1251 Mohawk St · Utica, NY 13501

$259,900

3 bd · 2.0 ba · 2,152 sqft · MultiFamily public records · 61 Days on market

Built 1880 0.48 ac lot $121/sqft · 19% below area Est $320k · 19% 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 +28.0/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +9.9/10.0
• 1% rule +7.2/10.0
• Livability +4.0/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Can you say "Wow"? This 2 family has been completely remodeled - siding, roof, windows, electrical, flooring, kitchens, baths and more. 2 bedrooms in each apartment including laundry. Large deep yard with parking for multiple cars. Don't miss out on this one!

Key facts

• Large deep yard
• Completely remodeled
• Laundry hookups

Tags

• COMPLETELY REMODELED
• LAUNDRY HOOKUPS
• LARGE DEEP YARD
• PARKING FOR MULTIPLE CARS

Property features AI

Finance

• Other: Owner pays grounds care, snow removal, trash collection, and water; rent includes gardener, snow removal, trash collection, and water
• Financial info: Property operates as a 2-unit building with separate gas and electric meters for each unit; Operating expenses include insurance, structure maintenance, general maintenance, snow removal, trash, and water; Both units are month-to-month with reported actual rent of $1,200 each

Exterior

• Parking: Gravel parking with two or more spaces
• Utilities: Cable available; High-speed internet available; Public water (connected); Sewer connected; Electric with circuit breakers
• Home design: 2-story multifunction property; Resale condition; Asphalt roof; Vinyl siding
• Construction: Built (existing); Stone foundation
• Exterior features: Partial fencing; Fence

Interior

• Kitchen: Each unit includes an oven/range and refrigerator; one unit lists dining area with living room
• Bedrooms: Two 2-bedroom units (each unit has 2 bedrooms)
• Flooring: Laminate; Varies
• Bathrooms: Two full bathrooms (one per unit)
• Heating & cooling: Gas forced-air heating
• Interior features: Full basement; Laminate and varied flooring
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $260k.

Deal economics

• At list price, monthly cash flow is $805 ($10k/yr) — positive. Per door: $402/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $260k).
• Recommended offer: $244k (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, 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: Christopher Columbus Elementary School (math 34% / reading 43%, grade F, #1,509 of 2,108 statewide, top 72%, 639 students, 82% FRL); John F Kennedy Middle School (math 27% / reading 35%, grade F, #534 of 729 statewide, top 73%, 695 students, 77% FRL); Thomas R Proctor High School (math 86% / reading 62%, grade B+, #659 of 1,100 statewide, top 60%, 2,675 students, 76% FRL).
• Zoned-school proficiency averages 48% at this address vs 36% district-wide (+12 pts) — the actual schools serving this property are materially stronger than the Utica City School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 145 active listings in the ZIP; 3 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).

Forward outlook

• In year one you build about $28k of equity ($2k loan paydown + $26k 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 $73k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($244k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y 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 $184k; 42% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1880 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $244,306 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1880 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.22% ✓
• Cap rate: 10.01%
• Cash-on-cash: 13.27%
• DSCR: 1.59
• GRM: 6.8

CMA / ARV

• ARV (median comp): $320,000
• List price: $259,900
• Delta: -18.78%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1136 Hilton Ave	0.59mi	4/2.0 (+1)	2,064 (-4%)	17mo	$226,000	$109	46
1219 Greenview Dr	0.39mi	3/2.0	1,840 (-14%)	21mo	$180,000	$98	40
1223 Howard Ave Ave	0.59mi	2/2.0 (-1)	1,872 (-13%)	15mo	$50,000	$27	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: 34.0%
• Equity multiple: 3.65×
• Total profit: $192,783
• Equity at exit: $234,139

10-year hold

• IRR: 29.3%
• Equity multiple: 8.25×
• Total profit: $527,390
• Equity at exit: $504,929

Cash invested: $72,772 (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: 145
• Price-to-rent: 13.7×

Monthly cashflow live

• Estimated rent: $3,169 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$228 /mo · $2,732/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$665
• Net cashflow: $805

Break-even live

Break-even rent $2,151

Max offer price $259,900

Occupancy floor 70%

Sensitivity live

Price	-10% $952	-5% $878	+0% $805	+5% $731	+10% $657
Rent	-10% $554	-5% $679	+0% $805	+5% $930	+10% $1,055
Rate	-1.0pp $935	-0.5pp $871	base $805	+0.5pp $737	+1.0pp $669

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,170
Total (2 units)			$3,169

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
807 Eagle St Utica, NY	3.0	1.0	1526	$1,300	$0.85	46d	1	0.28mi
1642 Taylor Ave #1644 Utica, NY	3.0	1.0	2600	$1,650	$0.63	46d	1	0.57mi
1804 Storrs Ave Utica, NY	3.0	1.5	1633	$3,000	$1.84	46d	1	1.43mi

