26 Greenwood Ct · Utica, NY 13501

$114,900

3 bd · 1.0 ba · 1,422 sqft · SingleFamily public records · 5 Days on market

Built 1920 4,995 sqft lot Est $182k · 37% under

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Why this score? — see what drove the A 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 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

What a find! Great 4 bedroom, 1 bath bungalow with many updated features! Kitchen has new counters and cabinets, refinished HDWD floors in the dining room. Freshly painted interior. Some new carpeting. Finished off with a 2 car garage and fenced in yard!

Key facts

• Private driveway
• 4,995 sq ft lot
• Garage

Tags

• WELCOMING FRONT PORCH
• ABUNDANT NATURAL LIGHT
• ORIGINAL CHARACTER DETAILS
• PRIVATE DRIVEWAY
• LOW MAINTENANCE OUTDOOR SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Cap rate 18.3% vs local median 7.7% in Utica — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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; 5 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 $2,392/mo this rent would consume 55% 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 $12k of equity ($794 loan paydown + $11k 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 $32k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 31y 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 $82k; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $114,900

Questions for the listing agent

1. Built in 1920 — 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: 2.08% ✓
• Cap rate: 18.28%
• Cash-on-cash: 42.81%
• DSCR: 2.90
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $182,016
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1913 Bradford Ave	0.28mi	4/1.0 (+1)	1,440 (+1%)	6mo	$206,700	$144	74
34 Auburn Ave	0.38mi	3/2.0	1,416 (-0%)	10mo	$210,940	$149	70
2026 Howe St	0.46mi	3/1.0	1,458 (+2%)	9mo	$159,000	$109	67
90 Ballantyne Brae	0.51mi	2/2.0 (-1)	1,428 (+0%)	1mo	$284,000	$199	65
803 Mildred Ave	0.59mi	4/2.0 (+1)	1,423 (+0%)	2mo	$115,000	$81	62
1656 Bennett St	0.57mi	3/1.5	1,344 (-6%)	2mo	$190,000	$141	61
24 Van Vorst St	0.28mi	3/2.0	1,560 (+10%)	11mo	$200,000	$128	58
832 Waverly Pl	0.70mi	4/1.0 (+1)	1,352 (-5%)	5mo	$85,000	$63	50
12 Rose Pl	0.46mi	3/1.5	1,616 (+14%)	5mo	$185,600	$115	49
225 Pleasant St	0.54mi	3/2.0	1,600 (+12%)	11mo	$187,620	$117	41
905 Shaw St	0.62mi	3/1.0	1,212 (-15%)	10mo	$180,000	$149	38
19 Genesee Ct #19	0.67mi	2/2.0 (-1)	1,260 (-11%)	4mo	$75,000	$60	38

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: 57.6%
• Equity multiple: 5.22×
• Total profit: $135,688
• Equity at exit: $103,511

10-year hold

• IRR: 51.1%
• Equity multiple: 11.63×
• Total profit: $342,096
• Equity at exit: $223,225

Cash invested: $32,172 (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: 4.0×

Monthly cashflow live

• Estimated rent: $2,392 high
• Mortgage (P&I): −$603
• Tax from tax record: −$92 /mo · $1,101/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$502
• Net cashflow: $1,148

Break-even live

Break-even rent $939

Max offer price $114,900

Occupancy floor 47%

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Rent comps 5 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	0.06mi
11 Noyes St Unit 4 Utica, NY	2.0	1.0	1000	$1,125	$1.12	43d	1	0.78mi
1503 Fox Pl Utica, NY	3.0	1.0	1119	$2,000	$1.79	43d	1	1.05mi
1124 Dudley Ave Unit 1 Utica, NY	3.0	1.0	1300	$1,400	$1.08	43d	1	1.28mi
239 Genesee St Utica, NY	1.0–2.0	1.0–2.0	1200	$2,700	$2.25	43d	15	1.40mi

Listing history 10 events

1. 2026-04-18
   status Pending
2. 2026-04-13
   listed $114,900 Active
3. 2017-06-21
   soldstatus $82,000 254-char remark

   Show marketing remark (254 chars)

   What a find! Great 4 bedroom, 1 bath bungalow with many updated features! Kitchen has new counters and cabinets, refinished HDWD floors in the dining room. Freshly painted interior. Some new carpeting. Finished off with a 2 car garage and fenced in yard!

4. 2017-06-15
   soldstatus $83,000
5. 2017-02-09
   listed $92,500 254-char remark

   Show marketing remark (254 chars)

   What a find! Great 4 bedroom, 1 bath bungalow with many updated features! Kitchen has new counters and cabinets, refinished HDWD floors in the dining room. Freshly painted interior. Some new carpeting. Finished off with a 2 car garage and fenced in yard!

6. 2009-06-30
   listed $78,000
7. 2009-04-27
   listed $82,000
8. 1998-01-12
   soldstatus $52,500
9. 1996-08-01
   historical
10. 1995-09-25
    listed $45,000

ⓘ 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: $1,101 · $92/mo
• Projected year-2 tax: $1,522 · $127/mo
• Expected delta: +$420/yr (+$35/mo · 38.2%)

ⓘ 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 2/10 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: $28,709
• − Mortgage interest: −$6,436
• − Property taxes: −$1,101
• − Insurance: −$574
• − Repairs & maintenance: −$2,297
• − Management: −$2,297
• − Depreciation: −$3,343
• Taxable income: $12,661
• Est. tax owed @ 24.0%: −$3,039
• After-tax cash flow: $10,735/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

+155.3% since first listed

10 events — show timeline

• 2026-04-18 Pending — CNYIS
• 2026-04-13 Listed $114,900 CNYIS
• 2017-06-21 Sold (MLS) $82,000 CNYIS
• 2017-06-15 Sold (Public Records) $83,000 Public Records
• 2017-02-09 Listed $92,500 CNYIS
• 2009-06-30 Listed $78,000 CNYIS
• 2009-04-27 Listed $82,000 CNYIS
• 1998-01-12 Sold (Public Records) $52,500 Public Records
• 1996-08-01 Listing Removed — CNYIS
• 1995-09-25 Listed $45,000 CNYIS

Property tax history

-2.4%/yr

Latest (2025): $1,101 · -47.2% YoY. Source: county tax records.