219 Utica St · Fulton, NY 13069

$105,000

3 bd · 2.0 ba · 1,329 sqft · MultiFamily public records · 37 Days on market

Built 1920 4,540 sqft lot $79/sqft · 29% below area Est $147k · 29% 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 +8.4/10.0
• Livability +3.1/5.0
• Schools +3.0/10.0
• 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

Affordable start!! Priced below assessment, this 2 family could get you on your way to home ownership by living in one apartment & renting the other. In walking distance to downtown & bus route. Great mechanicals, newer roof, investors, current rental income is $700+, split utilities, tenants pay all utilities.

Key facts

• 4,540 sq ft lot
• Built 1920
• Listed 37 days

Property features AI

Finance

• Financial info: Two-unit multifamily property; Each unit has separate gas and electric meters; Unit rents: one currently $750 (month-to-month), one currently $925 (month-to-month); Tenants pay all utilities; Operating expense details: see remarks

Exterior

• Parking: Paved parking
• Utilities: Public water connected; Sewer connected
• Home design: Two-story building; Resale property
• Construction: Aluminum siding
• Exterior features: Rectangular residential lot; City street frontage; Lot dimensions approximately 63 x 71

Interior

• Kitchen: Eat-in kitchens in both units
• Bedrooms: One unit with 2 bedrooms; One unit with 1 bedroom
• Flooring: Carpet and varying flooring
• Bathrooms: Each unit has 1 full bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Full basement
• 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 $105k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive. Per door: $609/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $105k).
• Recommended offer: $102k (3.0% below list) — sets the bar for market timing.
• Cap rate 20.2% vs local median 6.9% in Fulton — 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 61/100 on livability (#907 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D, schools D-, crime F.
• Fulton City School District (town): math 29% / reading 43% proficiency, ranked #554 of 590 in NY (top 94%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 115 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 172 units permitted in Oswego County in 2024 (27 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($726 loan paydown + $7k appreciation (6.8% local appreciation)).
• Oswego County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.8% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($102k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y ago; this cycle's ask has dropped $15k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $26k; list at $105k implies a 304% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price; built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $101,850 (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 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 2.55% ✓
• Cap rate: 20.20%
• Cash-on-cash: 49.68%
• DSCR: 3.21
• GRM: 3.3

CMA / ARV

• ARV (median comp): $147,019
• List price: $105,000
• Delta: -28.58%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
58 N 6th St	0.34mi	4/2.0 (+1)	1,452 (+9%)	8mo	$119,900	$83	57

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

6.75% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 59.4%
• Equity multiple: 4.83×
• Total profit: $112,699
• Equity at exit: $71,025

10-year hold

• IRR: 55.7%
• Equity multiple: 10.19×
• Total profit: $270,069
• Equity at exit: $133,371

Cash invested: $29,400 (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 13069

• Home prices YoY: 2.3%
• Active inventory: 115
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $2,681 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$306 /mo · $3,678/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$563
• Net cashflow: $1,217

Break-even live

Break-even rent $1,140

Max offer price $105,000

Occupancy floor 50%

Sensitivity live

Price	-10% $1,277	-5% $1,247	+0% $1,217	+5% $1,187	+10% $1,158
Rent	-10% $1,005	-5% $1,111	+0% $1,217	+5% $1,323	+10% $1,429
Rate	-1.0pp $1,270	-0.5pp $1,244	base $1,217	+0.5pp $1,190	+1.0pp $1,162

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$2,682
Total (2 units)			$2,681

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
312 Utica St Fulton, NY	3.0	1.0	1060	$1,300	$1.23	14d	1	0.09mi
303 S 5th St Fulton, NY	4.0	1.5	1800	$1,850	$1.03	14d	1	0.44mi
262 W 4th St S Unit 1 Fulton, NY	3.0	1.0	1316	$1,500	$1.14	44d	1	0.69mi
20 Airport Rd Fulton, NY	2.0	1.0	1000	$1,435	$1.44	14d	2	1.21mi

