2807 Genesee St · Utica, NY 13501

$249,900

4 bd · 1.5 ba · 1,625 sqft · SingleFamily public records · 138 Days on market

Built 1850 0.40 ac lot Est $288k · 13% under

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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 +21.9/30.0
• ARV discount +13.4/15.0
• Appreciation +10.0/10.0
• DSCR +7.0/10.0
• 1% rule +4.7/10.0
• Livability +4.0/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Fantastic opportunity for investors or professionals to acquire this stately Colonial. Ideally located with excellent visibility on a desirable block of Genesee Street, just south of the Village of New Hartford. Located in the Neighborhood Mixed Use Zoning District, which offers endless opportunities for converting into a first-class office, multi-family or continued use as a personal residence. Situated on a spacious 115 x 153 lot, the property has plenty of space for parking and expansion. Separate outbuilding with electric offers a variety of uses such as a studio, workshop or additional office space.

Key facts

• Separate outbuilding
• Large lot
• Variety of uses

Tags

• MIXED-USE ZONING
• LARGE LOT
• SEPARATE OUTBUILDING
• VARIETY OF USES

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $392 ($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 $243k (2.6% below list).
• Recommended offer: $220k (12.0% 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: 143 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).
• At $2,434/mo this rent would consume 56% of the median local household income ($53k/yr) (locally 2251% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $27k of equity ($2k loan paydown + $25k 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.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $70k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 138 days — a 12% lower offer ($220k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $29k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $160k; list at $250k implies a 56% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1850 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $219,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 138 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1850 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 0.97% ✗
• Cap rate: 8.18%
• Cash-on-cash: 6.73%
• DSCR: 1.30
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $287,625
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2803 Ogden Pl	0.10mi	3/1.5 (-1)	1,568 (-4%)	2mo	$265,000	$169	83
112 French Rd	0.27mi	3/2.0 (-1)	1,650 (+2%)	6mo	$235,000	$142	73
124 Richardson Ave	0.28mi	3/1.5 (-1)	1,568 (-4%)	6mo	$210,000	$134	71
244 Thieme Pl	0.42mi	3/2.5 (-1)	1,728 (+6%)	3mo	$305,000	$177	58
121 Lynch Ave	0.71mi	4/1.0	1,560 (-4%)	2mo	$120,000	$77	56
303 French Rd	0.30mi	3/2.0 (-1)	1,456 (-10%)	7mo	$334,000	$229	56
83 Oxford Rd	0.64mi	4/1.5	1,750 (+8%)	5mo	$352,000	$201	53
7 Overbrook Cres	0.60mi	3/2.0 (-1)	1,543 (-5%)	6mo	$240,000	$156	51
142 Farmington Rd	0.51mi	3/1.5 (-1)	1,428 (-12%)	2mo	$295,500	$207	49
91 Oxford Rd	0.66mi	3/2.0 (-1)	1,723 (+6%)	3mo	$285,000	$165	49
97 Oxford Rd	0.69mi	4/2.0	1,758 (+8%)	7mo	$329,700	$188	47
9 Overbrook Cres	0.61mi	3/1.5 (-1)	1,414 (-13%)	0mo	$300,000	$212	45

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: 29.2%
• Equity multiple: 3.30×
• Total profit: $161,000
• Equity at exit: $225,130

10-year hold

• IRR: 25.3%
• Equity multiple: 7.49×
• Total profit: $454,304
• Equity at exit: $485,501

Cash invested: $69,972 (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: 143
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $2,434 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$116 /mo · $1,387/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$511
• Net cashflow: $392

Break-even live

Break-even rent $1,937

Max offer price $249,900

Occupancy floor 79%

Sensitivity live

Price	-10% $534	-5% $463	+0% $392	+5% $322	+10% $251
Rent	-10% $200	-5% $296	+0% $392	+5% $488	+10% $584
Rate	-1.0pp $518	-0.5pp $456	base $392	+0.5pp $327	+1.0pp $262

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
225 Thieme Pl Utica, NY	3.0	2.0	1872	$2,150	$1.15	44d	1	0.34mi
11 Sanger Ave New Hartford, NY	3.0	2.5	1852	$3,750	$2.02	44d	1	0.49mi

