76 Ballantyne Brae · Utica, NY 13501

$299,900

3 bd · 2.0 ba · 1,940 sqft · SingleFamily public records · 36 Days on market

Built 1930 6,210 sqft lot $155/sqft · 8% above area Est $278k · 8% over

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Why this score? — see what drove the D 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 +10.4/30.0
• Appreciation +10.0/10.0
• ARV discount +4.0/15.0
• Livability +4.0/5.0
• DSCR +3.0/10.0
• Schools +2.9/10.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome your friends and family into this 1900 square feet Tudor style home in South Utica. Featuring large fireplaced living room, heated sunroom off living room can be an office, spacious formal dining room, kitchen has ample cupboard, desk area, breakfast bar, appliances 7-8 years old, and open to a lovely den. Three spacious bedroom, large closets, and 2 full baths.

Key facts

• High end amenities
• Modern amenities
• New roof

Tags

• NEW ROOF
• HIGH END AMENITIES
• MODERN AMENITIES

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water (connected); Sewer connected
• Home design: 2-story house; Existing construction
• Construction: Cedar, frame, stucco, and wood siding exterior materials; Block foundation
• Exterior features: Blacktop driveway; Rectangular residential lot (46 x 135)

Interior

• Kitchen: Dishwasher; Free-standing range; Gas oven; Gas range; Oven
• Flooring: Ceramic tile; Hardwood; Varies
• Bathrooms: 2 full bathrooms; 1 main level bathroom
• Heating & cooling: Gas heating; Zoned heating; Baseboard heating; Hot water heating; Zoned cooling
• Interior features: Breakfast bar; Den; Separate/formal dining room; Eat-in kitchen; Separate/formal living room; Kitchen/family room combo; Has basement (full and crawl space)
• Laundry & utility: Laundry located in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-158 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $272k (9.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $229k (23.6% below list).
• Recommended offer: $229k (23.6% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 7.7% in Utica — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d 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).
• At $2,292/mo this rent would consume 52% of the median local household income ($53k/yr) (locally 2251% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $32k of equity ($2k loan paydown + $30k 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.
• By year 2, paydown + projected appreciation supports a ~$52k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($291k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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 $160k; list at $300k implies a 87% 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 $229,171 (23.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.76% ✗
• Cap rate: 5.66%
• Cash-on-cash: -2.25%
• DSCR: 0.90
• GRM: 10.9

CMA / ARV

• ARV (median comp): $277,981
• List price: $299,900
• Delta: 7.89%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2219 Douglas Cres	0.19mi	3/1.5	1,888 (-3%)	3mo	$360,000	$191	82
56 Ballantyne Brae	0.09mi	3/1.5	1,736 (-10%)	8mo	$234,500	$135	70
140 Proctor Blvd	0.34mi	4/2.0 (+1)	1,800 (-7%)	3mo	$287,000	$159	65
117 Proctor Blvd	0.36mi	4/1.5 (+1)	2,012 (+4%)	10mo	$360,000	$179	62
2 Cromwell Pl	0.40mi	4/1.5 (+1)	1,890 (-3%)	12mo	$186,500	$99	60
171 Proctor Blvd	0.22mi	4/1.5 (+1)	2,106 (+9%)	12mo	$210,000	$100	59
28 Prospect St	0.15mi	4/1.5 (+1)	1,703 (-12%)	9mo	$163,500	$96	58
806 Mildred Ave	0.57mi	4/1.5 (+1)	1,974 (+2%)	10mo	$210,000	$106	55
119 Pleasant St	0.73mi	4/1.5 (+1)	1,913 (-1%)	2mo	$192,500	$101	55
119 Eastwood Ave	0.64mi	3/1.5	2,031 (+5%)	12mo	$365,000	$180	50
804 Symonds Pl	0.53mi	4/1.5 (+1)	1,661 (-14%)	4mo	$180,000	$108	41
103 Dryden Ave	0.63mi	4/1.5 (+1)	1,658 (-14%)	7mo	$130,000	$78	34

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: 22.7%
• Equity multiple: 2.83×
• Total profit: $153,269
• Equity at exit: $270,174

10-year hold

• IRR: 20.3%
• Equity multiple: 6.47×
• Total profit: $459,184
• Equity at exit: $582,640

Cash invested: $83,972 (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: 10.9×

Monthly cashflow live

• Estimated rent: $2,292 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$270 /mo · $3,244/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$481
• Net cashflow: $-158

Break-even live

Break-even rent $2,491

Max offer price $272,067

Occupancy floor —

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1804 Storrs Ave Utica, NY	3.0	1.5	1633	$3,000	$1.84	43d	1	0.49mi
225 Thieme Pl Utica, NY	3.0	2.0	1872	$2,150	$1.15	43d	1	1.27mi
1642 Taylor Ave #1644 Utica, NY	3.0	1.0	2600	$1,650	$0.63	43d	1	1.30mi

