930 Brayton Park Pl · Utica, NY 13502

$187,900

5 bd · 3.0 ba · 2,384 sqft · MultiFamily public records · 76 Days on market

Built 1920 4,520 sqft lot $79/sqft · 30% below area Est $268k · 30% 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

Solid 3-unit rental opportunity. Centrally located to school, shopping, and work. New updates to include apartment remodels, new roof, new siding, new windows, new furnaces, and new driveway for 5+ parking. $2900 +/- rental income.

Key facts

• New siding
• New furnaces
• Apartment remodels

Tags

• 3 UNIT RENTAL OPPORTUNITY
• APARTMENT REMODELS
• NEW ROOF
• NEW SIDING
• NEW WINDOWS
• NEW FURNACES

What this means for you Summary

Snapshot

• This is a 3 × 5-bed/3.0-bath units multifamily listed at $188k.

Deal economics

• At list price, monthly cash flow is $3k ($37k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $188k).
• Recommended offer: $177k (6.0% below list) — sets the bar for market timing.
• Cap rate 25.9% 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; 204 units permitted in Oneida County in 2024 (68 in 5+ unit buildings).
• At $5,386/mo this rent would consume 112% of the median local household income ($58k/yr) (locally 1604% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 $53k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 19y 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 $17k; list at $188k implies a 988% 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 $176,626 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 2.87% ✓
• Cap rate: 25.95%
• Cash-on-cash: 70.20%
• DSCR: 4.12
• GRM: 2.9

CMA / ARV

• ARV (median comp): $267,998
• List price: $187,900
• Delta: -29.89%
• 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
1109 York St	0.37mi	5/2.0	2,406 (+1%)	5mo	$118,000	$49	74
1433 Erie St	0.28mi	4/2.0 (-1)	2,344 (-2%)	7mo	$75,000	$32	69
1211 York St	0.38mi	6/2.0 (+1)	2,444 (+2%)	6mo	$211,000	$86	64
1511 Whitesboro St	0.15mi	6/3.0 (+1)	2,666 (+12%)	6mo	$105,000	$39	63
1217 York St	0.39mi	6/2.0 (+1)	2,350 (-1%)	10mo	$170,000	$72	62
1206 Mathews Ave	0.32mi	6/2.0 (+1)	2,500 (+5%)	8mo	$185,000	$74	61
1218 City St	0.51mi	6/2.0 (+1)	2,288 (-4%)	10mo	$90,000	$39	52
934 Lenox Ave #936	0.48mi	6/2.0 (+1)	2,706 (+14%)	1mo	$90,000	$33	45
1202 Stark St	0.68mi	6/2.0 (+1)	2,200 (-8%)	3mo	$72,500	$33	44
1106 Orchard St	0.47mi	4/2.0 (-1)	2,112 (-11%)	8mo	$100,000	$47	43
813 Wager St	0.72mi	6/2.0 (+1)	2,122 (-11%)	1mo	$182,000	$86	38
16 Bryant St	0.55mi	6/2.0 (+1)	2,720 (+14%)	10mo	$102,000	$38	33

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: 69.7%
• Equity multiple: 4.15×
• Total profit: $165,580
• Equity at exit: $28,017

10-year hold

• IRR: 73.8%
• Equity multiple: 8.54×
• Total profit: $396,619
• Equity at exit: $16,246

Cash invested: $52,612 (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: 8.7×

Monthly cashflow live

• Estimated rent: $5,386 medium
• Mortgage (P&I): −$985
• Tax from tax record: −$114 /mo · $1,363/yr
• Insurance: −$78
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,131
• Net cashflow: $3,078

Break-even live

Break-even rent $1,490

Max offer price $187,900

Occupancy floor 38%

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

Units	Beds	Baths	Est. rent
▸ 3× units	5	3	$5,385
Total (3 units)			$5,386

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: $46,975
• Closing costs: $5,637
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-19
   days on market $187,900 Active 76 DOM
2. 2026-06-18
   days on market $187,900 Active 75 DOM
3. 2026-06-17
   days on market $187,900 Active 74 DOM
4. 2026-06-16
   days on market $187,900 Active 73 DOM
5. 2026-06-15
   days on market $187,900 Active 72 DOM
6. 2026-06-14
   days on market $187,900 Active 70 DOM
7. 2026-06-13
   days on market $187,900 Active 69 DOM
8. 2026-06-10
   days on market $187,900 Active 67 DOM
9. 2026-06-09
   days on market $187,900 Active 66 DOM
10. 2026-06-08
    days on market $187,900 Active 65 DOM
11. 2026-06-07
    days on market $187,900 Active 64 DOM
12. 2026-06-03
    days on market $187,900 Active 60 DOM
13. 2026-06-02
    days on market $187,900 Active 59 DOM
14. 2026-06-01
    days on market $187,900 Active 58 DOM
15. 2026-05-31
    days on market $187,900 Active 57 DOM
16. 2026-05-30
    days on market $187,900 Active 56 DOM
17. 2026-04-05
    listed $187,900 Active 231-char remark

    Show marketing remark (231 chars)

    Solid 3-unit rental opportunity. Centrally located to school, shopping, and work. New updates to include apartment remodels, new roof, new siding, new windows, new furnaces, and new driveway for 5+ parking. $2900 +/- rental income.

18. 2025-09-30
    price $189,900
19. 2023-08-29
    price $149,900
20. 2023-07-25
    listed $160,000 Active
21. 2020-02-10
    soldstatus $17,274
22. 2019-06-29
    historical
23. 2019-04-01
    listed $65,000
24. 2012-05-31
    soldstatus $42,650
25. 2007-04-23
    soldstatus $60,000
26. 2007-04-17
    soldstatus $25,000
27. 2007-02-16
    listed $24,000

ⓘ 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: $1,363 · $114/mo
• Projected year-2 tax: $2,269 · $189/mo
• Expected delta: +$906/yr (+$76/mo · 66.5%)

ⓘ 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 · 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: $64,632
• − Mortgage interest: −$10,525
• − Property taxes: −$1,363
• − Insurance: −$940
• − Repairs & maintenance: −$5,171
• − Management: −$5,171
• − Depreciation: −$5,466
• Taxable income: $35,997
• Est. tax owed @ 24.0%: −$8,639
• After-tax cash flow: $28,293/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

+682.9% since first listed

11 events — show timeline

• 2026-04-05 Listed $187,900 CNYIS
• 2025-09-30 Price Changed $189,900 CNYIS
• 2023-08-29 Price Changed $149,900 CNYIS
• 2023-07-25 Listed $160,000 CNYIS
• 2020-02-10 Sold (Public Records) $17,274 Public Records
• 2019-06-29 Listing Removed — CNYIS
• 2019-04-01 Listed $65,000 CNYIS
• 2012-05-31 Sold (Public Records) $42,650 Public Records
• 2007-04-23 Sold (Public Records) $60,000 Public Records
• 2007-04-17 Sold (MLS) $25,000 Global MLS
• 2007-02-16 Listed $24,000 Global MLS

Property tax history

-0.3%/yr

Latest (2025): $1,363 · -33.5% YoY. Source: county tax records.