5464 Kenwood Rd · Utica, NY 13403

$244,900

4 bd · 1.0 ba · 1,080 sqft · SingleFamily public records · 4 Days on market

Built 1949 7,380 sqft lot Est $200k · 23% over

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Why this score? — see what drove the D- 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 +7.4/30.0
• Schools +5.6/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• DSCR +1.6/10.0
• ARV discount +0.0/15.0

Listing remarks

Immerse yourself in the charm of this Cape Cod-style home in the Whitesboro school district. Modern, neutral colors and hardwood floors create a homey environment. The property features a first-floor bedroom and bathroom for convenience. An adaptable office space, overlooking the deck, could also serve as a formal dining room. The kitchen is complete with stainless steel Whirlpool appliances. Enjoy the comfort of central air on those hot summer days. A clean, dry basement for additional storage space. Spacious, private fenced yard with storage shed. Close proximity to shopping centers and everyday amenities adds to its convenience.

Key facts

• First-floor bedroom
• First-floor bathroom
• Central air

Tags

• FIRST-FLOOR BEDROOM
• FIRST-FLOOR BATHROOM
• ADAPTABLE OFFICE SPACE
• STAINLESS STEEL APPLIANCES
• CENTRAL AIR
• CLEAN DRY BASEMENT

Property features AI

Exterior

• Parking: Attached garage with garage door opener (1 car)
• Utilities: Public water connected; Sewer connected; Cable available; High-speed internet available; Circuit breaker electrical
• Home design: Single-story home; Resale property; Shingle roof; Attic/crawl hatchway(s) insulated; Faces city street
• Construction: Aluminum siding; Block foundation; Existing construction
• Exterior features: Covered porch; Deck; Fully fenced yard; Blacktop driveway; Shed/storage

Interior

• Kitchen: Electric oven; Electric range; Dishwasher; Disposal; Refrigerator; Eat-in kitchen
• Bedrooms: One main-level bedroom
• Flooring: Carpet; Hardwood; Vinyl; Varies
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Den; Eat-in kitchen; Separate/formal living room; Sliding glass doors; Thermal windows; Bedroom on main level
• Laundry & utility: Washer and dryer (in basement); Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $-312 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $190k (22.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $169k (31.0% below list).
• Recommended offer: $169k (31.0% below list) — sets the bar for 1% rule.
• Cap rate 4.8% vs local median 7.7% 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, schools D-, crime F.
• Whitesboro Central School District (suburban): math 68% / reading 61% proficiency, ranked #174 of 590 in NY (top 30%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 23 active listings in the ZIP; 204 units permitted in Oneida County in 2024 (68 in 5+ unit buildings).

Forward outlook

• In year one you build about $26k of equity ($2k loan paydown + $24k 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 ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $128k; list at $245k implies a 92% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $169,050 (31.0% 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 1949 — 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: 0.69% ✗
• Cap rate: 4.77%
• Cash-on-cash: -5.45%
• DSCR: 0.76
• GRM: 12.1

CMA / ARV

• ARV (on-the-fly): $199,800
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
421 Spruce St	0.13mi	3/1.5 (-1)	1,008 (-7%)	2mo	$170,000	$169	74
409 Cosby Rd	0.53mi	3/1.0 (-1)	1,146 (+6%)	2mo	$212,500	$185	58
619 Cosby Rd	0.61mi	3/1.0 (-1)	1,132 (+5%)	10mo	$185,000	$163	50
517 Buchanan Rd	0.60mi	3/1.5 (-1)	1,105 (+2%)	14mo	$221,450	$200	50
615 Cosby Rd	0.60mi	3/1.5 (-1)	984 (-9%)	10mo	$189,100	$192	42
704 Locust Dr	0.62mi	3/1.0 (-1)	1,043 (-3%)	23mo	$238,000	$228	41
187 Wilbur St	0.67mi	3/2.0 (-1)	1,128 (+4%)	19mo	$245,000	$217	36
602 Cosby Rd	0.60mi	3/1.0 (-1)	960 (-11%)	16mo	$164,000	$171	36
515 Locust Dr	0.50mi	3/1.0 (-1)	1,224 (+13%)	24mo	$210,000	$172	29
188 Wilbur St	0.67mi	3/1.0 (-1)	973 (-10%)	22mo	$203,000	$209	29
707 Buchanan Rd	0.70mi	3/1.0 (-1)	936 (-13%)	17mo	$165,000	$176	26

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: 20.4%
• Equity multiple: 2.66×
• Total profit: $113,529
• Equity at exit: $220,625

10-year hold

• IRR: 18.6%
• Equity multiple: 6.10×
• Total profit: $349,927
• Equity at exit: $475,787

Cash invested: $68,572 (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 13403

• Home prices YoY: 21.3%
• Active inventory: 23
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $1,690 medium
• Mortgage (P&I): −$1,284
• Tax from tax record: −$261 /mo · $3,130/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $-312

Break-even live

Break-even rent $2,085

Max offer price $189,849

Occupancy floor —

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: $61,225
• Closing costs: $7,347
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-20
   listed $244,900 Active
2. 2017-10-20
   soldstatus $127,500
3. 2013-08-26
   soldstatus $116,600
4. 1998-04-28
   soldstatus $51,000

ⓘ 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: $3,130 · $261/mo
• Projected year-2 tax: $3,634 · $303/mo
• Expected delta: +$505/yr (+$42/mo · 16.1%)

ⓘ 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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 16 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: $20,286
• − Mortgage interest: −$13,718
• − Property taxes: −$3,130
• − Insurance: −$1,224
• − Repairs & maintenance: −$1,623
• − Management: −$1,623
• − Depreciation: −$7,124
• Taxable loss: −$8,156
• Est. tax savings @ 24.0%: +$1,958
• After-tax cash flow: $-1,782/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: Whitesboro Central School District
• NCES district ID: 3631320
• Math proficiency: 68% ▼ -7.00%
• Reading proficiency: 61% ▼ -2.00%
• Median HH income: $59,732
• Composite: 55.77/100
• National rank: #1217
• State rank: #174 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

• City population: 72,968
• Population (ZIP): 7,133

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 (80%)
• Race & ethnicity: White 80% Black 11% Hispanic / Latino 7% Two or more races 2% Asian 1%
• Hispanic origin (detail): Puerto Rican 1%
• Common ancestry: Romanian 24% Lithuanian 3% Slovak 1%
• Foreign-born: 5% · Canada
• Languages at home: 90% English-only · Spanish 4% Russian/Polish/Slavic 4% Other Asian/Pacific 1%

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: ▲ 54.39%
• Current HPI: 309.4119
• 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

+380.2% since first listed

4 events — show timeline

• 2026-05-20 Listed $244,900 CNYIS
• 2017-10-20 Sold (Public Records) $127,500 Public Records
• 2013-08-26 Sold (Public Records) $116,600 Public Records
• 1998-04-28 Sold (Public Records) $51,000 Public Records

Property tax history

+2.9%/yr

Latest (2025): $3,130 · +3.9% YoY. Source: county tax records.