1933 Butterfield Ave · Utica, NY 13501

$159,900

3 bd · 1.5 ba · 1,448 sqft · SingleFamily public records · 7 Days on market

Built 1930 Fair condition 4,000 sqft lot $110/sqft · 27% below area Est $218k · 27% under

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Why this score? — see what drove the A- 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 +28.6/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +7.5/10.0
• Schools +4.4/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

MOVE IN IS AN UNDER STATEMENT IN THIS CHARMIMG S. UTICA HOME! From the minute you enter you’ll enjoy the GLEAMING HARDWOOD FLOORS, beautiful formal entrance with stunning split staircase, updated open kitchen layout, formal dining room opening to a spacious living room! Second floor offers an office and BONUS SUN ROOM PORCH, 3 good size bedrooms, updated bath and again AMAZING HARDWOODS! Other highlights include a walk-up attic, NEW FURNACE, PRIVATE FENCED IN YARD & CONVENIENT AREA! DON’T WAIT!

Key facts

• Updated windows
• Fenced in backyard
• New appliances

Tags

• FENCED IN BACKYARD
• UPDATED WINDOWS
• NEW APPLIANCES
• FRESHLY PAINTED BACK DECK
• WALKING DISTANCE TO SCHOOLS
• WALKING DISTANCE TO PHARMACIES

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $160k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $526 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Cap rate 10.2% vs local median 8.0% in Utica — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: John F Hughes Elementary School (math 27% / reading 37%, grade F, #1,646 of 2,108 statewide, top 80%, 355 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: 260 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 204 units permitted in Oneida County in 2024 (68 in 5+ unit buildings).
• At $2,002/mo this rent would consume 46% of the median local household income ($53k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $17k of equity ($1k loan paydown + $16k 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 $45k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 11y ago; this cycle's ask has dropped $25k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $90k; list at $160k implies a 78% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $159,900

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1930 — 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 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: 1.25% ✓
• Cap rate: 10.24%
• Cash-on-cash: 14.09%
• DSCR: 1.63
• GRM: 6.7

CMA / ARV

• ARV (median comp): $218,225
• List price: $159,900
• Delta: -26.73%
• 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
79 Emerson Ave	0.16mi	4/1.5 (+1)	1,440 (-1%)	3mo	$106,000	$74	84
803 Mildred Ave	0.30mi	4/2.0 (+1)	1,423 (-2%)	5mo	$115,000	$81	72
90 Ballantyne Brae	0.33mi	2/2.0 (-1)	1,428 (-1%)	4mo	$284,000	$199	72
26 Greenwood Ct	0.37mi	4/1.0 (+1)	1,422 (-2%)	3mo	$124,500	$88	70
19 Rose Pl	0.25mi	3/1.5	1,612 (+11%)	0mo	$170,000	$105	69
1656 Bennett St	0.50mi	3/1.5	1,344 (-7%)	5mo	$190,000	$141	61
1803 Baker Ave	0.30mi	3/2.0	1,638 (+13%)	4mo	$223,000	$136	59
27 Beverly Pl	0.64mi	2/2.0 (-1)	1,410 (-3%)	3mo	$250,000	$177	56
2120 Sunset Ave	0.40mi	3/1.5	1,657 (+14%)	1mo	$225,000	$136	56
2411 Sunset Ave	0.75mi	3/1.5	1,506 (+4%)	3mo	$222,500	$148	56
804 Symonds Pl	0.29mi	4/1.5 (+1)	1,661 (+15%)	7mo	$180,000	$108	51
105 Dryden Ave	0.69mi	3/1.0	1,295 (-11%)	1mo	$200,900	$155	48

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: 34.7%
• Equity multiple: 3.69×
• Total profit: $120,557
• Equity at exit: $144,051

10-year hold

• IRR: 29.9%
• Equity multiple: 8.34×
• Total profit: $328,701
• Equity at exit: $310,651

Cash invested: $44,772 (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 →

Seller's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 12 active · 36 under contract
• Months of supply: 2.9 mo (35%/mo absorbed)
• Median asking: $184,900 ($126/sqft)
• Median days on market: 35 d
• This list price: 25% of active listings are priced below it
• ARV vs active asking: +19.2% above current asking $/sqft

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

ZIP-level market 13501

• Home prices YoY: 5.6%
• Active inventory: 260
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $2,002 high
• Mortgage (P&I): −$839
• Tax from tax record: −$151 /mo · $1,814/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $526

Break-even live

Break-even rent $1,337

Max offer price $159,900

Occupancy floor 69%

Sensitivity live

Price	-10% $616	-5% $571	+0% $526	+5% $480	+10% $435
Rent	-10% $367	-5% $446	+0% $526	+5% $605	+10% $684
Rate	-1.0pp $606	-0.5pp $566	base $526	+0.5pp $484	+1.0pp $442

