724 Warren St · Utica, NY 13502

$179,900

4 bd · 2.0 ba · 1,808 sqft · MultiFamily public records · 37 Days on market

Built 1900 $100/sqft · at area comps Est $178k · at est.

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Why this score? — see what drove the B- 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.0/15.0
• 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

Multi-family units

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

Listing remarks MLS

West Utica 2 Family home with separated utilities need some TLC, Property is SOLD AS IS.

Key facts

• Separate utilities
• Large lot
• New water heaters

Tags

• NEW WATER HEATERS
• UPDATED KITCHENS
• UPDATED BATHROOMS
• SPACIOUS 1ST FLOOR APARTMENT
• SEPARATE UTILITIES
• LARGE LOT

Property features AI

Finance

• Financial info: Two total units with separate gas and electric meters for each; Unit rents: one unit at $1,000, the other at $1,300; Operating expense details: see remarks

Exterior

• Parking: Paved and unpaved parking with two or more spaces
• Utilities: Cable available; Electricity available and connected; Sewer available and connected; Water public/available and connected
• Home design: Two-story multifamily building; Resale property
• Construction: Vinyl siding exterior; Stone foundation; Existing construction
• Exterior features: Partial fence; Flag lot; Near public transit

Interior

• Kitchen: Each unit includes an oven/range and refrigerator; Eat-in kitchen in each unit
• Bedrooms: Two-bedroom unit (one unit); Four-bedroom unit (one unit)
• Flooring: Ceramic tile; Laminate; Varies by area
• Bathrooms: Two full bathrooms total (one full bath in each unit)
• Heating & cooling: Gas forced-air heating
• Interior features: Full basement; Ceramic tile, laminate, and varied flooring throughout
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.0-bath units multifamily listed at $180k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive. Per door: $685/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $180k).
• Recommended offer: $175k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.4% 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: 150 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d 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 $3,124/mo this rent would consume 65% 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 $1k of loan paydown is wiped out by about $5k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $50k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 20y 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 $70k; list at $180k implies a 157% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $174,503 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% 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 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.74% ✓
• Cap rate: 15.43%
• Cash-on-cash: 32.63%
• DSCR: 2.45
• GRM: 4.8

CMA / ARV

• ARV (median comp): $178,080
• List price: $179,900
• Delta: 1.02%
• 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
1021 Court St	0.28mi	4/2.0	1,908 (+6%)	4mo	$155,000	$81	74
734 Roberts St	0.13mi	5/2.0 (+1)	1,816 (+0%)	19mo	$124,900	$69	72
1011 Knox St	0.29mi	5/2.0 (+1)	1,790 (-1%)	16mo	$75,000	$42	67
719 Tracy St	0.27mi	4/2.0	1,914 (+6%)	16mo	$70,000	$37	64
1206 Maple St	0.50mi	5/2.0 (+1)	1,758 (-3%)	6mo	$167,000	$95	62
706 Roberts St	0.16mi	5/2.0 (+1)	2,060 (+14%)	7mo	$153,750	$75	58
1204 Hart St	0.18mi	5/2.0 (+1)	1,648 (-9%)	16mo	$130,000	$79	58
1007 Green St	0.23mi	3/2.0 (-1)	1,560 (-14%)	6mo	$37,500	$24	56
1106 Lenox Ave	0.32mi	5/2.0 (+1)	1,986 (+10%)	11mo	$135,000	$68	55
1200 Court St	0.47mi	3/2.0 (-1)	2,012 (+11%)	4mo	$93,000	$46	51
1445 Sunset Ave	0.44mi	3/2.0 (-1)	2,063 (+14%)	6mo	$100,000	$48	46
1022 Oriskany St W	0.53mi	5/2.5 (+1)	1,972 (+9%)	17mo	$145,000	$74	39

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: 27.7%
• Equity multiple: 2.15×
• Total profit: $58,052
• Equity at exit: $26,824

10-year hold

• IRR: 35.2%
• Equity multiple: 4.23×
• Total profit: $162,723
• Equity at exit: $15,554

Cash invested: $50,372 (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: $3,124 high
• Mortgage (P&I): −$943
• Tax from tax record: −$80 /mo · $957/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$656
• Net cashflow: $1,370

Break-even live

Break-even rent $1,390

Max offer price $179,900

Occupancy floor 51%

Sensitivity live

Price	-10% $1,472	-5% $1,421	+0% $1,370	+5% $1,319	+10% $1,268
Rent	-10% $1,123	-5% $1,246	+0% $1,370	+5% $1,493	+10% $1,617
Rate	-1.0pp $1,460	-0.5pp $1,416	base $1,370	+0.5pp $1,323	+1.0pp $1,276

