114 Memorial Pkwy · Utica, NY 13501

$299,900

3 bd · 2.5 ba · 1,814 sqft · SingleFamily public records · 63 Days on market

Built 1930 0.31 ac lot $165/sqft · 34% above area Est $225k · 34% 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 +13.2/30.0
• Appreciation +10.0/10.0
• DSCR +4.0/10.0
• Livability +4.0/5.0
• 1% rule +3.3/10.0
• 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

Now available on the market is the beautiful 114 Memorial Parkway, a fully turnkey 1,814 SqFt home showcasing a stunning contemporary design as the result of meticulous maintenance & renovation! Delivering on a multitude of amenities & desirables, the home’s presence in the market as a premier option is instantaneous. The curb appeal projected from the high-quality structural appearance is further enhanced by landscaping capabilities & natural vegetation throughout the lot. The striking facade complements the home’s sharp interior to create a blend of modern sophistication. The home’s main floor includes a series of beautifully designed rooms, each offering a distinct yet cohesive appeal to coincide the priority of comfort. The kitchen boasts skillfully crafted cabinets & marble countertops, contemporary appliances, an eat-island, and elegant light fixtures to add an inviting glow to the space. The kitchen flows open-concept into the dining room, a spacious area illuminated by a chandelier. The large living room is accompanied by a brick fireplace, serving as a cozy haven for family & friends. Hardwood flooring spans the main floor adding a touch of elegance & warmth to each room. The 2nd floor holds the 3 spacious bedrooms, including a main suite with closet space & an attached full bathroom! The 2nd full bathroom is available to the household while a half bathroom resides on the 1st floor. Storage space can be utilized in both the attic & basement; while the attic provides potential recreation space, and the basement provides laundry hookups. Additional exterior amenities include a lengthy driveway with a carport leading to a detached 2-stall garage, backyard space for gardening & recreation, and energy-efficient solar panels providing environmental benefits & reduced utility costs.

Key facts

• Turnkey home
• Contemporary design
• Marble countertops

Tags

• TURNKEY HOME
• CONTEMPORARY DESIGN
• LANDSCAPING CAPABILITIES
• NATURAL VEGETATION
• SKILLFULLY CRAFTED CABINETS
• MARBLE COUNTERTOPS

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-4 ($-49/yr) — negative.
• To cash-flow at today's rent, offer at most $299k (0.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $248k (17.2% below list).
• Recommended offer: $248k (17.2% 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: 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 $2,483/mo this rent would consume 57% 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.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $84k cash investment doubles in ~3 years — after that, you're playing with house money.
• 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 63 days — a 6% lower offer ($282k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 10y 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 $101k; list at $300k implies a 197% 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 $248,321 (17.2% 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 63 days. Have you received any prior offers? Is the seller open to a 17% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.83% ✗
• Cap rate: 6.28%
• Cash-on-cash: -0.06%
• DSCR: 1.00
• GRM: 10.1

CMA / ARV

• ARV (median comp): $224,626
• List price: $299,900
• Delta: 33.51%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1803 Baker Ave	0.12mi	3/2.0	1,638 (-10%)	1mo	$223,000	$136	75
119 Pleasant St	0.15mi	4/1.5 (+1)	1,913 (+6%)	2mo	$192,500	$101	73
18 Avery Pl	0.42mi	4/2.0 (+1)	1,694 (-7%)	9mo	$200,000	$118	54
12 Rose Pl	0.45mi	3/1.5	1,616 (-11%)	5mo	$185,600	$115	52
56 Ballantyne Brae	0.65mi	3/1.5	1,736 (-4%)	8mo	$234,500	$135	52
1628 Miller St	0.55mi	4/1.0 (+1)	1,900 (+5%)	7mo	$55,000	$29	50
24 Van Vorst St	0.33mi	3/2.0	1,560 (-14%)	11mo	$200,000	$128	50
28 Prospect St	0.59mi	4/1.5 (+1)	1,703 (-6%)	9mo	$163,500	$96	46
804 Symonds Pl	0.60mi	4/1.5 (+1)	1,661 (-8%)	4mo	$180,000	$108	45
225 Pleasant St	0.54mi	3/2.0	1,600 (-12%)	11mo	$187,620	$117	44
2 Cromwell Pl	0.71mi	4/1.5 (+1)	1,890 (+4%)	12mo	$186,500	$99	41
806 Mildred Ave	0.58mi	4/1.5 (+1)	1,974 (+9%)	10mo	$210,000	$106	40