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: $39,975
• Closing costs: $4,797
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1401 Mather Ave #1 Utica, NY	3.0	1.0	1300	$1,375	$1.06	2d	1	0.73mi
1503 Fox Pl Utica, NY	3.0	1.0	1119	$2,000	$1.79	139d	1	0.79mi
10 Foery Dr #105 Utica, NY	2.0	2.0	1197	$2,295	$1.92	2d	1	0.86mi
11 Noyes St Unit 4 Utica, NY	2.0	1.0	1000	$1,125	$1.12	139d	1	0.96mi
2606 Sunset Ave #1 Utica, NY	3.0	1.0	1300	$3,000	$2.31	5d	1	0.98mi
2606 Sunset Ave #1 Utica, NY	3.0	1.0	1300	$3,000	$2.31	2d	1	0.98mi
33 Higby Rd Utica, NY	3.0	1.5	1250	$2,300	$1.84	2d	1	1.28mi
31 Higby Rd Utica, NY	3.0	1.5	1500	$2,300	$1.53	2d	1	1.28mi
20 Cottage Pl Apt 6 Utica, NY	2.0	1.0	1000	$1,400	$1.40	6d	1	1.35mi
308 Hartford Pl Utica, NY	3.0	1.0	1340	$2,000	$1.49	2d	1	1.41mi
225 Thieme Pl Utica, NY	3.0	2.0	1872	$2,150	$1.15	139d	1	1.41mi
1029 Downer Ave Unit 1st Floor Utica, NY	3.0	1.0	1100	$1,500	$1.36	2d	1	1.49mi

Listing history 14 events

1. 2026-05-19
   listed $159,900 Active 492-char remark
2. 2026-05-16
   price $159,000
3. 2026-04-23
   price $165,000
4. 2026-01-16
   price $169,000
5. 2018-07-25
   soldstatus $89,994
6. 2018-07-20
   soldstatus $89,994

   Show marketing remark (517 chars)

   MOVE IN IS AN UNDER STATEMENT IN THIS CHARMIMG S. UTICA HOME! From the minute you enter you’ll enjoy the GLEAMING HARDWOOD FLOORS, beautiful formal entrance with stunning split staircase, updated open kitchen layout, formal dining room opening to a spacious living room! Second floor offers an office and BONUS SUN ROOM PORCH, 3 good size bedrooms, updated bath and again AMAZING HARDWOODS! Other highlights include a walk-up attic, NEW FURNACE, PRIVATE FENCED IN YARD & CONVENIENT AREA! DON’T WAIT!

7. 2018-04-23
   listed $87,500

   Show marketing remark (517 chars)

   MOVE IN IS AN UNDER STATEMENT IN THIS CHARMIMG S. UTICA HOME! From the minute you enter you’ll enjoy the GLEAMING HARDWOOD FLOORS, beautiful formal entrance with stunning split staircase, updated open kitchen layout, formal dining room opening to a spacious living room! Second floor offers an office and BONUS SUN ROOM PORCH, 3 good size bedrooms, updated bath and again AMAZING HARDWOODS! Other highlights include a walk-up attic, NEW FURNACE, PRIVATE FENCED IN YARD & CONVENIENT AREA! DON’T WAIT!

8. 2017-08-07
   historical
9. 2017-07-24
   listed $84,900
10. 2015-10-21
    soldstatus $79,500
11. 2015-10-20
    soldstatus $79,500
12. 2015-10-20
    listed $82,000
13. 2015-10-19
    soldstatus $79,500
14. 2015-05-28
    listed $82,000

ⓘ 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: $1,814 · $151/mo
• Projected year-2 tax: $2,258 · $188/mo
• Expected delta: +$444/yr (+$37/mo · 24.5%)

ⓘ 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 · 17 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: $24,028
• − Mortgage interest: −$8,957
• − Property taxes: −$1,814
• − Insurance: −$800
• − Repairs & maintenance: −$1,922
• − Management: −$1,922
• − Depreciation: −$4,652
• Taxable income: $3,962
• Est. tax owed @ 24.0%: −$951
• After-tax cash flow: $5,356/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 $36,200–$65,160 screening

This home requires significant exterior repairs and maintenance, including roof and siding, to improve its condition and value.

Repairs flagged

• Major roof — Signs of significant damage
• Major exterior siding — Worn and peeling
• Major landscaping — Overgrown and unkempt

Value-add opportunities

• Both landscaping — Improves curb appeal and property value ↑
• Both paint exterior — Enhances home's appearance and value ↑
• Both repair roof — Prevents further damage and improves home's value ↑

ⓘ 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 44/100

Zoned Schools

Elementary John F Hughes Elementary School F NY #1,646/2,108 Nat'l #24,950/41,679 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): 38,931
• Household income: $52,548
• Rent vs Own: 49.2% rent · 50.8% own
• Severe rent burden: 8% 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: 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%

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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: ▲ 20.28%
• Current HPI: 382.3726
• 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

Price history

+93.9% since first listed

20 events — show timeline

• 2026-05-17 Listing Removed — CNYIS
• 2026-05-16 Listing Removed — CNYIS
• 2026-05-16 Listing Removed — CNYIS
• 2026-05-16 Listing Removed — CNYIS
• 2026-05-16 Price Changed $159,000 CNYIS
• 2026-05-10 Listing Removed — CNYIS
• 2026-05-05 Listing Removed — CNYIS
• 2026-04-23 Price Changed $165,000 CNYIS
• 2026-01-16 Price Changed $169,000 CNYIS
• 2026-01-06 Listed $185,000 CNYIS
• 2018-07-25 Sold (Public Records) $89,994 Public Records
• 2018-07-20 Sold (MLS) $89,994 CNYIS
• 2018-04-23 Listed $87,500 CNYIS
• 2017-08-07 Listing Removed — CNYIS
• 2017-07-24 Listed $84,900 CNYIS
• 2015-10-21 Sold (Public Records) $79,500 Public Records
• 2015-10-20 Listed $82,000 CNYIS
• 2015-10-20 Sold (MLS) $79,500 CNYIS
• 2015-10-19 Sold (MLS) $79,500 CNYIS
• 2015-05-28 Listed $82,000 CNYIS

Property tax history

+4.0%/yr

Latest (2025): $1,814 · +5.6% YoY. Source: county tax records.