203 French Rd · Utica, NY 13502

$199,000

5 bd · 2.0 ba · 1,603 sqft · SingleFamily public records · 27 Days on market

Built 1935 1.24 ac lot $124/sqft · 17% below area Est $239k · 17% under

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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 +17.3/30.0
• ARV discount +15.0/15.0
• DSCR +5.4/10.0
• 1% rule +4.8/10.0
• 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

Listing remarks MLS

Situated on a little over an acre within the City of Utica, this property offers strong potential for renovation and customization. The home features 3–4 bedrooms and 2 full bathrooms, providing a flexible layout for a variety of living arrangements. Upstairs, you’ll find a private primary suite, offering a dedicated space separate from the main living areas. The property has been vacant, and while the furnace is currently off, it is operational. Due to extreme winter conditions, residual air within the plumbing system led to multiple cracked radiators; these will require replacement. Importantly, the water was shut off at the time, and there is no resulting water damage. There’s something special about a home with this much space and possibility. With a layout that lends itself to everyday living and a setting that offers room to enjoy the outdoors, this is a place where you can truly make it your own over time.

Key facts

• Flexible layout
• 1.24 acre lot
• 2 garage spots

Tags

• PRIVATE PRIMARY SUITE
• FLEXIBLE LAYOUT
• ROOM TO ENJOY OUTDOORS

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $145 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $196k (1.7% below list).
• Recommended offer: $196k (1.7% below list) — sets the bar for 1% rule.

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).
• This rent runs 41% of the median local income ($58k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($196k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 15y 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 $145k; 37% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $195,573 (1.7% below list)

Questions for the listing agent

1. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.98% ✗
• Cap rate: 7.16%
• Cash-on-cash: 3.11%
• DSCR: 1.14
• GRM: 8.5

CMA / ARV

• ARV (median comp): $238,565
• List price: $199,000
• Delta: -16.58%
• 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
112 Woodlawn Ave W	0.26mi	4/2.0 (-1)	1,650 (+3%)	15mo	$220,000	$133	66
2812 Brighton	0.46mi	5/2.5	1,584 (-1%)	12mo	$271,000	$171	65
2706 Sunset Ave	0.14mi	4/2.0 (-1)	1,694 (+6%)	20mo	$199,900	$118	63
2635 Sunset Ave	0.27mi	4/2.0 (-1)	1,548 (-3%)	19mo	$190,000	$123	61
121 Lynch Ave	0.57mi	4/1.0 (-1)	1,560 (-3%)	2mo	$120,000	$77	58
26 Beverly Pl	0.73mi	4/2.0 (-1)	1,575 (-2%)	10mo	$265,000	$168	50
103 Dryden Ave	0.68mi	4/1.5 (-1)	1,658 (+3%)	7mo	$130,000	$78	49
12 Colonial Dr	0.52mi	4/2.0 (-1)	1,486 (-7%)	14mo	$265,000	$178	46
17 Brookline Dr	0.41mi	4/2.0 (-1)	1,830 (+14%)	9mo	$310,000	$169	45
2811 Brighton Pl	0.47mi	4/2.0 (-1)	1,722 (+7%)	20mo	$276,500	$161	44
23 Beverly Pl	0.74mi	4/1.5 (-1)	1,604 (+0%)	18mo	$310,000	$193	43
111 Seward Ave	0.50mi	4/2.0 (-1)	1,466 (-8%)	18mo	$196,000	$134	43

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: -11.4%
• Equity multiple: 0.59×
• Total profit: $-22,995
• Equity at exit: $29,672

10-year hold

• IRR: -2.1%
• Equity multiple: 0.86×
• Total profit: $-7,987
• Equity at exit: $17,206

Cash invested: $55,720 (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: 8.5×

Monthly cashflow live

• Estimated rent: $1,956 medium
• Mortgage (P&I): −$1,044
• Tax from tax record: −$274 /mo · $3,288/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$411
• Net cashflow: $145

Break-even live

Break-even rent $1,773

Max offer price $199,000

Occupancy floor 88%

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-05-15
   status Pending 944-char remark

   Show marketing remark (944 chars)

   Situated on a little over an acre within the City of Utica, this property offers strong potential for renovation and customization. The home features 3–4 bedrooms and 2 full bathrooms, providing a flexible layout for a variety of living arrangements. Upstairs, you’ll find a private primary suite, offering a dedicated space separate from the main living areas. The property has been vacant, and while the furnace is currently off, it is operational. Due to extreme winter conditions, residual air within the plumbing system led to multiple cracked radiators; these will require replacement. Importantly, the water was shut off at the time, and there is no resulting water damage. There’s something special about a home with this much space and possibility. With a layout that lends itself to everyday living and a setting that offers room to enjoy the outdoors, this is a place where you can truly make it your own over time.