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: 24.2%
• Equity multiple: 2.94×
• Total profit: $163,046
• Equity at exit: $270,174

10-year hold

• IRR: 21.5%
• Equity multiple: 6.72×
• Total profit: $480,292
• 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: 10.1×

Monthly cashflow live

• Estimated rent: $2,483 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$268 /mo · $3,218/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$521
• Net cashflow: $-4

Break-even live

Break-even rent $2,488

Max offer price $299,181

Occupancy floor 95%

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	0.08mi
1642 Taylor Ave #1644 Utica, NY	3.0	1.0	2600	$1,650	$0.63	43d	1	0.87mi
1124 Dudley Ave Unit 1 Utica, NY	3.0	1.0	1300	$1,400	$1.08	43d	1	1.25mi

Listing history 36 events

1. 2026-06-19
   days on market $299,900 Active 63 DOM
2. 2026-06-18
   days on market $299,900 Active 62 DOM
3. 2026-06-17
   days on market $299,900 Active 61 DOM
4. 2026-06-16
   days on market $299,900 Active 60 DOM
5. 2026-06-15
   days on market $299,900 Active 59 DOM
6. 2026-06-14
   days on market $299,900 Active 57 DOM
7. 2026-06-13
   days on market $299,900 Active 56 DOM
8. 2026-06-10
   days on market $299,900 Active 54 DOM
9. 2026-06-09
   days on market $299,900 Active 53 DOM
10. 2026-06-08
    days on market $299,900 Active 52 DOM
11. 2026-06-07
    days on market $299,900 Active 51 DOM
12. 2026-06-03
    days on market $299,900 Active 47 DOM
13. 2026-06-02
    days on market $299,900 Active 46 DOM
14. 2026-06-01
    days on market $299,900 Active 45 DOM
15. 2026-05-31
    days on market $299,900 Active 44 DOM
16. 2026-05-30
    days on market $299,900 Active 43 DOM
17. 2026-05-11
    price $299,900 1893-char remark

    Show marketing remark (1893 chars)

    Now available on the market is the beautiful 114 Memorial Parkway, a fully turnkey 1,814 SqFt home showcasing a stunning contemporary design as the result of meticulous maintenance & renovation! Delivering on a multitude of amenities & desirables, the home’s presence in the market as a premier option is instantaneous. The curb appeal projected from the high-quality structural appearance is further enhanced by landscaping capabilities & natural vegetation throughout the lot. The striking facade complements the home’s sharp interior to create a blend of modern sophistication. The home’s main floor includes a series of beautifully designed rooms, each offering a distinct yet cohesive appeal to coincide the priority of comfort. The kitchen boasts skillfully crafted cabinets & marble countertops, contemporary appliances, an eat-island, and elegant light fixtures to add an inviting glow to the space. The kitchen flows open-concept into the dining room, a spacious area illuminated by a chandelier. The large living room is accompanied by a brick fireplace, serving as a cozy haven for family & friends. Hardwood flooring spans the main floor adding a touch of elegance & warmth to each room. The 2nd floor holds the 3 spacious bedrooms, including a main suite with closet space & an attached full bathroom! The 2nd full bathroom is available to the household while a half bathroom resides on the 1st floor. Storage space can be utilized in both the attic & basement; while the attic provides potential recreation space, and the basement provides laundry hookups. Additional exterior amenities include a lengthy driveway with a carport leading to a detached 2-stall garage, backyard space for gardening & recreation, and energy-efficient solar panels providing environmental benefits & reduced utility costs.