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$3,124
Total (2 units)			$3,124

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1124 Dudley Ave Unit 1 Utica, NY	3.0	1.0	1300	$1,400	$1.08	44d	1	0.95mi
1804 Storrs Ave Utica, NY	3.0	1.5	1633	$3,000	$1.84	44d	1	1.16mi
1642 Taylor Ave #1644 Utica, NY	3.0	1.0	2600	$1,650	$0.63	44d	1	1.34mi

Listing history 31 events

1. 2026-06-19
   days on market $179,900 Active 37 DOM
2. 2026-06-18
   days on market $179,900 Active 36 DOM
3. 2026-06-17
   days on market $179,900 Active 35 DOM
4. 2026-06-16
   days on market $179,900 Active 34 DOM
5. 2026-06-15
   days on market $179,900 Active 33 DOM
6. 2026-06-14
   days on market $179,900 Active 31 DOM
7. 2026-06-13
   days on market $179,900 Active 30 DOM
8. 2026-06-10
   days on market $179,900 Active 28 DOM
9. 2026-06-09
   days on market $179,900 Active 27 DOM
10. 2026-06-08
    days on market $179,900 Active 26 DOM
11. 2026-06-07
    days on market $179,900 Active 25 DOM
12. 2026-06-03
    days on market $179,900 Active 21 DOM
13. 2026-06-02
    days on market $179,900 Active 20 DOM
14. 2026-06-01
    days on market $179,900 Active 19 DOM
15. 2026-05-31
    days on market $179,900 Active 18 DOM
16. 2026-05-30
    days on market $179,900 Active 17 DOM
17. 2026-05-13
    listed $179,900 Active 435-char remark
18. 2024-03-14
    soldstatus $70,000
19. 2024-02-27
    soldstatus $70,000 Closed 90-char remark

    Show marketing remark (90 chars)

    West Utica 2 Family home with separated utilities need some TLC, Property is SOLD AS IS.

20. 2024-01-12
    status Pending 90-char remark

    Show marketing remark (90 chars)

    West Utica 2 Family home with separated utilities need some TLC, Property is SOLD AS IS.

21. 2023-12-10
    historical 90-char remark

    Show marketing remark (90 chars)

    West Utica 2 Family home with separated utilities need some TLC, Property is SOLD AS IS.

22. 2023-12-10
    listed $79,000 90-char remark

    Show marketing remark (90 chars)

    West Utica 2 Family home with separated utilities need some TLC, Property is SOLD AS IS.

23. 2023-11-30
    historical
24. 2023-09-27
    price $79,000
25. 2023-09-27
    status Active
26. 2023-09-04
    historical
27. 2023-09-01
    listed $55,000 Active
28. 2017-05-17
    soldstatus $45,000
29. 2010-05-24
    soldstatus $12,700
30. 2007-06-01
    historical
31. 2006-12-03
    listed $32,900

ⓘ 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: $957 · $80/mo
• Projected year-2 tax: $1,999 · $167/mo
• Expected delta: +$1,042/yr (+$87/mo · 108.8%)

ⓘ 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $37,488
• − Mortgage interest: −$10,077
• − Property taxes: −$957
• − Insurance: −$900
• − Repairs & maintenance: −$2,999
• − Management: −$2,999
• − Depreciation: −$5,233
• Taxable income: $14,323
• Est. tax owed @ 24.0%: −$3,437
• After-tax cash flow: $13,001/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

+446.8% since first listed

15 events — show timeline

• 2026-05-13 Listed $179,900 CNYIS
• 2024-03-14 Sold (Public Records) $70,000 Public Records
• 2024-02-27 Sold (MLS) $70,000 CNYIS
• 2024-01-12 Pending — CNYIS
• 2023-12-10 Listed $79,000 CNYIS
• 2023-12-10 Listing Removed — CNYIS
• 2023-11-30 Listing Removed — CNYIS
• 2023-09-27 Price Changed $79,000 CNYIS
• 2023-09-27 Relisted — CNYIS
• 2023-09-04 Listing Removed — CNYIS
• 2023-09-01 Listed $55,000 CNYIS
• 2017-05-17 Sold (Public Records) $45,000 Public Records
• 2010-05-24 Sold (Public Records) $12,700 Public Records
• 2007-06-01 Listing Removed — CNYIS
• 2006-12-03 Listed $32,900 CNYIS

Property tax history

-0.2%/yr

Latest (2025): $957 · -33.5% YoY. Source: county tax records.