129 Seward Ave · Utica, NY 13502

$209,000

3 bd · 1.5 ba · 1,378 sqft · SingleFamily public records · 24 Days on market

Built 1925 0.34 ac lot $152/sqft · at area comps Est $209k · at est.

---

Why this score? — see what drove the C 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 +23.4/30.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• 1% rule +5.5/10.0
• 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

Welcome to this beautifully maintained home in the heart of South Utica! Featuring 3 bedrooms and 1.5 bathrooms, this move-in ready property offers comfort, charm, and functionality. Enjoy relaxing mornings with coffee on the covered front porch or unwind in the private backyard, complete with an expansive yard and patio area — perfect for entertaining or quiet evenings at home. Inside, you’ll find a bright three-season room, central air conditioning, and a cozy gas fireplace that adds warmth and character throughout the year. The attached two-stall garage provides ample space for vehicles, storage, and even a workshop. A new driveway adds to the home’s curb appeal and con

Key facts

• Covered front porch
• Private backyard
• Expansive yard

Tags

• COVERED FRONT PORCH
• PRIVATE BACKYARD
• EXPANSIVE YARD
• PATIO AREA
• THREE-SEASON ROOM
• CENTRAL AIR CONDITIONING

Property features AI

Finance

• Other: Property listed as resale

Exterior

• Parking: Attached garage with 2 car spaces; Garage includes storage area, workshop and garage door opener
• Security: Owned security system
• Utilities: Electricity connected with circuit breakers; Public water connected; Sewer connected; High-speed internet available; Cable available
• Home design: Two-story existing single-family residence; Stone foundation; Vinyl siding; Asphalt shingle roof
• Construction: Built previously (existing); Stone foundation; Vinyl siding construction; Asphalt shingle roofing
• Exterior features: Blacktop driveway; Covered patio/porch; Patio; Porch; Shed(s) and exterior storage; Near public transit; Rectangular residential lot; City street frontage

Interior

• Kitchen: Gas oven and gas range; Range hood; Refrigerator; Exhaust fan
• Bedrooms: Total of 8 rooms including living areas, office, sunroom/Florida room and laundry (bedroom count not specified)
• Flooring: Carpet; Hardwood; Laminate; Tile; Varied flooring
• Bathrooms: 1 full bathroom; 1 half bathroom; One main-level bathroom
• Heating & cooling: Forced-air gas heating; Central air conditioning
• Interior features: Ceiling fans; Separate/formal dining room; Separate/formal living room; Home office; Programmable thermostat; Full dirt-floor basement
• Laundry & utility: Washer and dryer located on the main level; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $209k.

Deal economics

• At list price, monthly cash flow is $388 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $209k).
• Recommended offer: $206k (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; 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).
• At $2,202/mo this rent would consume 46% 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 $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 24 days — a 2% lower offer ($206k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $82k; list at $209k implies a 154% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $205,865 (1.5% below list)

Questions for the listing agent

1. Built in 1925 — 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. 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.
6. 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.
7. 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: 1.05% ✓
• Cap rate: 8.52%
• Cash-on-cash: 7.96%
• DSCR: 1.35
• GRM: 7.9

CMA / ARV

• ARV (median comp): $208,876
• List price: $209,000
• Delta: 0.06%
• 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
435 French Rd	0.26mi	3/1.0	1,279 (-7%)	6mo	$140,000	$109	69
140 Lynch Ave	0.12mi	3/1.0	1,200 (-13%)	7mo	$191,500	$160	65
121 Lynch Ave	0.11mi	4/1.0 (+1)	1,560 (+13%)	2mo	$120,000	$77	64
303 French Rd	0.40mi	3/2.0	1,456 (+6%)	7mo	$334,000	$229	64
5 Patricia Ct	0.58mi	3/1.5	1,420 (+3%)	5mo	$295,000	$208	64
101 Barton St	0.32mi	4/1.5 (+1)	1,560 (+13%)	7mo	$185,000	$119	52
134 Roosevelt Dr	0.40mi	3/1.5	1,184 (-14%)	8mo	$213,000	$180	52
412 Rugby Rd	0.35mi	3/1.0	1,174 (-15%)	7mo	$155,000	$132	52
424 Rugby Rd	0.35mi	4/1.0 (+1)	1,176 (-15%)	2mo	$175,000	$149	50
912 Symonds Pl	0.75mi	3/2.0	1,296 (-6%)	8mo	$180,000	$139	46
2803 Ogden Pl	0.66mi	3/1.5	1,568 (+14%)	2mo	$265,000	$169	45
124 Richardson Ave	0.59mi	3/1.5	1,568 (+14%)	6mo	$210,000	$134	44

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: -4.2%
• Equity multiple: 0.84×
• Total profit: $-9,167
• Equity at exit: $31,163

10-year hold

• IRR: 5.5%
• Equity multiple: 1.41×
• Total profit: $23,756
• Equity at exit: $18,071

Cash invested: $58,520 (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: 7.9×

Monthly cashflow live

• Estimated rent: $2,202 high
• Mortgage (P&I): −$1,096
• Tax from tax record: −$168 /mo · $2,021/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $388

Break-even live

Break-even rent $1,711

Max offer price $209,000

Occupancy floor 77%

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: $52,250
• Closing costs: $6,270
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
225 Thieme Pl Utica, NY	3.0	2.0	1872	$2,150	$1.15	43d	1	0.51mi
1503 Fox Pl Utica, NY	3.0	1.0	1119	$2,000	$1.79	43d	1	0.85mi
11 Sanger Ave New Hartford, NY	3.0	2.5	1852	$3,750	$2.02	43d	1	1.14mi
1804 Storrs Ave Utica, NY	3.0	1.5	1633	$3,000	$1.84	43d	1	1.22mi
77 Clinton St New York Mills, NY	2.0	1.0	777	$1,450	$1.86	43d	7	1.32mi

Listing history 9 events

1. 2026-06-03
   status $209,000 Pending 24 DOM
2. 2026-06-02
   days on market $209,000 Active 24 DOM
3. 2026-06-01
   days on market $209,000 Active 23 DOM
4. 2026-05-31
   days on market $209,000 Active 22 DOM
5. 2026-05-30
   days on market $209,000 Active 21 DOM
6. 2026-05-09
   listed $229,000 Active 843-char remark
7. 2006-05-16
   soldstatus $82,400
8. 2000-01-24
   soldstatus $71,000
9. 1993-03-26
   soldstatus $40,000

ⓘ 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: $2,021 · $168/mo
• Projected year-2 tax: $2,776 · $231/mo
• Expected delta: +$756/yr (+$63/mo · 37.4%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°F today · 17 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,425
• − Mortgage interest: −$11,707
• − Property taxes: −$2,021
• − Insurance: −$1,045
• − Repairs & maintenance: −$2,114
• − Management: −$2,114
• − Depreciation: −$6,080
• Taxable income: $1,344
• Est. tax owed @ 24.0%: −$323
• After-tax cash flow: $4,336/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

+422.5% since first listed

6 events — show timeline

• 2026-06-02 Pending — CNYIS
• 2026-05-27 Price Changed $209,000 CNYIS
• 2026-05-09 Listed $229,000 CNYIS
• 2006-05-16 Sold (Public Records) $82,400 Public Records
• 2000-01-24 Sold (Public Records) $71,000 Public Records
• 1993-03-26 Sold (Public Records) $40,000 Public Records

Property tax history

+2.5%/yr

Latest (2025): $2,021 · +9.0% YoY. Source: county tax records.