930 Brayton Park Pl · Utica, NY 13502

$179,900

5 bd · 3.0 ba · 2,384 sqft · MultiFamily public records · 124 Days on market

Built 1920 Fair condition 4,520 sqft lot $75/sqft · 34% below area Est $272k · 34% 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
• Schools +4.1/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• 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

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. 1st floor has 1-furnace, 1-Hot Water Tank, and 1 Electrical Service for both 1st floor units. Second floor is all separate utilities.

Key facts

• New siding
• 5 parking
• New driveway

Tags

• NEW ROOF
• NEW SIDING
• NEW WINDOWS
• NEW FURNACES
• NEW DRIVEWAY
• 5 PARKING

What this means for you Summary

Snapshot

• This is a 3 × 5-bed/3.0-bath units multifamily listed at $180k. Condition is rated fair.
• This rent per unit runs 40% of the median local income ($58k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Deal economics

• At list price, monthly cash flow is $3k ($41k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $180k).
• Recommended offer: $158k (12.0% below list) — sets the bar for market timing.
• Cap rate 29.0% vs local median 7.8% 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, 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: 301 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); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 204 units permitted in Oneida County in 2024 (68 in 5+ unit buildings).

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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $50k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 124 days — a 12% lower offer ($158k) 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 $180k implies a 941% 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 $158,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 124 days. Have you received any prior offers? Is the seller open to a 12% 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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 3.19% ✓
• Cap rate: 29.02%
• Cash-on-cash: 81.15%
• DSCR: 4.61
• GRM: 2.6

CMA / ARV

• ARV (median comp): $272,347
• List price: $179,900
• Delta: -33.94%
• 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
910 Downer Ave	0.17mi	4/3.0 (-1)	2,456 (+3%)	3mo	$100,000	$41	79
1109 York St	0.37mi	5/2.0	2,406 (+1%)	9mo	$118,000	$49	70
1433 Erie St	0.28mi	4/2.0 (-1)	2,344 (-2%)	11mo	$75,000	$32	66
1211 York St	0.38mi	6/2.0 (+1)	2,444 (+2%)	11mo	$211,000	$86	60
1511 Whitesboro St	0.15mi	6/3.0 (+1)	2,666 (+12%)	11mo	$105,000	$39	59
1217 York St	0.39mi	6/2.0 (+1)	2,350 (-1%)	15mo	$170,000	$72	58
1206 Mathews Ave	0.32mi	6/2.0 (+1)	2,500 (+5%)	13mo	$185,000	$74	57
1218 City St	0.51mi	6/2.0 (+1)	2,288 (-4%)	14mo	$90,000	$39	48
934 Lenox Ave #936	0.48mi	6/2.0 (+1)	2,706 (+14%)	5mo	$90,000	$33	41
1202 Stark St	0.68mi	6/2.0 (+1)	2,200 (-8%)	7mo	$72,500	$33	40
1106 Orchard St	0.47mi	4/2.0 (-1)	2,112 (-11%)	13mo	$100,000	$47	39
813 Wager St	0.72mi	6/2.0 (+1)	2,122 (-11%)	6mo	$182,000	$86	34

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: 81.4%
• Equity multiple: 4.73×
• Total profit: $187,835
• Equity at exit: $26,824

10-year hold

• IRR: 84.7%
• Equity multiple: 9.79×
• Total profit: $443,019
• Equity at exit: $15,554

Cash invested: $50,372 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 6 active · 18 under contract
• Months of supply: 6.0 mo (17%/mo absorbed)
• Median asking: $179,900 ($72/sqft)
• Median days on market: 55 d
• This list price: 33% of active listings are priced below it
• ARV vs active asking: +59.4% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 13502

• Home prices YoY: -12.1%
• Active inventory: 301
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $5,745 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$114 /mo · $1,363/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,206
• Net cashflow: $3,407

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

Units	Beds	Baths	Est. rent
▸ 3× units	5	3	$5,745
Total (3 units)			$5,745

Break-even live

Break-even rent $1,433

Max offer price $179,900

Occupancy floor 36%

Sensitivity live

Price	-10% $3,508	-5% $3,458	+0% $3,407	+5% $3,356	+10% $3,305
Rent	-10% $2,953	-5% $3,180	+0% $3,407	+5% $3,634	+10% $3,860
Rate	-1.0pp $3,497	-0.5pp $3,452	base $3,407	+0.5pp $3,360	+1.0pp $3,313

