746 Mary St · Utica, NY 13501

$140,000

6 bd · 2.0 ba · 2,300 sqft · MultiFamily public records · 3 Days on market

Built 1925 7,200 sqft lot Est $186k · 25% 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

Fantastic investment opportunity in Utica! This multi-family home located at 746 Mary St, Utica, NY 13501 offers great income potential for investors or owner-occupants alike. The sale also includes the adjacent vacant lot at 744 Mary St, providing additional space, future possibilities, and added value. Combined frontage for both parcels totals 60 feet with a depth of 120 feet, equaling 7,200 square feet of total lot space. Taxes and lot dimensions reflect both parcels combined. Don’t miss this opportunity to own a duplex with extra land in a convenient location close to schools, shopping, restaurants, and major roadways.

Key facts

• Adjacent vacant lot
• Multi-family home
• Additional space

Tags

• MULTI-FAMILY HOME
• ADJACENT VACANT LOT
• ADDITIONAL SPACE
• FUTURE POSSIBILITIES

Property features AI

Finance

• Financial info: Two-unit multifamily property with separate gas and electric meters for each unit; Unit 1 (2-bed) actual rent listed at $1,000; Unit 2 (4-bed) actual rent listed at $1,200; Owner pays hot water; rent includes hot water; Operating expense details: see remarks

Exterior

• Parking: Two or more parking spaces
• Utilities: Public water (connected); Public sewer (connected)
• Home design: 2-story property; Resale condition
• Construction: Stone and vinyl siding exterior; Asphalt roof
• Exterior features: Rectangular residential lot; City street frontage; Lot dimensions approximately 60 x 120

Interior

• Kitchen: Oven/Range; Refrigerator; Eat-in kitchen
• Bedrooms: One unit with 2 bedrooms; One unit with 4 bedrooms
• Flooring: Carpet; Tile; Varies
• Bathrooms: Two full bathrooms total (one full bath in each unit)
• Heating & cooling: Gas forced-air heating
• Interior features: Ceiling fan(s)
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.0-bath units multifamily listed at $140k.

Deal economics

• At list price, monthly cash flow is $2k ($29k/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 $140k).
• Cap rate 27.3% 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 $4,265/mo this rent would consume 97% 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 $15k of equity ($968 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 $39k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 5y 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.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $140,000

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 1925 — 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: 3.05% ✓
• Cap rate: 27.31%
• Cash-on-cash: 75.07%
• DSCR: 4.34
• GRM: 2.7

CMA / ARV

• ARV (on-the-fly): $186,300
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
935 Jay St	0.40mi	6/2.0	2,474 (+8%)	0mo	$102,500	$41	68
810 South St	0.33mi	6/2.0	2,452 (+7%)	8mo	$195,000	$80	67
1004 Rudolph Pl	0.28mi	6/2.0	2,112 (-8%)	10mo	$145,000	$69	65
923 Rutger St	0.31mi	6/2.0	2,600 (+13%)	4mo	$245,500	$94	60
517 Jefferson Ave	0.46mi	5/2.5 (-1)	2,192 (-5%)	4mo	$150,000	$68	60
1010 Morris St	0.30mi	5/2.0 (-1)	2,512 (+9%)	8mo	$280,000	$111	59
914 Eagle St	0.64mi	6/2.0	2,400 (+4%)	5mo	$150,000	$63	59
1222 Mummery St	0.63mi	5/2.0 (-1)	2,401 (+4%)	6mo	$195,000	$81	53
805 Eagle St	0.58mi	6/2.0	2,488 (+8%)	10mo	$145,000	$58	51
1154 Leeds St	0.53mi	5/3.0 (-1)	2,422 (+5%)	11mo	$228,000	$94	48
1020 Tilden Ave	0.72mi	6/2.0	2,508 (+9%)	5mo	$230,000	$92	47
722 Eleanor Pl #724	0.73mi	5/2.0 (-1)	2,600 (+13%)	1mo	$285,000	$110	38

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: 85.5%
• Equity multiple: 6.93×
• Total profit: $232,472
• Equity at exit: $126,123

10-year hold

• IRR: 80.0%
• Equity multiple: 15.33×
• Total profit: $561,830
• Equity at exit: $271,989

Cash invested: $39,200 (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: 5.5×

Monthly cashflow live

• Estimated rent: $4,265 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$125 /mo · $1,494/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$896
• Net cashflow: $2,452

Break-even live

Break-even rent $1,161

Max offer price $140,000

Occupancy floor 38%

Sensitivity live

Price	-10% $2,532	-5% $2,492	+0% $2,452	+5% $2,413	+10% $2,373
Rent	-10% $2,115	-5% $2,284	+0% $2,452	+5% $2,621	+10% $2,789
Rate	-1.0pp $2,523	-0.5pp $2,488	base $2,452	+0.5pp $2,416	+1.0pp $2,379

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$4,264
Total (2 units)			$4,265

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-01
   statusdays on market $140,000 Pending 3 DOM
2. 2026-05-31
   days on market $140,000 Active 2 DOM
3. 2026-05-30
   remarks 630-char remark
4. 2026-05-30
   listed $140,000 Active 1 DOM

ⓘ 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: $1,494 · $125/mo
• Projected year-2 tax: $1,930 · $161/mo
• Expected delta: +$436/yr (+$36/mo · 29.2%)

ⓘ 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: $51,180
• − Mortgage interest: −$7,842
• − Property taxes: −$1,494
• − Insurance: −$700
• − Repairs & maintenance: −$4,094
• − Management: −$4,094
• − Depreciation: −$4,073
• Taxable income: $28,882
• Est. tax owed @ 24.0%: −$6,932
• After-tax cash flow: $22,496/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

+18.7% since first listed

4 events — show timeline

• 2026-05-29 Listed $140,000 CNYIS
• 2021-11-08 Listing Removed — CNYIS
• 2021-10-12 Price Changed $109,000 CNYIS
• 2021-09-29 Listed $117,900 CNYIS

Property tax history

+4.0%/yr

Latest (2025): $1,494 · +5.6% YoY. Source: county tax records.