1219 Walnut St · Utica, NY 13502

$169,900

3 bd · 1.5 ba · 1,248 sqft · SingleFamily public records · 52 Days on market

Built 1920 4,000 sqft lot $136/sqft · 31% above area Est $130k · 31% over

---

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 +20.5/30.0
• DSCR +6.5/10.0
• 1% rule +4.9/10.0
• 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
• Appreciation +0.0/10.0

Listing remarks

This charming bungalow-style home offers the perfect blend of character, thoughtful updates, and exceptional value. From the moment you step inside, you’re welcomed by an inviting open-concept layout that creates a natural flow between the living and dining areas. Hardwood floors add warmth and continuity, while the sun-filled living room is enhanced by a tray ceiling and recessed lighting, delivering a clean, modern aesthetic. The kitchen is well-appointed with rich cherry cabinetry, durable ceramic tile flooring, and stainless steel appliances—ideal for both everyday functionality and entertaining. \ The upper level has been tastefully refreshed, featuring new vinyl flooring,

Key facts

• Tray ceiling
• Recessed lighting
• Cherry cabinetry

Tags

• OPEN-CONCEPT LAYOUT
• HARDWOOD FLOORS
• TRAY CEILING
• RECESSED LIGHTING
• CHERRY CABINETRY
• CERAMIC TILE FLOORING

Property features AI

Exterior

• Parking: Detached garage (1 car)
• Utilities: Public water (connected); Sewer connected
• Home design: Single-story; Resale property
• Construction: Vinyl siding; Block foundation; Existing construction
• Exterior features: Blacktop driveway; Covered porch; Fully fenced yard; Rectangular residential lot; City street frontage

Interior

• Kitchen: Dishwasher; Gas oven; Gas range; Microwave; Refrigerator
• Bedrooms: 2 main-level bedrooms
• Flooring: Hardwood; Luxury vinyl; Varies
• Bathrooms: 1 full bathroom; 1 half bathroom; 1 main-level bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Attic; Ceiling fan(s); Main level primary; Bonus room; Full basement
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $225 ($3k/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 $168k (0.9% below list).
• Recommended offer: $165k (3.0% below list) — sets the bar for market timing.

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: Kernan Elementary School (math 16% / reading 33%, grade F, #1,846 of 2,108 statewide, top 91%, 566 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: 150 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 46d 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).
• This rent runs 35% 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 $5k 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 52 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 2 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 $46k; list at $170k implies a 269% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $164,803 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — 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. 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?
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: 0.99% ✗
• Cap rate: 7.88%
• Cash-on-cash: 5.67%
• DSCR: 1.25
• GRM: 8.4

CMA / ARV

• ARV (median comp): $130,097
• List price: $169,900
• Delta: 30.60%
• 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
1310 Oak St	0.15mi	3/1.0	1,254 (+0%)	7mo	$160,000	$128	84
1216 Oak St	0.12mi	3/1.0	1,196 (-4%)	3mo	$69,000	$58	83
1209 Ney Ave	0.63mi	3/1.0	1,250 (+0%)	1mo	$162,500	$130	67
19 Genesee Ct #19	0.56mi	2/2.0 (-1)	1,260 (+1%)	4mo	$75,000	$60	62
1656 Bennett St	0.56mi	3/1.5	1,344 (+8%)	2mo	$190,000	$141	60
832 Waverly Pl	0.35mi	4/1.0 (+1)	1,352 (+8%)	5mo	$85,000	$63	59
1005 Ney Ave	0.68mi	3/1.0	1,326 (+6%)	1mo	$125,000	$94	55
919 Lenox Ave	0.36mi	4/2.0 (+1)	1,376 (+10%)	8mo	$80,000	$58	53
1405 Kellogg Ave	0.60mi	3/1.0	1,140 (-9%)	7mo	$172,000	$151	50
721 Bristol St	0.54mi	3/2.0	1,380 (+11%)	7mo	$175,000	$127	49
1413 Old Burrstone Rd	0.74mi	3/1.5	1,080 (-14%)	1mo	$236,900	$219	42
6 Bryant St	0.71mi	2/2.0 (-1)	1,084 (-13%)	1mo	$104,680	$97	37

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: -7.5%
• Equity multiple: 0.72×
• Total profit: $-13,224
• Equity at exit: $25,333