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: $44,975
• Closing costs: $5,397
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2124 Highland Ave Unit House Utica, NY	6.0	2.0	1100	$1,500	$1.36	44d	1	0.30mi
1126 Court St #2 Utica, NY	5.0	2.0	1102	$1,800	$1.63	17d	1	0.42mi
1334 Sunset Ave Unit 1 Utica, NY	4.0	1.0	—	$1,300	—	44d	1	0.83mi

Property features AI

Finance

• Financial info: Three total unitsOwner pays water; water included in rentTwo separate gas metersTwo separate electric metersOperating expenses include waterCurrent rents: one unit $1,300; two units $900 each (all month-to-month)

Exterior

• Parking: Paved parking (two or more spaces)
• Utilities: Public water connectedSewer connectedCable availableCircuit breaker electric
• Home design: Two-story multifamily buildingExisting condition
• Construction: Vinyl sidingAsphalt roofStone foundationBuilt previously (existing structure)
• Exterior features: Paved parking with two or more spacesNear public transitRectangular lot (approx. 40 x 113)

Interior

• Kitchen: Oven/RangeRefrigeratorEat-in kitchensFormal dining room (in 3-bedroom unit)
• Bedrooms: One 3-bedroom unit (contains eat-in kitchen, formal dining room, porch, laundry in unit)Two 1-bedroom units (each contains eat-in kitchen, den/family room; one unit has a porch)
• Flooring: HardwoodVinylVaried flooring
• Bathrooms: Three full bathrooms (one in each unit)
• Heating & cooling: Gas forced-air heating
• Interior features: Full basementHardwood, vinyl and mixed flooring
• Laundry & utility: Laundry in 3-bedroom unitGas water heater

Listing history 50 events

1. 2026-11-08
   days on market $179,900 Active 124 DOM
2. 2026-11-07
   days on market $179,900 Active 123 DOM
3. 2026-11-06
   days on market $179,900 Active 122 DOM
4. 2026-11-05
   days on market $179,900 Active 121 DOM
5. 2026-11-04
   days on market $179,900 Active 120 DOM
6. 2026-11-02
   days on market $179,900 Active 118 DOM
7. 2026-11-01
   days on market $179,900 Active 117 DOM
8. 2026-10-31
   days on market $179,900 Active 116 DOM
9. 2026-10-30
   days on market $179,900 Active 115 DOM
10. 2026-10-29
    days on market $179,900 Active 114 DOM
11. 2026-10-28
    days on market $179,900 Active 113 DOM
12. 2026-10-27
    days on market $179,900 Active 112 DOM
13. 2026-10-26
    days on market $179,900 Active 111 DOM
14. 2026-10-25
    days on market $179,900 Active 110 DOM
15. 2026-10-24
    days on market $179,900 Active 109 DOM
16. 2026-10-23
    days on market $179,900 Active 108 DOM
17. 2026-10-22
    days on market $179,900 Active 107 DOM
18. 2026-10-22
    days on market $179,900 Active 106 DOM
19. 2026-10-20
    days on market $179,900 Active 105 DOM
20. 2026-10-19
    days on market $179,900 Active 104 DOM
21. 2026-10-18
    days on market $179,900 Active 103 DOM
22. 2026-10-17
    days on market $179,900 Active 102 DOM
23. 2026-10-16
    days on market $179,900 Active 101 DOM
24. 2026-10-15
    days on market $179,900 Active 100 DOM
25. 2026-10-14
    days on market $179,900 Active 99 DOM
26. 2026-10-14
    days on market $179,900 Active 98 DOM
27. 2026-10-12
    days on market $179,900 Active 97 DOM
28. 2026-10-11
    days on market $179,900 Active 96 DOM
29. 2026-10-10
    days on market $179,900 Active 95 DOM
30. 2026-10-09
    days on market $179,900 Active 94 DOM
31. 2026-10-08
    days on market $179,900 Active 93 DOM
32. 2026-10-07
    days on market $179,900 Active 92 DOM
33. 2026-10-06
    days on market $179,900 Active 91 DOM
34. 2026-10-05
    days on market $179,900 Active 90 DOM
35. 2026-10-04
    days on market $179,900 Active 89 DOM
36. 2026-10-03
    days on market $179,900 Active 88 DOM
37. 2026-10-02
    days on market $179,900 Active 87 DOM
38. 2026-10-01
    days on market $179,900 Active 86 DOM
39. 2026-09-30
    days on market $179,900 Active 85 DOM
40. 2026-09-29
    days on market $179,900 Active 84 DOM
41. 2026-09-28
    days on market $179,900 Active 83 DOM
42. 2026-09-27
    days on market $179,900 Active 82 DOM
43. 2026-09-26
    days on market $179,900 Active 81 DOM
44. 2026-09-25
    days on market $179,900 Active 80 DOM
45. 2026-09-24
    days on market $179,900 Active 79 DOM
46. 2026-09-24
    days on market $179,900 Active 78 DOM
47. 2026-09-22
    days on market $179,900 Active 77 DOM
48. 2026-09-20
    days on market $179,900 Active 75 DOM
49. 2026-09-18
    days on market $179,900 Active 73 DOM
50. 2026-09-17
    days on market $179,900 Active 72 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: $1,363 · $114/mo
• Projected year-2 tax: $2,202 · $183/mo
• Expected delta: +$839/yr (+$70/mo · 61.5%)

