809 Jefferson Ave · Utica, NY 13501

$89,900

4 bd · 2.0 ba · 1,404 sqft · SingleFamily public records · 124 Days on market

Built 1890 957 sqft lot $64/sqft · 57% below area ↓ 37% since listing

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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
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 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

Affordable opportunity in East Utica! This 1400 square footage home offers excellent potential for both homebuyers or investors. Featuring 4 bedrooms, including 1 conveniently located on the first floor and 3 additional bedrooms upstairs. The layout provides flexibility and space. Recent updates include vinyl flooring and a newer hot water tank. This home was previously a multi family home and recently converted back to a single family residence, offering added flexibility for future use. Home being "Sold AS-IS" , this is a great value for buyers looking to build equity or expand their investment portfolio. Home was recently used as a rental property and rented for $1,500 per month. Don't miss out on this opportunity; schedule your showing today! Motivated Seller!

Key facts

• Vinyl flooring
• New hot water tank
• Downstairs bedroom

Tags

• DOWNSTAIRS BEDROOM
• VINYL FLOORING
• NEW HOT WATER TANK

🏷️ Possibly a rental listed for sale. The $89,900 price doesn't fit this home's estimated sale value (~$208,339) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $721 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.9% 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: 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).
• This rent runs 39% 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 $10k of equity ($622 loan paydown + $9k 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 $25k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 124 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $15k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $79,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 124 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 1890 — 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: 1.89% ✓
• Cap rate: 15.92%
• Cash-on-cash: 34.38%
• DSCR: 2.53
• GRM: 4.4

CMA / ARV

• ARV (median comp): $208,339
• List price: $89,900
• Delta: -56.85%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
528 Jefferson Ave	0.13mi	4/2.0	1,510 (+8%)	4mo	$100,000	$66	78
1129 Hilton Ave	0.43mi	4/1.5	1,344 (-4%)	5mo	$185,400	$138	66
1105 South St	0.22mi	3/1.0 (-1)	1,344 (-4%)	12mo	$140,000	$104	63
908 South St	0.34mi	5/2.0 (+1)	1,482 (+6%)	10mo	$200,000	$135	62
1616 Rutger St	0.37mi	3/1.5 (-1)	1,347 (-4%)	10mo	$195,000	$145	61
1135 Mc Quade Ave	0.57mi	4/2.0	1,370 (-2%)	11mo	$160,000	$117	60
715 Catherine St	0.64mi	4/1.0	1,340 (-5%)	8mo	$75,000	$56	52
1612 Copperfield St	0.51mi	4/2.0	1,540 (+10%)	10mo	$239,900	$156	52
1036 Morris St	0.68mi	4/2.0	1,504 (+7%)	11mo	$149,400	$99	47
1014 Ontario St	0.40mi	3/1.0 (-1)	1,250 (-11%)	12mo	$219,000	$175	44
924 Eagle St	0.59mi	3/1.0 (-1)	1,196 (-15%)	5mo	$170,000	$142	35
1214 Hillview Dr	0.64mi	3/1.0 (-1)	1,248 (-11%)	14mo	$185,000	$148	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: 50.6%
• Equity multiple: 4.77×
• Total profit: $94,911
• Equity at exit: $80,989

10-year hold

• IRR: 44.3%
• Equity multiple: 10.67×
• Total profit: $243,429
• Equity at exit: $174,656

Cash invested: $25,172 (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: 4.4×

Monthly cashflow live

• Estimated rent: $1,695 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$109 /mo · $1,309/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $721

Break-even live

Break-even rent $782

Max offer price $89,900

Occupancy floor 52%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
807 Eagle St Utica, NY	3.0	1.0	1526	$1,300	$0.85	43d	1	0.63mi
1124 Dudley Ave Unit 1 Utica, NY	3.0	1.0	1300	$1,400	$1.08	43d	1	1.03mi

