1601 Clementian St · Utica, NY 13501

$198,000

3 bd · 1.5 ba · 1,492 sqft · SingleFamily public records · 87 Days on market

Built 1920 5,390 sqft lot $133/sqft · 8% below area Est $216k · 8% 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 +19.6/30.0
• ARV discount +11.3/15.0
• Appreciation +10.0/10.0
• DSCR +6.2/10.0
• 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

Listing remarks MLS

This One Is Ready for You! Honestly, this house checks a lot of boxes. It's priced to sell, it's move-in ready, and the big-ticket items have already been taken care of — so you can just move in and enjoy it. The kitchen has been remodeled with newer appliances, so you're not walking into a project. The furnace and hot water tank are both new, which means no surprises when winter hits — and we all know how Central New York winters can be. All four bedrooms are upstairs, they're good-sized, and they're ready to go from day one. Out back, you've got a fenced yard that's totally private. Great for relaxing, having people over, or just letting the dog run around without worrying. And the two-car garage? That's a real bonus around here — plenty of room for your cars, your storage, or whatever else you need to keep out of the cold. The location is hard to beat. You're right near MVCC, the bus stop is just around the corner, and getting around town from here is easy. The neighborhood itself is quiet and well kept — the kind of street where people actually take care of their homes and yards. There are sidewalks too, so whether you like a morning run or an evening walk, you're all set. This is a solid home at a great price. Come take a look — you'll see why it won't be around for long.

Key facts

• Fenced yard
• Remodeled kitchen
• Two car garage

Tags

• REMODELED KITCHEN
• FENCED YARD
• TWO CAR GARAGE
• QUIET NEIGHBORHOOD
• SIDEWALKS

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $198k.

Deal economics

• At list price, monthly cash flow is $227 ($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 $194k (2.2% below list).
• Recommended offer: $186k (6.0% 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, 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; 6 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).
• This rent runs 44% 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 $21k of equity ($1k loan paydown + $20k 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 $55k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($186k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y 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 $40k; list at $198k implies a 401% 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 $186,120 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 6% 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. 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: 0.98% ✗
• Cap rate: 7.67%
• Cash-on-cash: 4.91%
• DSCR: 1.22
• GRM: 8.5

CMA / ARV

• ARV (median comp): $216,106
• List price: $198,000
• Delta: -8.38%
• 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
1644 Saint Agnes Ave	0.16mi	3/1.5	1,555 (+4%)	9mo	$179,000	$115	78
1613 Clementian St	0.05mi	3/1.0	1,336 (-10%)	5mo	$140,000	$105	74
1615 Depeyster Ave	0.33mi	3/2.0	1,434 (-4%)	7mo	$278,000	$194	70
726 Sherman Dr	0.31mi	3/1.5	1,610 (+8%)	5mo	$266,500	$166	68
916 Armory Dr	0.47mi	3/2.0	1,386 (-7%)	5mo	$275,000	$198	60
1653 Taylor Ave	0.23mi	3/1.5	1,300 (-13%)	10mo	$137,000	$105	60
1555 Neilson	0.44mi	4/1.0 (+1)	1,392 (-7%)	10mo	$145,000	$104	53
1517 Miller St	0.58mi	4/2.0 (+1)	1,364 (-9%)	0mo	$60,000	$44	51
225 Pleasant St	0.57mi	3/2.0	1,600 (+7%)	11mo	$187,620	$117	50
1204 Neilson St	0.72mi	3/1.0	1,400 (-6%)	12mo	$62,000	$44	44
1220 Greenview Dr	0.64mi	4/2.0 (+1)	1,680 (+13%)	8mo	$215,000	$128	35
1242 Hilton Ave	0.73mi	4/2.0 (+1)	1,704 (+14%)	3mo	$210,000	$123	33

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: 27.8%
• Equity multiple: 3.21×
• Total profit: $122,279
• Equity at exit: $178,374

10-year hold

• IRR: 24.3%
• Equity multiple: 7.29×
• Total profit: $348,703
• Equity at exit: $384,670

Cash invested: $55,440 (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: 8.5×

Monthly cashflow live

• Estimated rent: $1,937 high
• Mortgage (P&I): −$1,038
• Tax from tax record: −$182 /mo · $2,187/yr
• Insurance: −$82
• HOA: −$0
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $227

Break-even live

Break-even rent $1,650

Max offer price $198,000

Occupancy floor 83%

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: $49,500
• Closing costs: $5,940
• Reserves months: —
• Total cash needed: —

Rent comps 6 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	0.68mi
1124 Dudley Ave Unit 1 Utica, NY	3.0	1.0	1300	$1,400	$1.08	43d	1	0.78mi
1804 Storrs Ave Utica, NY	3.0	1.5	1633	$3,000	$1.84	43d	1	1.14mi
11 Noyes St Unit 4 Utica, NY	2.0	1.0	1000	$1,125	$1.12	43d	1	1.22mi
239 Genesee St Utica, NY	1.0–2.0	1.0–2.0	1200	$2,700	$2.25	43d	15	1.26mi
221 Elizabeth St #2 Utica, NY	2.0	1.0	1100	$2,000	$1.82	44d	1	1.29mi

