104 Wells Pl · Utica, NY 13502

$249,000

3 bd · 1.0 ba · 1,392 sqft · SingleFamily public records · 18 Days on market

Built 1929 8,000 sqft lot Est $232k · 7% 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 +21.8/30.0
• DSCR +7.0/10.0
• 1% rule +4.9/10.0
• ARV discount +4.3/15.0
• Livability +4.0/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Here is a charmer of a bungalow on a dead-end street in North Utica with a fenced yard, above ground pool and a 2 stall garage. Hardwood floors, updated bath, sharp galley kitchen with a full dining room and light filled living room, are why this style home never ceases to please. The upstairs has been dedicated as a master bedroom, with changing room and reading nook, but options abound. Come take a closer look and fall in love.

Key facts

• Above ground pool
• Large yard
• Bonus room

Tags

• HARDWOOD FLOORS
• NEW APPLIANCES
• PRISTINE EXTERIOR
• LARGE YARD
• ABOVE GROUND POOL
• BONUS ROOM

Property features AI

Exterior

• Parking: Detached garage; 2-car garage
• Utilities: Public water connected; Sewer connected
• Home design: Single-story home; Resale property
• Construction: Vinyl siding; Wood siding; Attic/crawl hatchway(s) insulated; Stone foundation; Existing (year built details)
• Exterior features: Blacktop driveway; Near public transit; Rectangular lot

Interior

• Kitchen: Electric oven; Electric range; Microwave; Dishwasher; Refrigerator
• Bedrooms: 2 main-level bedrooms
• Flooring: Hardwood; Tile; Vinyl; Varied flooring
• Bathrooms: 2 full bathrooms; 1 main-level bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Separate/formal dining room; Galley kitchen; Recreation room; Bonus room; Basement (full)
• Laundry & utility: Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $249k.

Deal economics

• At list price, monthly cash flow is $388 ($5k/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 $246k (1.0% below list).
• Recommended offer: $245k (1.5% 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: 150 active listings in the ZIP; 3 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 $2,465/mo this rent would consume 51% of the median local household income ($58k/yr) (locally 1604% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 18 days — a 2% lower offer ($245k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 22y 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 $105k; list at $249k implies a 137% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1929 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $245,265 (1.5% below list)

Questions for the listing agent

1. Built in 1929 — 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. 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?
6. 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.
7. 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.
8. 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: 8.16%
• Cash-on-cash: 6.68%
• DSCR: 1.30
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $232,464
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
617 Cosby Rd	0.59mi	3/2.0	1,384 (-1%)	3mo	$259,000	$187	65
503 Coolidge Rd	0.28mi	3/2.0	1,248 (-10%)	1mo	$196,000	$157	65
230 Riverside Dr	0.49mi	3/1.0	1,485 (+7%)	5mo	$242,700	$163	62
425 Larchmont Ave	0.72mi	3/1.0	1,344 (-3%)	0mo	$185,000	$138	60
410 Utica Rd	0.37mi	3/1.0	1,541 (+11%)	7mo	$164,800	$107	59
459 Euclid Rd	0.65mi	4/1.5 (+1)	1,357 (-2%)	7mo	$280,000	$206	53
722 Locust Dr	0.73mi	4/1.5 (+1)	1,337 (-4%)	1mo	$300,000	$224	52
162 Deerfield Dr W	0.47mi	4/2.0 (+1)	1,290 (-7%)	7mo	$215,000	$167	51
411 Van Roen Rd	0.59mi	2/1.0 (-1)	1,250 (-10%)	1mo	$195,000	$156	50
704 Dawes Ave	0.48mi	3/2.0	1,224 (-12%)	5mo	$110,000	$90	49
448 Van Roen Rd	0.73mi	3/2.0	1,500 (+8%)	7mo	$262,000	$175	43
625 Cosby Rd	0.61mi	3/2.0	1,600 (+15%)	3mo	$325,000	$203	40