Listing history 33 events

1. 2026-06-19
   days on market $89,900 Active 124 DOM
2. 2026-06-18
   days on market $89,900 Active 123 DOM
3. 2026-06-17
   days on market $89,900 Active 122 DOM
4. 2026-06-16
   days on market $89,900 Active 121 DOM
5. 2026-06-15
   days on market $89,900 Active 120 DOM
6. 2026-06-14
   days on market $89,900 Active 118 DOM
7. 2026-06-13
   days on market $89,900 Active 117 DOM
8. 2026-06-10
   days on market $89,900 Active 115 DOM
9. 2026-06-09
   days on market $89,900 Active 114 DOM
10. 2026-06-08
    days on market $89,900 Active 113 DOM
11. 2026-06-07
    days on market $89,900 Active 112 DOM
12. 2026-06-03
    days on market $89,900 Active 108 DOM
13. 2026-06-02
    days on market $89,900 Active 107 DOM
14. 2026-06-01
    days on market $89,900 Active 106 DOM
15. 2026-05-31
    days on market $89,900 Active 105 DOM
16. 2026-05-30
    days on market $89,900 Active 104 DOM
17. 2026-05-11
    status Active 784-char remark

    Show marketing remark (784 chars)

    Affordable opportunity in East Utica! This 1400 square footage home offers excellent potential for both homebuyers or investors. Featuring 4 bedrooms, including 1 conveniently located on the first floor and 3 additional bedrooms upstairs. The layout provides flexibility and space. Recent updates include vinyl flooring and a newer hot water tank. This home was previously a multi family home and recently converted back to a single family residence, offering added flexibility for future use. Home being "Sold AS-IS" , this is a great value for buyers looking to build equity or expand their investment portfolio. Home was recently used as a rental property and rented for $1,500 per month. Don't miss out on this opportunity; schedule your showing today! Motivated Seller!

18. 2026-05-05
    status Pending 784-char remark

    Show marketing remark (784 chars)

    Affordable opportunity in East Utica! This 1400 square footage home offers excellent potential for both homebuyers or investors. Featuring 4 bedrooms, including 1 conveniently located on the first floor and 3 additional bedrooms upstairs. The layout provides flexibility and space. Recent updates include vinyl flooring and a newer hot water tank. This home was previously a multi family home and recently converted back to a single family residence, offering added flexibility for future use. Home being "Sold AS-IS" , this is a great value for buyers looking to build equity or expand their investment portfolio. Home was recently used as a rental property and rented for $1,500 per month. Don't miss out on this opportunity; schedule your showing today! Motivated Seller!

19. 2026-04-23
    price $89,900

    Show marketing remark (784 chars)

    Affordable opportunity in East Utica! This 1400 square footage home offers excellent potential for both homebuyers or investors. Featuring 4 bedrooms, including 1 conveniently located on the first floor and 3 additional bedrooms upstairs. The layout provides flexibility and space. Recent updates include vinyl flooring and a newer hot water tank. This home was previously a multi family home and recently converted back to a single family residence, offering added flexibility for future use. Home being "Sold AS-IS" , this is a great value for buyers looking to build equity or expand their investment portfolio. Home was recently used as a rental property and rented for $1,500 per month. Don't miss out on this opportunity; schedule your showing today! Motivated Seller!

20. 2026-04-23
    price $89,900 784-char remark

    Show marketing remark (784 chars)

    Affordable opportunity in East Utica! This 1400 square footage home offers excellent potential for both homebuyers or investors. Featuring 4 bedrooms, including 1 conveniently located on the first floor and 3 additional bedrooms upstairs. The layout provides flexibility and space. Recent updates include vinyl flooring and a newer hot water tank. This home was previously a multi family home and recently converted back to a single family residence, offering added flexibility for future use. Home being "Sold AS-IS" , this is a great value for buyers looking to build equity or expand their investment portfolio. Home was recently used as a rental property and rented for $1,500 per month. Don't miss out on this opportunity; schedule your showing today! Motivated Seller!

