1202 Kellogg Ave · Utica, NY 13502

$199,999

3 bd · 1.0 ba · 1,296 sqft · SingleFamily public records · 56 Days on market

Built 1930 9,600 sqft lot Est $167k · 20% 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 +16.8/30.0
• DSCR +5.2/10.0
• Livability +4.0/5.0
• 1% rule +3.7/10.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Are you looking for a spacious well kept affordable home on a large double lot. .. Or an investor hunting to add in time a large 4 bedroom + home conveniently located near Utica College with more space for parking ? Which ever one you are, you have a turn key opportunity that offers gleaming refinished Rochester style hardwood floors, new vinyl flooring & interior painted all done in 2025, an eat-in kitchen with a walk-in pantry, an updated bath in 2025, spacious living & dining rooms, large bedrooms & an oversized 2nd floor with a bonus room that can be used as a 5th bedroom or whatever is best for you. Also has a new architectural shingled roof in 2024, updated electric in 2024 (see the licensed electrician's invoice attached to Property Disclosure), newer gas furnace & hot water tank installed in 2017, a full front covered porch featuring maintenance-free Trex style composite structure & a useful shed. See pics for more details of the many features & benefits this home has to offer.

Key facts

• Updated electrical
• Spacious kitchen
• Bonus room

Tags

• BONUS ROOM
• NEW ROOF
• UPDATED ELECTRICAL
• TREX DECKING
• SPACIOUS KITCHEN
• CONVENIENT PANTRY

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $129 ($2k/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 $174k (12.8% below list).
• Recommended offer: $174k (12.8% 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: 150 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).
• This rent runs 36% 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 $6k 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 56 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $174,357 (12.8% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — 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: 0.87% ✗
• Cap rate: 7.07%
• Cash-on-cash: 2.77%
• DSCR: 1.12
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $167,184
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1209 Ney Ave	0.04mi	3/1.0	1,250 (-4%)	1mo	$162,500	$130	91
1005 Ney Ave	0.23mi	3/1.0	1,326 (+2%)	1mo	$125,000	$94	84
913 Champlin Ave	0.40mi	3/1.5	1,252 (-3%)	7mo	$135,000	$108	68
2133 Mcbride Ave	0.34mi	3/1.0	1,200 (-7%)	8mo	$154,500	$129	66
1405 Kellogg Ave	0.20mi	3/1.0	1,140 (-12%)	7mo	$172,000	$151	65
1310 Oak St	0.54mi	3/1.0	1,254 (-3%)	7mo	$160,000	$128	63
2206 Caroline St	0.24mi	4/1.0 (+1)	1,155 (-11%)	7mo	$212,000	$184	60
1216 Oak St	0.62mi	3/1.0	1,196 (-8%)	3mo	$69,000	$58	56
125 Campbell Ave	0.57mi	2/1.0 (-1)	1,174 (-9%)	8mo	$183,200	$156	46
1422 Watkins Ave	0.56mi	4/2.0 (+1)	1,440 (+11%)	2mo	$175,200	$122	45
94 Campbell Ave	0.73mi	3/1.0	1,120 (-14%)	5mo	$252,350	$225	39
1409 Erie St	0.70mi	2/1.5 (-1)	1,114 (-14%)	9mo	$90,000	$81	30

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: -12.0%
• Equity multiple: 0.57×
• Total profit: $-24,242
• Equity at exit: $29,821

10-year hold

• IRR: -2.9%
• Equity multiple: 0.81×
• Total profit: $-10,748
• Equity at exit: $17,292

Cash invested: $56,000 (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: 9.6×

Monthly cashflow live

• Estimated rent: $1,744 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$116 /mo · $1,394/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $129

Break-even live

Break-even rent $1,580

Max offer price $199,999

Occupancy floor 88%

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4 1st St Yorkville, NY	3.0	1.0	888	$2,100	$2.36	44d	1	0.63mi
1224 Whitesboro St Unit 1 Utica, NY	3.0	1.0	1100	$1,125	$1.02	44d	1	0.70mi
1503 Fox Pl Utica, NY	3.0	1.0	1119	$2,000	$1.79	44d	1	0.80mi
11 Noyes St Unit 4 Utica, NY	2.0	1.0	1000	$1,125	$1.12	44d	1	1.15mi
1804 Storrs Ave Utica, NY	3.0	1.5	1633	$3,000	$1.84	44d	1	1.49mi

Listing history 8 events

1. 2026-04-23
   status Pending
2. 2026-03-24
   price $199,999
3. 2026-02-26
   listed $209,900 Active
4. 2025-10-10
   soldstatus $190,000 Closed 1037-char remark

   Show marketing remark (1037 chars)

