: $-10,732
• Equity at exit: $23,111

10-year hold

• IRR: 2.9%
• Equity multiple: 1.21×
• Total profit: $9,050
• Equity at exit: $13,402

Cash invested: $43,400 (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: 8.6×

Monthly cashflow live

• Estimated rent: $1,501 high
• Mortgage (P&I): −$813
• Tax from tax record: −$82 /mo · $982/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $227

Break-even live

Break-even rent $1,214

Max offer price $155,000

Occupancy floor 80%

Sensitivity live

Price	-10% $314	-5% $270	+0% $227	+5% $183	+10% $139
Rent	-10% $108	-5% $167	+0% $227	+5% $286	+10% $345
Rate	-1.0pp $305	-0.5pp $266	base $227	+0.5pp $186	+1.0pp $146

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1224 Whitesboro St Unit 1 Utica, NY	3.0	1.0	1100	$1,125	$1.02	45d	1	0.03mi
11 Noyes St Unit 4 Utica, NY	2.0	1.0	1000	$1,125	$1.12	45d	1	0.83mi
239 Genesee St Utica, NY	1.0–2.0	1.0–2.0	1200	$2,700	$2.25	45d	15	1.01mi
4 1st St Yorkville, NY	3.0	1.0	888	$2,100	$2.36	45d	1	1.18mi
119 Hotel St Utica, NY	1.0–2.0	1.0–2.0	1053	$2,300	$2.18	45d	14	1.19mi
221 Elizabeth St #2 Utica, NY	2.0	1.0	1100	$2,000	$1.82	46d	1	1.20mi
1503 Fox Pl Utica, NY	3.0	1.0	1119	$2,000	$1.79	45d	1	1.29mi
1124 Dudley Ave Unit 1 Utica, NY	3.0	1.0	1300	$1,400	$1.08	45d	1	1.45mi

Listing history 23 events

1. 2026-06-19
   status $155,000 Pending 48 DOM
2. 2026-06-18
   days on market $155,000 Active 48 DOM
3. 2026-06-17
   days on market $155,000 Active 47 DOM
4. 2026-06-16
   days on market $155,000 Active 46 DOM
5. 2026-06-15
   days on market $155,000 Active 45 DOM
6. 2026-06-14
   days on market $155,000 Active 43 DOM
7. 2026-06-13
   pricedays on market $155,000 Active 42 DOM
8. 2026-06-10
   days on market $159,000 Active 40 DOM
9. 2026-06-09
   days on market $159,000 Active 39 DOM
10. 2026-06-08
    days on market $159,000 Active 38 DOM
11. 2026-06-07
    pricedays on market $159,000 Active 37 DOM
12. 2026-06-03
    days on market $159,450 Active 33 DOM
13. 2026-06-02
    days on market $159,450 Active 32 DOM
14. 2026-06-01
    days on market $159,450 Active 31 DOM
15. 2026-05-31
    days on market $159,450 Active 30 DOM
16. 2026-05-30
    days on market $159,450 Active 29 DOM
17. 2026-05-01
    listed $159,450 Active 449-char remark
18. 2025-03-03
    historical
19. 2024-09-10
    listed $169,000 Active
20. 2021-11-30
    historical
21. 2021-10-06
    price $110,000
22. 2021-09-16
    listed $114,900 Active
23. 2011-06-27
    soldstatus $14,000

ⓘ 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: $982 · $82/mo
• Projected year-2 tax: $1,801 · $150/mo
• Expected delta: +$819/yr (+$68/mo · 83.4%)

ⓘ 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 · 15 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: $18,012
• − Mortgage interest: −$8,682
• − Property taxes: −$982
• − Insurance: −$775
• − Repairs & maintenance: −$1,441
• − Management: −$1,441
• − Depreciation: −$4,509
• Taxable income: $182
• Est. tax owed @ 24.0%: −$44
• After-tax cash flow: $2,675/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): 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

+1007.1% since first listed

9 events — show timeline

• 2026-06-12 Price Changed $155,000 CNYIS
• 2026-06-06 Price Changed $159,000 CNYIS
• 2026-05-01 Listed $159,450 CNYIS
• 2025-03-03 Listing Removed — CNYIS
• 2024-09-10 Listed $169,000 CNYIS
• 2021-11-30 Listing Removed — CNYIS
• 2021-10-06 Price Changed $110,000 CNYIS
• 2021-09-16 Listed $114,900 CNYIS
• 2011-06-27 Sold (Public Records) $14,000 Public Records

Property tax history

+5.8%/yr

Latest (2025): $982 · +5.6% YoY. Source: county tax records.