21. 2026-03-31
    price $99,900

    Show marketing remark (784 chars)

    Affordable opportunity in East Utica! This 1400 square footage home offers excellent potential for both homebuyers or investors. Featuring 4 bedrooms, including 1 conveniently located on the first floor and 3 additional bedrooms upstairs. The layout provides flexibility and space. Recent updates include vinyl flooring and a newer hot water tank. This home was previously a multi family home and recently converted back to a single family residence, offering added flexibility for future use. Home being "Sold AS-IS" , this is a great value for buyers looking to build equity or expand their investment portfolio. Home was recently used as a rental property and rented for $1,500 per month. Don't miss out on this opportunity; schedule your showing today! Motivated Seller!

22. 2026-03-31
    price $99,900 784-char remark

    Show marketing remark (784 chars)

    Affordable opportunity in East Utica! This 1400 square footage home offers excellent potential for both homebuyers or investors. Featuring 4 bedrooms, including 1 conveniently located on the first floor and 3 additional bedrooms upstairs. The layout provides flexibility and space. Recent updates include vinyl flooring and a newer hot water tank. This home was previously a multi family home and recently converted back to a single family residence, offering added flexibility for future use. Home being "Sold AS-IS" , this is a great value for buyers looking to build equity or expand their investment portfolio. Home was recently used as a rental property and rented for $1,500 per month. Don't miss out on this opportunity; schedule your showing today! Motivated Seller!

23. 2026-02-08
    listed $105,000 Active 784-char remark

    Show marketing remark (784 chars)

    Affordable opportunity in East Utica! This 1400 square footage home offers excellent potential for both homebuyers or investors. Featuring 4 bedrooms, including 1 conveniently located on the first floor and 3 additional bedrooms upstairs. The layout provides flexibility and space. Recent updates include vinyl flooring and a newer hot water tank. This home was previously a multi family home and recently converted back to a single family residence, offering added flexibility for future use. Home being "Sold AS-IS" , this is a great value for buyers looking to build equity or expand their investment portfolio. Home was recently used as a rental property and rented for $1,500 per month. Don't miss out on this opportunity; schedule your showing today! Motivated Seller!

24. 2026-01-31
    historical
25. 2026-01-31
    historical
26. 2025-12-29
    price $115,000
27. 2025-12-29
    price $115,000
28. 2025-12-01
    price $125,000
29. 2025-12-01
    price $125,000
30. 2025-11-12
    price $132,500
31. 2025-11-12
    price $132,500
32. 2025-11-04
    listed $142,500 Active
33. 2025-11-04
    listed $142,500 Active

ⓘ 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: $1,309 · $109/mo
• Projected year-2 tax: $1,414 · $118/mo
• Expected delta: +$105/yr (+$9/mo · 8.0%)

ⓘ 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 3/10 Moderate 7 d/yr ≥95°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 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: $20,340
• − Mortgage interest: −$5,036
• − Property taxes: −$1,309
• − Insurance: −$450
• − Repairs & maintenance: −$1,627
• − Management: −$1,627
• − Depreciation: −$2,615
• Taxable income: $7,676
• Est. tax owed @ 24.0%: −$1,842
• After-tax cash flow: $6,811/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

-36.9% since first listed

17 events — show timeline

• 2026-05-11 Relisted — CNYIS
• 2026-05-05 Pending — CNYIS
• 2026-04-23 Price Changed $89,900 CNYIS
• 2026-04-23 Price Changed $89,900 CNYIS
• 2026-03-31 Price Changed $99,900 CNYIS
• 2026-03-31 Price Changed $99,900 CNYIS
• 2026-02-08 Listed $105,000 CNYIS
• 2026-01-31 Listing Removed — CNYIS
• 2026-01-31 Listing Removed — CNYIS
• 2025-12-29 Price Changed $115,000 CNYIS
• 2025-12-29 Price Changed $115,000 CNYIS
• 2025-12-01 Price Changed $125,000 CNYIS
• 2025-12-01 Price Changed $125,000 CNYIS
• 2025-11-12 Price Changed $132,500 CNYIS
• 2025-11-12 Price Changed $132,500 CNYIS
• 2025-11-04 Listed $142,500 CNYIS
• 2025-11-04 Listed $142,500 CNYIS

Property tax history

+3.4%/yr

Latest (2025): $1,309 · +6.8% YoY. Source: county tax records.