10-year hold

• IRR: 2.0%
• Equity multiple: 1.14×
• Total profit: $6,860
• Equity at exit: $14,690

Cash invested: $47,572 (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: 8.4×

Monthly cashflow live

• Estimated rent: $1,684 high
• Mortgage (P&I): −$891
• Tax from tax record: −$143 /mo · $1,720/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $225

Break-even live

Break-even rent $1,399

Max offer price $169,900

Occupancy floor 82%

Sensitivity live

Price	-10% $321	-5% $273	+0% $225	+5% $177	+10% $129
Rent	-10% $92	-5% $158	+0% $225	+5% $291	+10% $358
Rate	-1.0pp $310	-0.5pp $268	base $225	+0.5pp $181	+1.0pp $136

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1224 Whitesboro St Unit 1 Utica, NY	3.0	1.0	1100	$1,125	$1.02	45d	1	0.52mi
11 Noyes St Unit 4 Utica, NY	2.0	1.0	1000	$1,125	$1.12	45d	1	0.53mi
1503 Fox Pl Utica, NY	3.0	1.0	1119	$2,000	$1.79	45d	1	0.83mi
239 Genesee St Utica, NY	1.0–2.0	1.0–2.0	1200	$2,700	$2.25	45d	15	1.09mi
4 1st St Yorkville, NY	3.0	1.0	888	$2,100	$2.36	45d	1	1.24mi
221 Elizabeth St #2 Utica, NY	2.0	1.0	1100	$2,000	$1.82	46d	1	1.32mi
1124 Dudley Ave Unit 1 Utica, NY	3.0	1.0	1300	$1,400	$1.08	45d	1	1.38mi
119 Hotel St Utica, NY	1.0–2.0	1.0–2.0	1053	$2,300	$2.18	45d	14	1.40mi

Listing history 19 events

1. 2026-06-16
   status $169,900 Pending 52 DOM
2. 2026-06-15
   days on market $169,900 Active Under Contract 52 DOM
3. 2026-06-14
   days on market $169,900 Active Under Contract 50 DOM
4. 2026-06-13
   days on market $169,900 Active Under Contract 49 DOM
5. 2026-06-10
   days on market $169,900 Active Under Contract 47 DOM
6. 2026-06-09
   days on market $169,900 Active Under Contract 46 DOM
7. 2026-06-08
   days on market $169,900 Active Under Contract 45 DOM
8. 2026-06-07
   days on market $169,900 Active Under Contract 44 DOM
9. 2026-06-03
   days on market $169,900 Active Under Contract 40 DOM
10. 2026-06-02
    days on market $169,900 Active Under Contract 39 DOM
11. 2026-06-01
    days on market $169,900 Active Under Contract 38 DOM
12. 2026-05-31
    days on market $169,900 Active Under Contract 37 DOM
13. 2026-05-30
    days on market $169,900 Active Under Contract 36 DOM
14. 2026-05-13
    historical Active Under Contract 1511-char remark
15. 2026-04-24
    listed $169,900 Active 1511-char remark
16. 2022-07-31
    historical
17. 2022-04-13
    historical Continue to Show- Under Contract
18. 2022-04-02
    listed $136,000 Active
19. 1993-04-08
    soldstatus $46,000

ⓘ 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: $1,720 · $143/mo
• Projected year-2 tax: $2,296 · $191/mo
• Expected delta: +$576/yr (+$48/mo · 33.5%)

ⓘ 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 · 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: $20,203
• − Mortgage interest: −$9,517
• − Property taxes: −$1,720
• − Insurance: −$850
• − Repairs & maintenance: −$1,616
• − Management: −$1,616
• − Depreciation: −$4,943
• Taxable loss: −$59
• Est. tax savings @ 24.0%: +$14
• After-tax cash flow: $2,713/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

+269.3% since first listed

7 events — show timeline

• 2026-06-16 Pending — CNYIS
• 2026-05-13 Contingent — CNYIS
• 2026-04-24 Listed $169,900 CNYIS
• 2022-07-31 Listing Removed — CNYIS
• 2022-04-13 Contingent — CNYIS
• 2022-04-02 Listed $136,000 CNYIS
• 1993-04-08 Sold (Public Records) $46,000 Public Records

Property tax history

+4.0%/yr

Latest (2025): $1,720 · +5.6% YoY. Source: county tax records.