1573 Seymour Ave · Utica, NY 13501

$145,000

6 bd · 2.0 ba · 2,666 sqft · MultiFamily public records · 5 Days on market

Built 1890 4,356 sqft lot Est $184k · 21% under

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Why this score? — see what drove the A 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Livability +4.0/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Great investment opportunity as a package deal or a single duplex at a great price.

Key facts

• 4,356 sq ft lot
• Built 1890
• Listed 5 days

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.0-bath units multifamily listed at $145k.

Deal economics

• At list price, monthly cash flow is $2k ($25k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $145k).
• Cap rate 23.8% 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; 204 units permitted in Oneida County in 2024 (68 in 5+ unit buildings).
• At $3,839/mo this rent would consume 88% 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 $16k of equity ($1k loan paydown + $14k 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 $41k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 3, 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.
• 3 sale attempts since 18y 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 $64k; list at $145k implies a 127% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.65% ✓
• Cap rate: 23.77%
• Cash-on-cash: 62.44%
• DSCR: 3.78
• GRM: 3.1

CMA / ARV

• ARV (on-the-fly): $183,954
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1624 Seymour Ave	0.13mi	6/2.0	2,610 (-2%)	2mo	$220,000	$84	88
125 Boyce Ave	0.42mi	6/2.0	2,764 (+4%)	1mo	$175,000	$63	74
1541 High St	0.38mi	6/2.0	2,720 (+2%)	7mo	$135,000	$50	73
1619 Mohawk St	0.50mi	6/2.0	2,704 (+1%)	6mo	$240,000	$89	69
1664 Miller St	0.31mi	6/2.0	2,912 (+9%)	3mo	$199,900	$69	68
1311 Taylor Ave	0.39mi	5/2.0 (-1)	2,732 (+2%)	8mo	$90,000	$33	66
1418 Brinckerhoff Ave	0.24mi	6/2.0	2,406 (-10%)	9mo	$105,001	$44	65
1559 Taylor Ave	0.17mi	6/2.0	2,304 (-14%)	6mo	$200,000	$87	64
722 Eleanor Pl #724	0.66mi	5/2.0 (-1)	2,600 (-2%)	1mo	$285,000	$110	59
1547 Mohawk St	0.48mi	6/2.0	2,496 (-6%)	10mo	$250,000	$100	59
1146 Brinckerhoff Ave	0.55mi	5/4.0 (-1)	2,692 (+1%)	6mo	$115,000	$43	55
1131 Saint Vincent St	0.69mi	7/3.0 (+1)	2,737 (+3%)	7mo	$160,000	$58	48

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: 74.3%
• Equity multiple: 6.26×
• Total profit: $213,518
• Equity at exit: $130,627

10-year hold

• IRR: 68.2%
• Equity multiple: 13.88×
• Total profit: $522,990
• Equity at exit: $281,703

Cash invested: $40,600 (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: 6.3×

Monthly cashflow live

• Estimated rent: $3,839 high
• Mortgage (P&I): −$760
• Tax from tax record: −$100 /mo · $1,195/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$806
• Net cashflow: $2,112

Break-even live

Break-even rent $1,165

Max offer price $145,000

Occupancy floor 40%

Sensitivity live

Price	-10% $2,194	-5% $2,153	+0% $2,112	+5% $2,071	+10% $2,030
Rent	-10% $1,809	-5% $1,961	+0% $2,112	+5% $2,264	+10% $2,416
Rate	-1.0pp $2,185	-0.5pp $2,149	base $2,112	+0.5pp $2,075	+1.0pp $2,037

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$3,840
Total (2 units)			$3,839

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2025-09-29
   status Pending
2. 2025-09-24
   listed $145,000 Active
3. 2022-07-31
   historical
4. 2022-07-07
   price $115,000
5. 2022-06-15
   price $124,000
6. 2022-05-20
   price $134,900
7. 2022-04-19
   price $139,000
8. 2022-03-15
   listed $144,000 Active
9. 2014-12-16
   soldstatus $64,000
10. 2008-10-08
    historical
11. 2008-04-11
    listed $49,900

ⓘ 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: $1,195 · $100/mo
• Projected year-2 tax: $1,823 · $152/mo
• Expected delta: +$628/yr (+$52/mo · 52.5%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 65% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $46,068
• − Mortgage interest: −$8,122
• − Property taxes: −$1,195
• − Insurance: −$725
• − Repairs & maintenance: −$3,685
• − Management: −$3,685
• − Depreciation: −$4,218
• Taxable income: $24,436
• Est. tax owed @ 24.0%: −$5,865
• After-tax cash flow: $19,484/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

+190.6% since first listed

11 events — show timeline

• 2025-09-29 Pending — CNYIS
• 2025-09-24 Listed $145,000 CNYIS
• 2022-07-31 Listing Removed — CNYIS
• 2022-07-07 Price Changed $115,000 CNYIS
• 2022-06-15 Price Changed $124,000 CNYIS
• 2022-05-20 Price Changed $134,900 CNYIS
• 2022-04-19 Price Changed $139,000 CNYIS
• 2022-03-15 Listed $144,000 CNYIS
• 2014-12-16 Sold (Public Records) $64,000 Public Records
• 2008-10-08 Listing Removed — CNYIS
• 2008-04-11 Listed $49,900 CNYIS

Property tax history

+4.0%/yr

Latest (2025): $1,195 · +5.6% YoY. Source: county tax records.