18. 2026-04-17
    listed $309,900 Active 1893-char remark

    Show marketing remark (1893 chars)

    Now available on the market is the beautiful 114 Memorial Parkway, a fully turnkey 1,814 SqFt home showcasing a stunning contemporary design as the result of meticulous maintenance & renovation! Delivering on a multitude of amenities & desirables, the home’s presence in the market as a premier option is instantaneous. The curb appeal projected from the high-quality structural appearance is further enhanced by landscaping capabilities & natural vegetation throughout the lot. The striking facade complements the home’s sharp interior to create a blend of modern sophistication. The home’s main floor includes a series of beautifully designed rooms, each offering a distinct yet cohesive appeal to coincide the priority of comfort. The kitchen boasts skillfully crafted cabinets & marble countertops, contemporary appliances, an eat-island, and elegant light fixtures to add an inviting glow to the space. The kitchen flows open-concept into the dining room, a spacious area illuminated by a chandelier. The large living room is accompanied by a brick fireplace, serving as a cozy haven for family & friends. Hardwood flooring spans the main floor adding a touch of elegance & warmth to each room. The 2nd floor holds the 3 spacious bedrooms, including a main suite with closet space & an attached full bathroom! The 2nd full bathroom is available to the household while a half bathroom resides on the 1st floor. Storage space can be utilized in both the attic & basement; while the attic provides potential recreation space, and the basement provides laundry hookups. Additional exterior amenities include a lengthy driveway with a carport leading to a detached 2-stall garage, backyard space for gardening & recreation, and energy-efficient solar panels providing environmental benefits & reduced utility costs.

19. 2025-12-14
    historical
20. 2025-12-02
    price $309,900
21. 2025-09-04
    price $315,000
22. 2025-07-18
    status Active
23. 2025-05-09
    status Pending
24. 2025-03-15
    listed $319,000 Active
25. 2018-01-19
    soldstatus $101,000
26. 2018-01-18
    soldstatus $101,000
27. 2017-09-01
    listed $105,000
28. 2017-08-15
    listed $114,900
29. 2017-08-15
    historical
30. 2017-03-20
    listed $109,900
31. 2017-01-02
    historical
32. 2016-11-14
    listed $109,900
33. 2016-11-14
    historical
34. 2016-07-18
    listed $107,500
35. 2000-05-12
    soldstatus $75,000
36. 1993-03-26
    soldstatus $77,000

ⓘ 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: $3,218 · $268/mo
• Projected year-2 tax: $4,143 · $345/mo
• Expected delta: +$925/yr (+$77/mo · 28.8%)

ⓘ 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 · 16 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,799
• − Mortgage interest: −$16,799
• − Property taxes: −$3,218
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,384
• − Management: −$2,384
• − Depreciation: −$8,724
• Taxable loss: −$5,210
• Est. tax savings @ 24.0%: +$1,250
• After-tax cash flow: $1,202/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

+289.5% since first listed

20 events — show timeline

• 2026-05-11 Price Changed $299,900 CNYIS
• 2026-04-17 Listed $309,900 CNYIS
• 2025-12-14 Listing Removed — CNYIS
• 2025-12-02 Price Changed $309,900 CNYIS
• 2025-09-04 Price Changed $315,000 CNYIS
• 2025-07-18 Relisted — CNYIS
• 2025-05-09 Pending — CNYIS
• 2025-03-15 Listed $319,000 CNYIS
• 2018-01-19 Sold (Public Records) $101,000 Public Records
• 2018-01-18 Sold (MLS) $101,000 CNYIS
• 2017-09-01 Listed $105,000 CNYIS
• 2017-08-15 Listing Removed — CNYIS
• 2017-08-15 Listed $114,900 CNYIS
• 2017-03-20 Listed $109,900 CNYIS
• 2017-01-02 Listing Removed — CNYIS
• 2016-11-14 Listing Removed — CNYIS
• 2016-11-14 Listed $109,900 CNYIS
• 2016-07-18 Listed $107,500 CNYIS
• 2000-05-12 Sold (Public Records) $75,000 Public Records
• 1993-03-26 Sold (Public Records) $77,000 Public Records

Property tax history

+3.4%/yr

Latest (2025): $3,218 · -0.5% YoY. Source: county tax records.