1916 Bradford Ave · Utica, NY 13501

$155,900

4 bd · 1.5 ba · 1,440 sqft · SingleFamily public records · 56 Days on market

Built 1920 3,920 sqft lot $108/sqft · 27% below area Est $215k · 27% 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

Listing remarks MLS

Charming four bedroom South Utica offering 4 bedrooms, 2 baths, 1440 square feet, and a one car detached garage, this property blends comfort, style, and convenience. Step in from the covered front porch and enjoy a versatile floor plan with multiple living and dining options, perfect for everyday living and entertaining. Recent updates include refreshed bathrooms and the Located in the highly desirable South Utica neighborhood, you will be close to schools, parks, shopping, dining, and entertainment, with easy access to the North South Arterial for commuting.

Key facts

• Covered front porch
• Refreshed bathrooms
• Versatile floor plan

Tags

• COVERED FRONT PORCH
• VERSATILE FLOOR PLAN
• REFRESHED BATHROOMS

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $156k.

Deal economics

• At list price, monthly cash flow is $909 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $156k).
• Recommended offer: $151k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.3% 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; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 204 units permitted in Oneida County in 2024 (68 in 5+ unit buildings).
• At $2,491/mo this rent would consume 57% 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 $17k of equity ($1k loan paydown + $16k 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 $44k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($151k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 12y 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 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $151,223 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — 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. 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.
7. 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.
8. 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: 1.60% ✓
• Cap rate: 13.29%
• Cash-on-cash: 25.00%
• DSCR: 2.11
• GRM: 5.2

CMA / ARV

• ARV (median comp): $214,652
• List price: $155,900
• Delta: -27.37%
• 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
1913 Bradford Ave	0.05mi	4/1.0	1,440 (0%)	6mo	$206,700	$144	90
1915 Bradford Ave	0.05mi	4/1.0	1,440 (0%)	11mo	$190,000	$132	87
34 Auburn Ave	0.04mi	3/2.0 (-1)	1,416 (-2%)	10mo	$210,940	$149	80
803 Mildred Ave	0.32mi	4/2.0	1,423 (-1%)	2mo	$115,000	$81	80
2026 Howe St	0.15mi	3/1.0 (-1)	1,458 (+1%)	9mo	$159,000	$109	77
1656 Bennett St	0.50mi	3/1.5 (-1)	1,344 (-7%)	2mo	$190,000	$141	59
12 Rose Pl	0.24mi	3/1.5 (-1)	1,616 (+12%)	5mo	$185,600	$115	59
1803 Baker Ave	0.26mi	3/2.0 (-1)	1,638 (+14%)	1mo	$223,000	$136	57
2216 Sunset Ave	0.51mi	3/1.5 (-1)	1,344 (-7%)	9mo	$222,500	$166	52
101 Barton St	0.63mi	4/1.5	1,560 (+8%)	7mo	$185,000	$119	51
912 Symonds Pl	0.48mi	3/2.0 (-1)	1,296 (-10%)	8mo	$180,000	$139	47
26 Beverly Pl	0.69mi	4/2.0	1,575 (+9%)	10mo	$265,000	$168	42

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: 43.1%
• Equity multiple: 4.27×
• Total profit: $142,846
• Equity at exit: $140,447

10-year hold

• IRR: 37.3%
• Equity multiple: 9.59×
• Total profit: $375,169
• Equity at exit: $302,879

Cash invested: $43,652 (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: 5.2×

Monthly cashflow live

• Estimated rent: $2,491 medium
• Mortgage (P&I): −$818
• Tax from tax record: −$176 /mo · $2,113/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$523
• Net cashflow: $909

Break-even live

Break-even rent $1,340

Max offer price $155,900

Occupancy floor 58%

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: $38,975
• Closing costs: $4,677
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1804 Storrs Ave Utica, NY	3.0	1.5	1633	$3,000	$1.84	43d	1	0.30mi
1503 Fox Pl Utica, NY	3.0	1.0	1119	$2,000	$1.79	43d	1	0.79mi
225 Thieme Pl Utica, NY	3.0	2.0	1872	$2,150	$1.15	43d	1	1.41mi

Listing history 24 events

1. 2026-06-07
   statusdays on market $155,900 Pending 56 DOM
2. 2026-06-03
   days on market $155,900 Active 55 DOM
3. 2026-06-02
   days on market $155,900 Active 54 DOM
4. 2026-06-01
   days on market $155,900 Active 53 DOM
5. 2026-05-31
   days on market $155,900 Active 52 DOM
6. 2026-05-30
   days on market $155,900 Active 51 DOM
7. 2026-04-29
   status Active 575-char remark