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: -6.1%
• Equity multiple: 0.77×
• Total profit: $-15,707
• Equity at exit: $37,127

10-year hold

• IRR: 3.5%
• Equity multiple: 1.26×
• Total profit: $17,880
• Equity at exit: $21,529

Cash invested: $69,720 (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: $2,465 medium
• Mortgage (P&I): −$1,306
• Tax from tax record: −$150 /mo · $1,796/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$518
• Net cashflow: $388

Break-even live

Break-even rent $1,974

Max offer price $249,000

Occupancy floor 79%

Sensitivity live

Price	-10% $529	-5% $458	+0% $388	+5% $317	+10% $247
Rent	-10% $193	-5% $291	+0% $388	+5% $485	+10% $583
Rate	-1.0pp $513	-0.5pp $451	base $388	+0.5pp $323	+1.0pp $258

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1 Patriot Cir Utica, NY	1.0–2.0	1.0–2.5	1451	$3,115	$2.15	44d	6	0.36mi
119 Hotel St Utica, NY	1.0–2.0	1.0–2.0	1053	$2,300	$2.18	44d	14	1.14mi
221 Elizabeth St #2 Utica, NY	2.0	1.0	1100	$2,000	$1.82	45d	1	1.36mi

Listing history 14 events

1. 2026-06-19
   days on market $249,000 Active 18 DOM
2. 2026-06-18
   days on market $249,000 Active 17 DOM
3. 2026-06-17
   days on market $249,000 Active 16 DOM
4. 2026-06-16
   days on market $249,000 Active 15 DOM
5. 2026-06-15
   days on market $249,000 Active 14 DOM
6. 2026-06-14
   days on market $249,000 Active 12 DOM
7. 2026-06-13
   days on market $249,000 Active 11 DOM
8. 2026-06-10
   days on market $249,000 Active 9 DOM
9. 2026-06-09
   days on market $249,000 Active 8 DOM
10. 2026-06-08
    days on market $249,000 Active 7 DOM
11. 2026-06-07
    days on market $249,000 Active 6 DOM
12. 2026-06-03
    days on market $249,000 Active 2 DOM
13. 2026-06-02
    remarks 475-char remark
14. 2026-06-02
    listed $249,000 Active 1 DOM

ⓘ 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: $1,796 · $150/mo
• Projected year-2 tax: $3,002 · $250/mo
• Expected delta: +$1,206/yr (+$100/mo · 67.1%)

ⓘ 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 ≥96°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: $29,576
• − Mortgage interest: −$13,948
• − Property taxes: −$1,796
• − Insurance: −$1,245
• − Repairs & maintenance: −$2,366
• − Management: −$2,366
• − Depreciation: −$7,244
• Taxable income: $611
• Est. tax owed @ 24.0%: −$147
• After-tax cash flow: $4,508/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

+399.0% since first listed

14 events — show timeline

• 2026-06-01 Listed $249,000 CNYIS
• 2020-04-27 Sold (MLS) $105,000 CNYIS
• 2019-10-11 Listed $112,700 CNYIS
• 2016-07-06 Sold (Public Records) $90,000 Public Records
• 2016-06-30 Sold (MLS) $95,400 CNYIS
• 2016-04-28 Listed $94,900 CNYIS
• 2014-06-17 Sold (Public Records) $88,500 Public Records
• 2014-06-16 Sold (MLS) $93,810 CNYIS
• 2013-11-08 Listed $94,900 CNYIS
• 2007-03-20 Sold (Public Records) $79,500 Public Records
• 2004-05-04 Sold (MLS) $59,000 CNYIS
• 2004-04-30 Sold (Public Records) $50,000 Public Records
• 2004-02-03 Listed $60,900 CNYIS
• 2002-01-07 Sold (Public Records) $49,900 Public Records

Property tax history

+2.0%/yr

Latest (2025): $1,796 · -14.1% YoY. Source: county tax records.