26 Geer Ave · Utica, NY 13501

$224,900

3 bd · 1.0 ba · 1,156 sqft · SingleFamily · 5 Days on market

Built 1960 10,044 sqft lot Est $180k · 25% over

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Why this score? — see what drove the F 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).

• Appreciation +10.0/10.0
• Cash flow +8.1/30.0
• Livability +4.0/5.0
• Schools +2.9/10.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Meticulous Ranch - gleaming hardwood floors, large light filled living room with stone fireplace & gas logs. Open kitchen & dining area, 3 BR, 1 BA, fabulous screened porch, fenced private yard, immaculate dry basement.

Key facts

• Full dry basement
• Fully fenced yard
• Corner lot

Tags

• CORNER LOT
• FULLY FENCED YARD
• FULL DRY BASEMENT
• NEAR LOCAL AMENITIES

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $-223 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $193k (14.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $168k (25.1% below list).
• Recommended offer: $168k (25.1% below list) — sets the bar for 1% rule.
• Cap rate 5.1% vs local median 7.8% in Utica — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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, 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.
• Zoned schools: John F Hughes Elementary School (math 27% / reading 37%, grade F, #1,646 of 2,108 statewide, top 80%, 355 students, 81% FRL); Senator James H Donovan Middle School (math 19% / reading 30%, grade F, #611 of 729 statewide, top 88%, 730 students, 84% FRL); Thomas R Proctor High School (math 86% / reading 62%, grade B+, #659 of 1,100 statewide, top 60%, 2,675 students, 76% FRL).
• Market conditions: 145 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 204 units permitted in Oneida County in 2024 (68 in 5+ unit buildings).
• This rent runs 38% of the median local income ($53k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $24k of equity ($2k loan paydown + $22k appreciation (10.0% local appreciation)).
• Oneida County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 28y 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 $118k; list at $225k implies a 91% gain — meaningful room to come down on a strong offer.

Recommended offer $168,454 (25.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1960 — 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: 0.75% ✗
• Cap rate: 5.10%
• Cash-on-cash: -4.26%
• DSCR: 0.81
• GRM: 11.1

CMA / ARV

• ARV (on-the-fly): $180,336
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20 Geer Ave	0.03mi	3/1.0	1,148 (-1%)	18mo	$219,000	$191	82
60 Leslie Ave	0.31mi	3/2.0	1,152 (-0%)	10mo	$145,000	$126	72
1903 Butterfield Ave	0.56mi	3/1.0	1,151 (-0%)	2mo	$75,000	$65	72
134 Roosevelt Dr	0.67mi	3/1.5	1,184 (+2%)	8mo	$213,000	$180	57
5 Harriet St	0.36mi	3/1.5	1,298 (+12%)	11mo	$215,000	$166	51
817 Mildred Ave	0.74mi	3/1.5	1,120 (-3%)	9mo	$174,900	$156	50
18 Eastwood Ave	0.63mi	2/2.0 (-1)	1,208 (+4%)	12mo	$290,000	$240	44
110 Roosevelt Dr	0.62mi	3/1.5	1,231 (+6%)	18mo	$102,000	$83	43
109 Dryden Ave	0.67mi	2/1.0 (-1)	1,040 (-10%)	11mo	$194,900	$187	38
2642 Oneida St	0.63mi	2/1.0 (-1)	1,281 (+11%)	14mo	$182,500	$142	36
2 Parkside Ct	0.57mi	4/1.5 (+1)	1,320 (+14%)	15mo	$150,000	$114	31
828 Symonds Pl	0.74mi	3/1.0	1,279 (+11%)	21mo	$180,000	$141	30

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.3%
• Equity multiple: 2.72×
• Total profit: $108,280
• Equity at exit: $202,608

10-year hold

• IRR: 19.2%
• Equity multiple: 6.24×
• Total profit: $330,110
• Equity at exit: $436,931

Cash invested: $62,972 (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 13501

• Home prices YoY: 5.6%
• Active inventory: 145
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $1,685 medium
• Mortgage (P&I): −$1,179
• Tax est. 1.5%: −$281 /mo · $3,374/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $-223

Break-even live

Break-even rent $1,967

Max offer price $192,567

Occupancy floor —

Sensitivity live

Price	-10% $-68	-5% $-146	+0% $-223	+5% $-301	+10% $-379
Rent	-10% $-357	-5% $-290	+0% $-223	+5% $-157	+10% $-90
Rate	-1.0pp $-110	-0.5pp $-166	base $-223	+0.5pp $-282	+1.0pp $-341

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: $56,225
• Closing costs: $6,747
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1503 Fox Pl Utica, NY	3.0	1.0	1119	$2,000	$1.79	45d	1	1.08mi
11 Noyes St Unit 4 Utica, NY	2.0	1.0	1000	$1,125	$1.12	45d	1	1.38mi

Listing history 11 events

1. 2026-04-28
   status Pending
2. 2026-04-23
   listed $224,900 Active
3. 2025-12-04
   historical Active Under Contract
4. 2025-11-24
   price $234,900
5. 2025-11-12
   listed $239,900 Active
6. 2013-08-09
   soldstatus $118,000 231-char remark

   Show marketing remark (231 chars)

   Meticulous Ranch - gleaming hardwood floors, large light filled living room with stone fireplace & gas logs. Open kitchen & dining area, 3 BR, 1 BA, fabulous screened porch, fenced private yard, immaculate dry basement.

7. 2012-10-16
   listed $125,900 231-char remark

   Show marketing remark (231 chars)

   Meticulous Ranch - gleaming hardwood floors, large light filled living room with stone fireplace & gas logs. Open kitchen & dining area, 3 BR, 1 BA, fabulous screened porch, fenced private yard, immaculate dry basement.

8. 2006-08-08
   soldstatus $130,000
9. 2006-04-26
   listed $135,900
10. 1998-09-14
    historical
11. 1998-05-14
    listed $59,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,214
• − Mortgage interest: −$12,598
• − Property taxes: −$3,374
• − Insurance: −$1,124
• − Repairs & maintenance: −$1,617
• − Management: −$1,617
• − Depreciation: −$6,543
• Taxable loss: −$6,658
• Est. tax savings @ 24.0%: +$1,598
• After-tax cash flow: $-1,083/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): 38,931
• Household income: $52,548
• Rent vs Own: 49.2% rent · 50.8% own
• Severe rent burden: 2251.0

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: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: White 49% Two or more races 15% Hispanic / Latino 14% Black 14% Asian 14%
• Hispanic origin (detail): Puerto Rican 8% Dominican 4%
• Common ancestry: American 8% Romanian 3% Lithuanian 1%
• Foreign-born: 25% · Canada, Philippines, Vietnam
• Languages at home: 62% English-only · Other Asian/Pacific 11% Russian/Polish/Slavic 10% Spanish 9%

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: ▲ 20.28%
• Current HPI: 382.3726
• 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

+275.5% since first listed

11 events — show timeline

• 2026-04-28 Pending — CNYIS
• 2026-04-23 Listed $224,900 CNYIS
• 2025-12-04 Contingent — CNYIS
• 2025-11-24 Price Changed $234,900 CNYIS
• 2025-11-12 Listed $239,900 CNYIS
• 2013-08-09 Sold (MLS) $118,000 CNYIS
• 2012-10-16 Listed $125,900 CNYIS
• 2006-08-08 Sold (MLS) $130,000 CNYIS
• 2006-04-26 Listed $135,900 CNYIS
• 1998-09-14 Listing Removed — CNYIS
• 1998-05-14 Listed $59,900 CNYIS