   Are you looking for a spacious well kept affordable home on a large double lot. .. Or an investor hunting to add in time a large 4 bedroom + home conveniently located near Utica College with more space for parking ? Which ever one you are, you have a turn key opportunity that offers gleaming refinished Rochester style hardwood floors, new vinyl flooring & interior painted all done in 2025, an eat-in kitchen with a walk-in pantry, an updated bath in 2025, spacious living & dining rooms, large bedrooms & an oversized 2nd floor with a bonus room that can be used as a 5th bedroom or whatever is best for you. Also has a new architectural shingled roof in 2024, updated electric in 2024 (see the licensed electrician's invoice attached to Property Disclosure), newer gas furnace & hot water tank installed in 2017, a full front covered porch featuring maintenance-free Trex style composite structure & a useful shed. See pics for more details of the many features & benefits this home has to offer.

5. 2025-10-10
   soldstatus $190,000

   Show marketing remark (1037 chars)

   Are you looking for a spacious well kept affordable home on a large double lot. .. Or an investor hunting to add in time a large 4 bedroom + home conveniently located near Utica College with more space for parking ? Which ever one you are, you have a turn key opportunity that offers gleaming refinished Rochester style hardwood floors, new vinyl flooring & interior painted all done in 2025, an eat-in kitchen with a walk-in pantry, an updated bath in 2025, spacious living & dining rooms, large bedrooms & an oversized 2nd floor with a bonus room that can be used as a 5th bedroom or whatever is best for you. Also has a new architectural shingled roof in 2024, updated electric in 2024 (see the licensed electrician's invoice attached to Property Disclosure), newer gas furnace & hot water tank installed in 2017, a full front covered porch featuring maintenance-free Trex style composite structure & a useful shed. See pics for more details of the many features & benefits this home has to offer.

6. 2025-08-14
   status Pending 1037-char remark

   Show marketing remark (1037 chars)

   Are you looking for a spacious well kept affordable home on a large double lot. .. Or an investor hunting to add in time a large 4 bedroom + home conveniently located near Utica College with more space for parking ? Which ever one you are, you have a turn key opportunity that offers gleaming refinished Rochester style hardwood floors, new vinyl flooring & interior painted all done in 2025, an eat-in kitchen with a walk-in pantry, an updated bath in 2025, spacious living & dining rooms, large bedrooms & an oversized 2nd floor with a bonus room that can be used as a 5th bedroom or whatever is best for you. Also has a new architectural shingled roof in 2024, updated electric in 2024 (see the licensed electrician's invoice attached to Property Disclosure), newer gas furnace & hot water tank installed in 2017, a full front covered porch featuring maintenance-free Trex style composite structure & a useful shed. See pics for more details of the many features & benefits this home has to offer.

7. 2025-08-04
   listed $199,900 Active 1037-char remark

   Show marketing remark (1037 chars)

   Are you looking for a spacious well kept affordable home on a large double lot. .. Or an investor hunting to add in time a large 4 bedroom + home conveniently located near Utica College with more space for parking ? Which ever one you are, you have a turn key opportunity that offers gleaming refinished Rochester style hardwood floors, new vinyl flooring & interior painted all done in 2025, an eat-in kitchen with a walk-in pantry, an updated bath in 2025, spacious living & dining rooms, large bedrooms & an oversized 2nd floor with a bonus room that can be used as a 5th bedroom or whatever is best for you. Also has a new architectural shingled roof in 2024, updated electric in 2024 (see the licensed electrician's invoice attached to Property Disclosure), newer gas furnace & hot water tank installed in 2017, a full front covered porch featuring maintenance-free Trex style composite structure & a useful shed. See pics for more details of the many features & benefits this home has to offer.

8. 2011-11-14
   soldstatus $59,160

ⓘ 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: $1,394 · $116/mo
• Projected year-2 tax: $2,387 · $199/mo
• Expected delta: +$993/yr (+$83/mo · 71.2%)

ⓘ 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 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: $20,923
• − Mortgage interest: −$11,203
• − Property taxes: −$1,394
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,674
• − Management: −$1,674
• − Depreciation: −$5,818
• Taxable loss: −$1,840
• Est. tax savings @ 24.0%: +$442
• After-tax cash flow: $1,991/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

+238.1% since first listed

8 events — show timeline

• 2026-04-23 Pending — CNYIS
• 2026-03-24 Price Changed $199,999 CNYIS
• 2026-02-26 Listed $209,900 CNYIS
• 2025-10-10 Sold (Public Records) $190,000 Public Records
• 2025-10-10 Sold (MLS) $190,000 CNYIS
• 2025-08-14 Pending — CNYIS
• 2025-08-04 Listed $199,900 CNYIS
• 2011-11-14 Sold (Public Records) $59,160 Public Records

Property tax history

+0.4%/yr

Latest (2025): $1,394 · -27.6% YoY. Source: county tax records.