Listing history 26 events

1. 2026-06-22
   days on market $259,900 Active 61 DOM
2. 2026-06-19
   days on market $259,900 Active 59 DOM
3. 2026-06-18
   days on market $259,900 Active 58 DOM
4. 2026-06-17
   days on market $259,900 Active 57 DOM
5. 2026-06-16
   days on market $259,900 Active 56 DOM
6. 2026-06-15
   days on market $259,900 Active 55 DOM
7. 2026-06-14
   days on market $259,900 Active 53 DOM
8. 2026-06-13
   days on market $259,900 Active 52 DOM
9. 2026-06-10
   days on market $259,900 Active 50 DOM
10. 2026-06-09
    days on market $259,900 Active 49 DOM
11. 2026-06-08
    days on market $259,900 Active 48 DOM
12. 2026-06-07
    days on market $259,900 Active 47 DOM
13. 2026-06-03
    days on market $259,900 Active 43 DOM
14. 2026-06-02
    days on market $259,900 Active 42 DOM
15. 2026-06-01
    days on market $259,900 Active 41 DOM
16. 2026-05-31
    days on market $259,900 Active 40 DOM
17. 2026-05-30
    days on market $259,900 Active 39 DOM
18. 2026-04-21
    listed $259,900 Active 249-char remark
19. 2023-05-12
    soldstatus $183,600 Closed Sale or Rented 269-char remark

    Show marketing remark (269 chars)

    Can you say "Wow"? This 2 family has been completely remodeled - siding, roof, windows, electrical, flooring, kitchens, baths and more. 2 bedrooms in each apartment including laundry. Large deep yard with parking for multiple cars. Don't miss out on this one!

20. 2023-04-04
    status Under Contract- Do Not Show 269-char remark

    Show marketing remark (269 chars)

    Can you say "Wow"? This 2 family has been completely remodeled - siding, roof, windows, electrical, flooring, kitchens, baths and more. 2 bedrooms in each apartment including laundry. Large deep yard with parking for multiple cars. Don't miss out on this one!

21. 2023-03-31
    price $184,900

    Show marketing remark (269 chars)

    Can you say "Wow"? This 2 family has been completely remodeled - siding, roof, windows, electrical, flooring, kitchens, baths and more. 2 bedrooms in each apartment including laundry. Large deep yard with parking for multiple cars. Don't miss out on this one!

22. 2023-03-31
    status Active

    Show marketing remark (269 chars)

    Can you say "Wow"? This 2 family has been completely remodeled - siding, roof, windows, electrical, flooring, kitchens, baths and more. 2 bedrooms in each apartment including laundry. Large deep yard with parking for multiple cars. Don't miss out on this one!

23. 2023-03-31
    historical

    Show marketing remark (269 chars)

    Can you say "Wow"? This 2 family has been completely remodeled - siding, roof, windows, electrical, flooring, kitchens, baths and more. 2 bedrooms in each apartment including laundry. Large deep yard with parking for multiple cars. Don't miss out on this one!

24. 2023-03-31
    listed $184,900 Active 269-char remark

    Show marketing remark (269 chars)

    Can you say "Wow"? This 2 family has been completely remodeled - siding, roof, windows, electrical, flooring, kitchens, baths and more. 2 bedrooms in each apartment including laundry. Large deep yard with parking for multiple cars. Don't miss out on this one!

25. 2023-02-14
    historical Continue to Show- Under Contract
26. 2023-01-19
    listed $189,000 Active

ⓘ 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: $2,732 · $228/mo
• Projected year-2 tax: $3,562 · $297/mo
• Expected delta: +$830/yr (+$69/mo · 30.4%)

ⓘ 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 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: $38,028
• − Mortgage interest: −$14,558
• − Property taxes: −$2,732
• − Insurance: −$1,300
• − Repairs & maintenance: −$3,042
• − Management: −$3,042
• − Depreciation: −$7,561
• Taxable income: $5,793
• Est. tax owed @ 24.0%: −$1,390
• After-tax cash flow: $8,265/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

+37.5% since first listed

9 events — show timeline

• 2026-04-21 Listed $259,900 CNYIS
• 2023-05-12 Sold (MLS) $183,600 CNYIS
• 2023-04-04 Pending — CNYIS
• 2023-03-31 Price Changed $184,900 CNYIS
• 2023-03-31 Relisted — CNYIS
• 2023-03-31 Listed $184,900 CNYIS
• 2023-03-31 Listing Removed — CNYIS
• 2023-02-14 Contingent — CNYIS
• 2023-01-19 Listed $189,000 CNYIS

Property tax history

+10.1%/yr

Latest (2025): $2,732 · +5.6% YoY. Source: county tax records.