420 Bacon St · Utica, NY 13501

$159,000

4 bd · 2.0 ba · 2,112 sqft · Townhouse public records · 152 Days on market

Built 1925 4,800 sqft lot $75/sqft · 35% above area Est $118k · 35% over

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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 +26.6/30.0
• Appreciation +10.0/10.0
• DSCR +9.1/10.0
• 1% rule +6.2/10.0
• Livability +4.0/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Live in & Rent or add to your portfolio this Charming two-family home offering over 2,100 sq. ft. of living space, ample parking, and a low-maintenance yard. The interior welcomes you with a bright two-story foyer and features two well-laid-out units—each offering 3 bedrooms, 1 full bath, eat-in kitchens, spacious living rooms, and private porches. The property also includes a full basement with workshop space, ideal for storage or hobbies. Additional highlights include separate utilities and recent updates such as a brand-new furnace for the first-floor unit and a 2-year-old hot water tank. A great opportunity for owner-occupants or investors alike. Perfectly situated along the Utica bus line, this location offers unbeatable convenience—just minutes from restaurants, shopping, downtown Utica, and Route 5S.

Key facts

• Workshop space
• Full basement
• Two family home

Tags

• TWO FAMILY HOME
• BRIGHT TWO STORY FOYER
• EAT IN KITCHENS
• PRIVATE PORCHES
• FULL BASEMENT
• WORKSHOP SPACE

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath townhouse listed at $159k.

Deal economics

• At list price, monthly cash flow is $427 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $159k).
• Recommended offer: $140k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.5% vs local median 7.7% 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, 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; 1 comparable units currently listed for rent nearby; 204 units permitted in Oneida County in 2024 (68 in 5+ unit buildings).
• This rent runs 41% of the median local income ($53k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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

• It's been on market 152 days — a 12% lower offer ($140k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 $48k; list at $159k implies a 235% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $139,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 152 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 1.12% ✓
• Cap rate: 9.51%
• Cash-on-cash: 11.50%
• DSCR: 1.51
• GRM: 7.5

CMA / ARV

• ARV (median comp): $117,720
• List price: $159,000
• Delta: 35.07%
• Verdict: OVERPRICED
• Comps: 4 within 2.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 32.7%
• Equity multiple: 3.55×
• Total profit: $113,714
• Equity at exit: $143,240

10-year hold

• IRR: 28.2%
• Equity multiple: 8.04×
• Total profit: $313,408
• Equity at exit: $308,902

Cash invested: $44,520 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,776 medium
• Mortgage (P&I): −$834
• Tax from tax record: −$76 /mo · $914/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $427

Break-even live

Break-even rent $1,236

Max offer price $159,000

Occupancy floor 71%

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
807 Eagle St Utica, NY	3.0	1.0	1526	$1,300	$0.85	43d	1	0.96mi

Listing history 16 events

1. 2026-06-13
   status $159,000 Pending 152 DOM
2. 2026-06-10
   days on market $159,000 Active Under Contract 152 DOM
3. 2026-06-09
   days on market $159,000 Active Under Contract 151 DOM
4. 2026-06-08
   days on market $159,000 Active Under Contract 150 DOM
5. 2026-06-07
   days on market $159,000 Active Under Contract 149 DOM
6. 2026-06-03
   days on market $159,000 Active Under Contract 145 DOM
7. 2026-06-02
   days on market $159,000 Active Under Contract 144 DOM
8. 2026-06-01
   days on market $159,000 Active Under Contract 143 DOM
9. 2026-05-31
   days on market $159,000 Active Under Contract 142 DOM
10. 2026-05-30
    days on market $159,000 Active Under Contract 141 DOM
11. 2026-05-15
    status Active 836-char remark

    Show marketing remark (836 chars)

    Live in & Rent or add to your portfolio this Charming two-family home offering over 2,100 sq. ft. of living space, ample parking, and a low-maintenance yard. The interior welcomes you with a bright two-story foyer and features two well-laid-out units—each offering 3 bedrooms, 1 full bath, eat-in kitchens, spacious living rooms, and private porches. The property also includes a full basement with workshop space, ideal for storage or hobbies. Additional highlights include separate utilities and recent updates such as a brand-new furnace for the first-floor unit and a 2-year-old hot water tank. A great opportunity for owner-occupants or investors alike. Perfectly situated along the Utica bus line, this location offers unbeatable convenience—just minutes from restaurants, shopping, downtown Utica, and Route 5S.