Listing history 24 events

1. 2026-06-19
   days on market $198,000 Active 87 DOM
2. 2026-06-18
   days on market $198,000 Active 86 DOM
3. 2026-06-17
   days on market $198,000 Active 85 DOM
4. 2026-06-16
   days on market $198,000 Active 84 DOM
5. 2026-06-15
   days on market $198,000 Active 83 DOM
6. 2026-06-14
   days on market $198,000 Active 81 DOM
7. 2026-06-13
   days on market $198,000 Active 80 DOM
8. 2026-06-10
   days on market $198,000 Active 78 DOM
9. 2026-06-09
   days on market $198,000 Active 77 DOM
10. 2026-06-08
    days on market $198,000 Active 76 DOM
11. 2026-06-07
    days on market $198,000 Active 75 DOM
12. 2026-06-03
    days on market $198,000 Active 71 DOM
13. 2026-06-02
    days on market $198,000 Active 70 DOM
14. 2026-06-01
    days on market $198,000 Active 69 DOM
15. 2026-05-31
    days on market $198,000 Active 68 DOM
16. 2026-05-30
    days on market $198,000 Active 67 DOM
17. 2026-05-04
    price $198,000 1328-char remark

    Show marketing remark (1328 chars)

    This One Is Ready for You! Honestly, this house checks a lot of boxes. It's priced to sell, it's move-in ready, and the big-ticket items have already been taken care of — so you can just move in and enjoy it. The kitchen has been remodeled with newer appliances, so you're not walking into a project. The furnace and hot water tank are both new, which means no surprises when winter hits — and we all know how Central New York winters can be. All four bedrooms are upstairs, they're good-sized, and they're ready to go from day one. Out back, you've got a fenced yard that's totally private. Great for relaxing, having people over, or just letting the dog run around without worrying. And the two-car garage? That's a real bonus around here — plenty of room for your cars, your storage, or whatever else you need to keep out of the cold. The location is hard to beat. You're right near MVCC, the bus stop is just around the corner, and getting around town from here is easy. The neighborhood itself is quiet and well kept — the kind of street where people actually take care of their homes and yards. There are sidewalks too, so whether you like a morning run or an evening walk, you're all set. This is a solid home at a great price. Come take a look — you'll see why it won't be around for long.

18. 2026-03-24
    listed $199,000 Active 1328-char remark

    Show marketing remark (1328 chars)

    This One Is Ready for You! Honestly, this house checks a lot of boxes. It's priced to sell, it's move-in ready, and the big-ticket items have already been taken care of — so you can just move in and enjoy it. The kitchen has been remodeled with newer appliances, so you're not walking into a project. The furnace and hot water tank are both new, which means no surprises when winter hits — and we all know how Central New York winters can be. All four bedrooms are upstairs, they're good-sized, and they're ready to go from day one. Out back, you've got a fenced yard that's totally private. Great for relaxing, having people over, or just letting the dog run around without worrying. And the two-car garage? That's a real bonus around here — plenty of room for your cars, your storage, or whatever else you need to keep out of the cold. The location is hard to beat. You're right near MVCC, the bus stop is just around the corner, and getting around town from here is easy. The neighborhood itself is quiet and well kept — the kind of street where people actually take care of their homes and yards. There are sidewalks too, so whether you like a morning run or an evening walk, you're all set. This is a solid home at a great price. Come take a look — you'll see why it won't be around for long.

19. 2018-06-20
    soldstatus $39,500 110-char remark

    Show marketing remark (110 chars)

    Home having much potential with 3 bedrooms and 1.5 baths. Good size living areas. Needs tlc, being sold as-is.

20. 2018-04-03
    historical
21. 2018-01-03
    listed $59,900

    Show marketing remark (110 chars)

    Home having much potential with 3 bedrooms and 1.5 baths. Good size living areas. Needs tlc, being sold as-is.

22. 2018-01-03
    listed $59,900 110-char remark

    Show marketing remark (110 chars)

    Home having much potential with 3 bedrooms and 1.5 baths. Good size living areas. Needs tlc, being sold as-is.

23. 2006-12-14
    soldstatus $84,900
24. 2006-11-30
    soldstatus $27,501

ⓘ 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: $2,187 · $182/mo
• Projected year-2 tax: $2,767 · $231/mo
• Expected delta: +$579/yr (+$48/mo · 26.5%)

ⓘ 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 · 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: $23,241
• − Mortgage interest: −$11,091
• − Property taxes: −$2,187
• − Insurance: −$990
• − Repairs & maintenance: −$1,859
• − Management: −$1,859
• − Depreciation: −$5,760
• Taxable loss: −$506
• Est. tax savings @ 24.0%: +$121
• After-tax cash flow: $2,845/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

+620.0% since first listed

8 events — show timeline

• 2026-05-04 Price Changed $198,000 CNYIS
• 2026-03-24 Listed $199,000 CNYIS
• 2018-06-20 Sold (MLS) $39,500 CNYIS
• 2018-04-03 Listing Removed — CNYIS
• 2018-01-03 Listed $59,900 CNYIS
• 2018-01-03 Listed $59,900 CNYIS
• 2006-12-14 Sold (Public Records) $84,900 Public Records
• 2006-11-30 Sold (Public Records) $27,501 Public Records

Property tax history

+3.4%/yr

Latest (2025): $2,187 · -0.4% YoY. Source: county tax records.