Listing history 12 events

1. 2026-03-06
   status Pending
2. 2026-02-24
   status Active
3. 2026-02-06
   status Pending
4. 2025-11-03
   price $249,900
5. 2025-10-23
   status Active
6. 2025-10-23
   price $269,000
7. 2025-10-17
   historical
8. 2025-09-26
   listed $279,000 Active
9. 2024-11-22
   soldstatus $160,000 Closed 612-char remark

   Show marketing remark (612 chars)

   Fantastic opportunity for investors or professionals to acquire this stately Colonial. Ideally located with excellent visibility on a desirable block of Genesee Street, just south of the Village of New Hartford. Located in the Neighborhood Mixed Use Zoning District, which offers endless opportunities for converting into a first-class office, multi-family or continued use as a personal residence. Situated on a spacious 115 x 153 lot, the property has plenty of space for parking and expansion. Separate outbuilding with electric offers a variety of uses such as a studio, workshop or additional office space.

10. 2024-09-10
    status Pending 612-char remark

    Show marketing remark (612 chars)

    Fantastic opportunity for investors or professionals to acquire this stately Colonial. Ideally located with excellent visibility on a desirable block of Genesee Street, just south of the Village of New Hartford. Located in the Neighborhood Mixed Use Zoning District, which offers endless opportunities for converting into a first-class office, multi-family or continued use as a personal residence. Situated on a spacious 115 x 153 lot, the property has plenty of space for parking and expansion. Separate outbuilding with electric offers a variety of uses such as a studio, workshop or additional office space.

11. 2024-08-21
    price $224,900 612-char remark

    Show marketing remark (612 chars)

    Fantastic opportunity for investors or professionals to acquire this stately Colonial. Ideally located with excellent visibility on a desirable block of Genesee Street, just south of the Village of New Hartford. Located in the Neighborhood Mixed Use Zoning District, which offers endless opportunities for converting into a first-class office, multi-family or continued use as a personal residence. Situated on a spacious 115 x 153 lot, the property has plenty of space for parking and expansion. Separate outbuilding with electric offers a variety of uses such as a studio, workshop or additional office space.

12. 2024-07-17
    listed $239,900 Active 612-char remark

    Show marketing remark (612 chars)

    Fantastic opportunity for investors or professionals to acquire this stately Colonial. Ideally located with excellent visibility on a desirable block of Genesee Street, just south of the Village of New Hartford. Located in the Neighborhood Mixed Use Zoning District, which offers endless opportunities for converting into a first-class office, multi-family or continued use as a personal residence. Situated on a spacious 115 x 153 lot, the property has plenty of space for parking and expansion. Separate outbuilding with electric offers a variety of uses such as a studio, workshop or additional office space.

ⓘ 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: $1,387 · $116/mo
• Projected year-2 tax: $2,805 · $234/mo
• Expected delta: +$1,418/yr (+$118/mo · 102.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% 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: $29,202
• − Mortgage interest: −$13,998
• − Property taxes: −$1,387
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,336
• − Management: −$2,336
• − Depreciation: −$7,270
• Taxable income: $625
• Est. tax owed @ 24.0%: −$150
• After-tax cash flow: $4,557/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

+4.2% since first listed

12 events — show timeline

• 2026-03-06 Pending — CNYIS
• 2026-02-24 Relisted — CNYIS
• 2026-02-06 Pending — CNYIS
• 2025-11-03 Price Changed $249,900 CNYIS
• 2025-10-23 Relisted — CNYIS
• 2025-10-23 Price Changed $269,000 CNYIS
• 2025-10-17 Listing Removed — CNYIS
• 2025-09-26 Listed $279,000 CNYIS
• 2024-11-22 Sold (MLS) $160,000 CNYIS
• 2024-09-10 Pending — CNYIS
• 2024-08-21 Price Changed $224,900 CNYIS
• 2024-07-17 Listed $239,900 CNYIS

Property tax history

-2.4%/yr

Latest (2025): $1,387 · -47.2% YoY. Source: county tax records.