ⓘ 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 1/10 Low
• 🌡 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: $68,940
• − Mortgage interest: −$10,077
• − Property taxes: −$1,363
• − Insurance: −$900
• − Repairs & maintenance: −$5,515
• − Management: −$5,515
• − Depreciation: −$5,233
• Taxable income: $40,337
• Est. tax owed @ 24.0%: −$9,681
• After-tax cash flow: $31,198/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.

Condition & rehab AI · 2 photos

Fair 45/100 Moderate rehab Est. rehab $59,600–$107,280 screening

This 3-unit multi-family property requires significant repairs and maintenance, including a new roof, siding, and landscaping, to improve its condition and value.

Components & finishes AI

Roof asphalt shingle · good

Deferred maintenance Est. $20,500–$62,000 screening

• Minor Roof (roof) — No visible signs of damage or wear on the roof.
• Major Windows (windows) — Windows appear old and may need replacement.
• Major Exterior (exterior) — Exterior siding shows significant wear and tear.

Repairs flagged

• Major roof — The satellite image suggests significant damage.
• Major siding — The siding is peeling and the paint is faded.
• Major HVAC/mechanicals — No systems are visible, but the exterior condition suggests they may be outdated or in poor condition.
• Major landscaping — The landscaping is overgrown and unkempt, which detracts from the property's curb appeal.

Value-add opportunities

• Both new roof — A new roof would significantly improve the property's appearance and functionality. ↑
• Both new siding and paint — New siding and paint would greatly enhance the property's curb appeal and exterior condition. ↑
• Both landscaping — A well-maintained landscape would improve the property's curb appeal and attract potential buyers/tenants. ↑
• Both HVAC and mechanicals — Upgrading HVAC and mechanical systems would improve the property's functionality and energy efficiency, making it more attractive to potential buyers/tenants. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 41/100

Zoned Schools

Elementary Kernan Elementary School F NY #1,846/2,108 Nat'l #30,133/41,679 Middle Senator James H Donovan Middle School F NY #611/729 Nat'l #10,474/14,009 High Thomas R Proctor High School B+ NY #659/1,100 Nat'l #1,751/17,239

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

A Composite livability gradescore 80/100

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 · 225,223 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: 12% of renters

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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%

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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%
• Languages at home: 81% English-only · Spanish 7% Russian/Polish/Slavic 4% Other Asian/Pacific 3%

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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

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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

Property features AI

Finance

• Financial info: Three total unitsOwner pays water; water included in rentTwo separate gas metersTwo separate electric metersOperating expenses include waterCurrent rents: one unit $1,300; two units $900 each (all month-to-month)

Exterior

• Parking: Paved parking (two or more spaces)
• Utilities: Public water connectedSewer connectedCable availableCircuit breaker electric
• Home design: Two-story multifamily buildingExisting condition
• Construction: Vinyl sidingAsphalt roofStone foundationBuilt previously (existing structure)
• Exterior features: Paved parking with two or more spacesNear public transitRectangular lot (approx. 40 x 113)

Interior

• Kitchen: Oven/RangeRefrigeratorEat-in kitchensFormal dining room (in 3-bedroom unit)
• Bedrooms: One 3-bedroom unit (contains eat-in kitchen, formal dining room, porch, laundry in unit)Two 1-bedroom units (each contains eat-in kitchen, den/family room; one unit has a porch)
• Flooring: HardwoodVinylVaried flooring
• Bathrooms: Three full bathrooms (one in each unit)
• Heating & cooling: Gas forced-air heating
• Interior features: Full basementHardwood, vinyl and mixed flooring
• Laundry & utility: Laundry in 3-bedroom unitGas water heater

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.