2. 2026-05-05
   status Active 944-char remark

   Show marketing remark (944 chars)

   Situated on a little over an acre within the City of Utica, this property offers strong potential for renovation and customization. The home features 3–4 bedrooms and 2 full bathrooms, providing a flexible layout for a variety of living arrangements. Upstairs, you’ll find a private primary suite, offering a dedicated space separate from the main living areas. The property has been vacant, and while the furnace is currently off, it is operational. Due to extreme winter conditions, residual air within the plumbing system led to multiple cracked radiators; these will require replacement. Importantly, the water was shut off at the time, and there is no resulting water damage. There’s something special about a home with this much space and possibility. With a layout that lends itself to everyday living and a setting that offers room to enjoy the outdoors, this is a place where you can truly make it your own over time.

3. 2026-04-29
   historical Active Under Contract 944-char remark

   Show marketing remark (944 chars)

   Situated on a little over an acre within the City of Utica, this property offers strong potential for renovation and customization. The home features 3–4 bedrooms and 2 full bathrooms, providing a flexible layout for a variety of living arrangements. Upstairs, you’ll find a private primary suite, offering a dedicated space separate from the main living areas. The property has been vacant, and while the furnace is currently off, it is operational. Due to extreme winter conditions, residual air within the plumbing system led to multiple cracked radiators; these will require replacement. Importantly, the water was shut off at the time, and there is no resulting water damage. There’s something special about a home with this much space and possibility. With a layout that lends itself to everyday living and a setting that offers room to enjoy the outdoors, this is a place where you can truly make it your own over time.

4. 2026-04-18
   listed $199,000 Active 944-char remark

   Show marketing remark (944 chars)

   Situated on a little over an acre within the City of Utica, this property offers strong potential for renovation and customization. The home features 3–4 bedrooms and 2 full bathrooms, providing a flexible layout for a variety of living arrangements. Upstairs, you’ll find a private primary suite, offering a dedicated space separate from the main living areas. The property has been vacant, and while the furnace is currently off, it is operational. Due to extreme winter conditions, residual air within the plumbing system led to multiple cracked radiators; these will require replacement. Importantly, the water was shut off at the time, and there is no resulting water damage. There’s something special about a home with this much space and possibility. With a layout that lends itself to everyday living and a setting that offers room to enjoy the outdoors, this is a place where you can truly make it your own over time.

5. 2019-11-18
   soldstatus $144,900 195-char remark

   Show marketing remark (195 chars)

   Cape Cod Styled Home in Walk-In Condition Located in South Utica. First Floor Bedrooms & Laundry with Optional 2nd Floor Master Suite, Large Yard Offering Privacy Two Stall Detached Garage

6. 2019-11-18
   soldstatus $114,900

   Show marketing remark (195 chars)

   Cape Cod Styled Home in Walk-In Condition Located in South Utica. First Floor Bedrooms & Laundry with Optional 2nd Floor Master Suite, Large Yard Offering Privacy Two Stall Detached Garage

7. 2019-08-21
   listed $144,900 195-char remark

   Show marketing remark (195 chars)

   Cape Cod Styled Home in Walk-In Condition Located in South Utica. First Floor Bedrooms & Laundry with Optional 2nd Floor Master Suite, Large Yard Offering Privacy Two Stall Detached Garage

8. 2014-07-18
   soldstatus $127,000
9. 2014-04-09
   historical
10. 2013-12-10
    listed $134,900
11. 2013-11-09
    listed $129,900
12. 2013-09-25
    soldstatus $50,000
13. 2013-09-23
    soldstatus $50,000
14. 2013-04-11
    listed $61,500
15. 2013-04-11
    historical
16. 2011-08-12
    listed $99,900

ⓘ 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: $3,288 · $274/mo
• Projected year-2 tax: $3,325 · $277/mo
• Expected delta: +$38/yr (+$3/mo · 1.1%)

ⓘ 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: $23,469
• − Mortgage interest: −$11,147
• − Property taxes: −$3,288
• − Insurance: −$995
• − Repairs & maintenance: −$1,878
• − Management: −$1,878
• − Depreciation: −$5,789
• Taxable loss: −$1,505
• Est. tax savings @ 24.0%: +$361
• After-tax cash flow: $2,096/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

+99.2% since first listed

16 events — show timeline

• 2026-05-15 Pending — CNYIS
• 2026-05-05 Relisted — CNYIS
• 2026-04-29 Contingent — CNYIS
• 2026-04-18 Listed $199,000 CNYIS
• 2019-11-18 Sold (Public Records) $114,900 Public Records
• 2019-11-18 Sold (MLS) $144,900 CNYIS
• 2019-08-21 Listed $144,900 CNYIS
• 2014-07-18 Sold (MLS) $127,000 CNYIS
• 2014-04-09 Listing Removed — CNYIS
• 2013-12-10 Listed $134,900 CNYIS
• 2013-11-09 Listed $129,900 CNYIS
• 2013-09-25 Sold (Public Records) $50,000 Public Records
• 2013-09-23 Sold (MLS) $50,000 CNYIS
• 2013-04-11 Listing Removed — CNYIS
• 2013-04-11 Listed $61,500 CNYIS
• 2011-08-12 Listed $99,900 CNYIS

Property tax history

+3.8%/yr

Latest (2025): $3,288 · -0.5% YoY. Source: county tax records.