Listing history 27 events

1. 2026-06-19
   days on market $299,900 Active 36 DOM
2. 2026-06-18
   days on market $299,900 Active 35 DOM
3. 2026-06-17
   days on market $299,900 Active 34 DOM
4. 2026-06-16
   days on market $299,900 Active 33 DOM
5. 2026-06-15
   days on market $299,900 Active 32 DOM
6. 2026-06-14
   days on market $299,900 Active 30 DOM
7. 2026-06-13
   days on market $299,900 Active 29 DOM
8. 2026-06-10
   days on market $299,900 Active 27 DOM
9. 2026-06-09
   days on market $299,900 Active 26 DOM
10. 2026-06-08
    days on market $299,900 Active 25 DOM
11. 2026-06-07
    pricedays on market $299,900 Active 24 DOM
12. 2026-06-03
    days on market $309,900 Active 20 DOM
13. 2026-06-02
    days on market $309,900 Active 19 DOM
14. 2026-06-01
    days on market $309,900 Active 18 DOM
15. 2026-05-31
    days on market $309,900 Active 17 DOM
16. 2026-05-30
    days on market $309,900 Active 16 DOM
17. 2026-05-12
    status Pending 585-char remark
18. 2026-05-04
    listed $309,900 Active 585-char remark
19. 2023-03-28
    soldstatus $160,000
20. 2023-03-24
    soldstatus $160,000 Closed Sale or Rented 372-char remark

    Show marketing remark (372 chars)

    Welcome your friends and family into this 1900 square feet Tudor style home in South Utica. Featuring large fireplaced living room, heated sunroom off living room can be an office, spacious formal dining room, kitchen has ample cupboard, desk area, breakfast bar, appliances 7-8 years old, and open to a lovely den. Three spacious bedroom, large closets, and 2 full baths.

21. 2023-01-21
    historical 372-char remark

    Show marketing remark (372 chars)

    Welcome your friends and family into this 1900 square feet Tudor style home in South Utica. Featuring large fireplaced living room, heated sunroom off living room can be an office, spacious formal dining room, kitchen has ample cupboard, desk area, breakfast bar, appliances 7-8 years old, and open to a lovely den. Three spacious bedroom, large closets, and 2 full baths.

22. 2023-01-06
    historical Continue to Show- Under Contract 372-char remark

    Show marketing remark (372 chars)

    Welcome your friends and family into this 1900 square feet Tudor style home in South Utica. Featuring large fireplaced living room, heated sunroom off living room can be an office, spacious formal dining room, kitchen has ample cupboard, desk area, breakfast bar, appliances 7-8 years old, and open to a lovely den. Three spacious bedroom, large closets, and 2 full baths.

23. 2022-12-12
    price $164,900 372-char remark

    Show marketing remark (372 chars)

    Welcome your friends and family into this 1900 square feet Tudor style home in South Utica. Featuring large fireplaced living room, heated sunroom off living room can be an office, spacious formal dining room, kitchen has ample cupboard, desk area, breakfast bar, appliances 7-8 years old, and open to a lovely den. Three spacious bedroom, large closets, and 2 full baths.

24. 2022-11-01
    price $179,900 372-char remark

    Show marketing remark (372 chars)

    Welcome your friends and family into this 1900 square feet Tudor style home in South Utica. Featuring large fireplaced living room, heated sunroom off living room can be an office, spacious formal dining room, kitchen has ample cupboard, desk area, breakfast bar, appliances 7-8 years old, and open to a lovely den. Three spacious bedroom, large closets, and 2 full baths.

25. 2022-10-21
    listed $189,900 Active 372-char remark

    Show marketing remark (372 chars)

    Welcome your friends and family into this 1900 square feet Tudor style home in South Utica. Featuring large fireplaced living room, heated sunroom off living room can be an office, spacious formal dining room, kitchen has ample cupboard, desk area, breakfast bar, appliances 7-8 years old, and open to a lovely den. Three spacious bedroom, large closets, and 2 full baths.

26. 2003-11-06
    soldstatus $58,000
27. 1993-11-03
    soldstatus $83,500

ⓘ 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: $3,244 · $270/mo
• Projected year-2 tax: $4,156 · $346/mo
• Expected delta: +$912/yr (+$76/mo · 28.1%)

ⓘ 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: $27,501
• − Mortgage interest: −$16,799
• − Property taxes: −$3,244
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,200
• − Management: −$2,200
• − Depreciation: −$8,724
• Taxable loss: −$7,167
• Est. tax savings @ 24.0%: +$1,720
• After-tax cash flow: $-171/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

+259.2% since first listed

13 events — show timeline

• 2026-06-05 Price Changed $299,900 CNYIS
• 2026-05-22 Relisted — CNYIS
• 2026-05-12 Pending — CNYIS
• 2026-05-04 Listed $309,900 CNYIS
• 2023-03-28 Sold (Public Records) $160,000 Public Records
• 2023-03-24 Sold (MLS) $160,000 CNYIS
• 2023-01-21 Listing Removed — CNYIS
• 2023-01-06 Contingent — CNYIS
• 2022-12-12 Price Changed $164,900 CNYIS
• 2022-11-01 Price Changed $179,900 CNYIS
• 2022-10-21 Listed $189,900 CNYIS
• 2003-11-06 Sold (Public Records) $58,000 Public Records
• 1993-11-03 Sold (Public Records) $83,500 Public Records

Property tax history

+4.0%/yr

Latest (2025): $3,244 · +5.6% YoY. Source: county tax records.