Listing history 21 events

1. 2026-06-18
   days on market $105,000 Active 37 DOM
2. 2026-06-17
   days on market $105,000 Active 36 DOM
3. 2026-06-16
   days on market $105,000 Active 35 DOM
4. 2026-06-15
   days on market $105,000 Active 34 DOM
5. 2026-06-14
   days on market $105,000 Active 32 DOM
6. 2026-06-13
   pricedays on market $105,000 Active 31 DOM
7. 2026-06-10
   days on market $113,900 Active 29 DOM
8. 2026-06-09
   days on market $113,900 Active 28 DOM
9. 2026-06-08
   days on market $113,900 Active 27 DOM
10. 2026-06-07
    days on market $113,900 Active 26 DOM
11. 2026-06-02
    days on market $113,900 Active 21 DOM
12. 2026-06-01
    days on market $113,900 Active 20 DOM
13. 2026-05-31
    days on market $113,900 Active 19 DOM
14. 2026-05-30
    days on market $113,900 Active 18 DOM
15. 2026-05-12
    listed $119,900 Active 636-char remark
16. 2015-12-08
    soldstatus $26,000
17. 2014-10-08
    soldstatus $23,500 324-char remark

    Show marketing remark (324 chars)

    Affordable start!! Priced below assessment, this 2 family could get you on your way to home ownership by living in one apartment & renting the other. In walking distance to downtown & bus route. Great mechanicals, newer roof, investors, current rental income is $700+, split utilities, tenants pay all utilities.

18. 2014-10-06
    soldstatus $23,500
19. 2014-01-23
    listed $24,900 324-char remark

    Show marketing remark (324 chars)

    Affordable start!! Priced below assessment, this 2 family could get you on your way to home ownership by living in one apartment & renting the other. In walking distance to downtown & bus route. Great mechanicals, newer roof, investors, current rental income is $700+, split utilities, tenants pay all utilities.

20. 2007-01-16
    soldstatus $39,900
21. 2005-09-09
    soldstatus $25,000

ⓘ 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: $3,678 · $306/mo
• Projected year-2 tax: $3,678 · $306/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

ⓘ 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 2/10 Low 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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,172
• − Mortgage interest: −$5,882
• − Property taxes: −$3,678
• − Insurance: −$525
• − Repairs & maintenance: −$2,574
• − Management: −$2,574
• − Depreciation: −$3,055
• Taxable income: $13,885
• Est. tax owed @ 24.0%: −$3,332
• After-tax cash flow: $11,273/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: Fulton City School District
• NCES district ID: 3611700
• Math proficiency: 29% ▼ -11.00%
• Reading proficiency: 43% ▲ 5.00%
• Median HH income: $43,337
• Composite: 30.49/100
• National rank: #6220
• State rank: #554 of 590 in NY

Livability — Fulton

• Score: 61/100
• State rank: #907
• US rank: #17723

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment D Housing A+ Health & safety D- User ratings B-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fulton, NY
• City population: 7,313
• Population (ZIP): 23,176

Population outlook (Oswego County) Hauer SSP2

• Today (2025): 114,465 people
• By 2030: 109,968 · -3.9%
• By 2040: 99,205 · -13.3%
• By 2050: 87,979 · -23.1%
• By 2075: 65,100 · -43.1%
• By 2100: 47,117 · -58.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Lithuanian 6% Romanian 6% Iranian 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% German/W. Germanic 1%

Political lean MEDSL · Oswego

• 2024 margin: Strong R (+24.2) · D 37.9% · R 62.1%
• 2008→2024 swing: -26.6pp toward R · 2008: 2.5pp · 2024: -24.2pp
• All cycles: 2024: R+24.2 2020: R+20.2 2016: R+23.2 2012: D+7.9 2008: D+2.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.75%
• Current HPI: 304.443
• Rent YoY: —
• Metro: —
• 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

+320.0% since first listed

9 events — show timeline

• 2026-06-10 Price Changed $105,000 CNYIS
• 2026-05-26 Price Changed $113,900 CNYIS
• 2026-05-12 Listed $119,900 CNYIS
• 2015-12-08 Sold (Public Records) $26,000 Public Records
• 2014-10-08 Sold (MLS) $23,500 CNYIS
• 2014-10-06 Sold (Public Records) $23,500 Public Records
• 2014-01-23 Listed $24,900 CNYIS
• 2007-01-16 Sold (Public Records) $39,900 Public Records
• 2005-09-09 Sold (Public Records) $25,000 Public Records

Property tax history

+15.9%/yr

Latest (2025): $3,678 · +7.5% YoY. Source: county tax records.