   Show marketing remark (575 chars)

   Charming four bedroom South Utica offering 4 bedrooms, 2 baths, 1440 square feet, and a one car detached garage, this property blends comfort, style, and convenience. Step in from the covered front porch and enjoy a versatile floor plan with multiple living and dining options, perfect for everyday living and entertaining. Recent updates include refreshed bathrooms and the Located in the highly desirable South Utica neighborhood, you will be close to schools, parks, shopping, dining, and entertainment, with easy access to the North South Arterial for commuting.

8. 2026-04-20
   status Pending 575-char remark

   Show marketing remark (575 chars)

   Charming four bedroom South Utica offering 4 bedrooms, 2 baths, 1440 square feet, and a one car detached garage, this property blends comfort, style, and convenience. Step in from the covered front porch and enjoy a versatile floor plan with multiple living and dining options, perfect for everyday living and entertaining. Recent updates include refreshed bathrooms and the Located in the highly desirable South Utica neighborhood, you will be close to schools, parks, shopping, dining, and entertainment, with easy access to the North South Arterial for commuting.

9. 2026-03-31
   listed $155,900 Active 575-char remark

   Show marketing remark (575 chars)

   Charming four bedroom South Utica offering 4 bedrooms, 2 baths, 1440 square feet, and a one car detached garage, this property blends comfort, style, and convenience. Step in from the covered front porch and enjoy a versatile floor plan with multiple living and dining options, perfect for everyday living and entertaining. Recent updates include refreshed bathrooms and the Located in the highly desirable South Utica neighborhood, you will be close to schools, parks, shopping, dining, and entertainment, with easy access to the North South Arterial for commuting.

10. 2025-12-10
    historical
11. 2025-08-05
    listed $179,000 Active
12. 2025-06-04
    historical
13. 2025-02-16
    historical Active Under Contract
14. 2024-12-04
    listed $179,000 Active
15. 2021-09-21
    historical
16. 2021-09-17
    soldstatus $149,800 Closed Sale or Rented
17. 2021-09-16
    soldstatus $149,800
18. 2021-08-09
    status Pending Sale
19. 2021-07-27
    listed Continue to Show- Under Contract
20. 2021-06-23
    listed $149,900
21. 2015-05-13
    soldstatus $79,600
22. 2015-05-11
    soldstatus $79,500
23. 2015-01-26
    listed $79,900
24. 2014-05-09
    listed $82,000

ⓘ 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: $2,113 · $176/mo
• Projected year-2 tax: $2,374 · $198/mo
• Expected delta: +$261/yr (+$22/mo · 12.3%)

ⓘ 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 ≥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: $29,892
• − Mortgage interest: −$8,733
• − Property taxes: −$2,113
• − Insurance: −$780
• − Repairs & maintenance: −$2,391
• − Management: −$2,391
• − Depreciation: −$4,535
• Taxable income: $8,949
• Est. tax owed @ 24.0%: −$2,148
• After-tax cash flow: $8,764/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

+90.1% since first listed

18 events — show timeline

• 2026-04-29 Relisted — Global MLS
• 2026-04-20 Pending — Global MLS
• 2026-03-31 Listed $155,900 Global MLS
• 2025-12-10 Listing Removed — CNYIS
• 2025-08-05 Listed $179,000 CNYIS
• 2025-06-04 Listing Removed — CNYIS
• 2025-02-16 Contingent — CNYIS
• 2024-12-04 Listed $179,000 CNYIS
• 2021-09-21 Listing Removed — CNYIS
• 2021-09-17 Sold (MLS) $149,800 CNYIS
• 2021-09-16 Sold (Public Records) $149,800 Public Records
• 2021-08-09 Pending — CNYIS
• 2021-07-27 Listed — CNYIS
• 2021-06-23 Listed $149,900 CNYIS
• 2015-05-13 Sold (Public Records) $79,600 Public Records
• 2015-05-11 Sold (MLS) $79,500 CNYIS
• 2015-01-26 Listed $79,900 CNYIS
• 2014-05-09 Listed $82,000 CNYIS

Property tax history

+4.2%/yr

Latest (2025): $2,113 · -3.5% YoY. Source: county tax records.