12. 2026-05-05
    historical Active Under Contract 836-char remark

    Show marketing remark (836 chars)

    Live in & Rent or add to your portfolio this Charming two-family home offering over 2,100 sq. ft. of living space, ample parking, and a low-maintenance yard. The interior welcomes you with a bright two-story foyer and features two well-laid-out units—each offering 3 bedrooms, 1 full bath, eat-in kitchens, spacious living rooms, and private porches. The property also includes a full basement with workshop space, ideal for storage or hobbies. Additional highlights include separate utilities and recent updates such as a brand-new furnace for the first-floor unit and a 2-year-old hot water tank. A great opportunity for owner-occupants or investors alike. Perfectly situated along the Utica bus line, this location offers unbeatable convenience—just minutes from restaurants, shopping, downtown Utica, and Route 5S.

13. 2026-04-16
    status Active 836-char remark

    Show marketing remark (836 chars)

    Live in & Rent or add to your portfolio this Charming two-family home offering over 2,100 sq. ft. of living space, ample parking, and a low-maintenance yard. The interior welcomes you with a bright two-story foyer and features two well-laid-out units—each offering 3 bedrooms, 1 full bath, eat-in kitchens, spacious living rooms, and private porches. The property also includes a full basement with workshop space, ideal for storage or hobbies. Additional highlights include separate utilities and recent updates such as a brand-new furnace for the first-floor unit and a 2-year-old hot water tank. A great opportunity for owner-occupants or investors alike. Perfectly situated along the Utica bus line, this location offers unbeatable convenience—just minutes from restaurants, shopping, downtown Utica, and Route 5S.

14. 2026-04-14
    historical Active Under Contract 836-char remark

    Show marketing remark (836 chars)

    Live in & Rent or add to your portfolio this Charming two-family home offering over 2,100 sq. ft. of living space, ample parking, and a low-maintenance yard. The interior welcomes you with a bright two-story foyer and features two well-laid-out units—each offering 3 bedrooms, 1 full bath, eat-in kitchens, spacious living rooms, and private porches. The property also includes a full basement with workshop space, ideal for storage or hobbies. Additional highlights include separate utilities and recent updates such as a brand-new furnace for the first-floor unit and a 2-year-old hot water tank. A great opportunity for owner-occupants or investors alike. Perfectly situated along the Utica bus line, this location offers unbeatable convenience—just minutes from restaurants, shopping, downtown Utica, and Route 5S.

15. 2026-01-09
    listed $159,000 Active 836-char remark

    Show marketing remark (836 chars)

    Live in & Rent or add to your portfolio this Charming two-family home offering over 2,100 sq. ft. of living space, ample parking, and a low-maintenance yard. The interior welcomes you with a bright two-story foyer and features two well-laid-out units—each offering 3 bedrooms, 1 full bath, eat-in kitchens, spacious living rooms, and private porches. The property also includes a full basement with workshop space, ideal for storage or hobbies. Additional highlights include separate utilities and recent updates such as a brand-new furnace for the first-floor unit and a 2-year-old hot water tank. A great opportunity for owner-occupants or investors alike. Perfectly situated along the Utica bus line, this location offers unbeatable convenience—just minutes from restaurants, shopping, downtown Utica, and Route 5S.

16. 2025-12-10
    soldstatus $47,500

ⓘ 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: $914 · $76/mo
• Projected year-2 tax: $1,801 · $150/mo
• Expected delta: +$887/yr (+$74/mo · 97.0%)

ⓘ 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 · 17 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: $21,308
• − Mortgage interest: −$8,906
• − Property taxes: −$914
• − Insurance: −$795
• − Repairs & maintenance: −$1,705
• − Management: −$1,705
• − Depreciation: −$4,625
• Taxable income: $2,658
• Est. tax owed @ 24.0%: −$638
• After-tax cash flow: $4,481/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

+234.7% since first listed

6 events — show timeline

• 2026-05-15 Relisted — CNYIS
• 2026-05-05 Contingent — CNYIS
• 2026-04-16 Relisted — CNYIS
• 2026-04-14 Contingent — CNYIS
• 2026-01-09 Listed $159,000 CNYIS
• 2025-12-10 Sold (Public Records) $47,500 Public Records

Property tax history

-0.3%/yr

Latest (2025): $914 · -33.5% YoY. Source: county tax records.