220 Brockway Rd · Utica, NY 13340

$282,900

3 bd · 1.0 ba · 1,120 sqft · SingleFamily public records · 5 Days on market

Built 1962 0.64 ac lot

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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
• ARV discount +7.5/15.0
• Cash flow +7.4/30.0
• Livability +4.0/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• DSCR +1.5/10.0

Listing remarks

Welcome to this beautifully updated 4-bedroom, 1.5-bath home that blends modern upgrades with timeless charm. Step inside and immediately notice the gleaming red rosewood hardwood floors and warm, inviting atmosphere throughout. The home features a huge living room that provides the perfect space for relaxing, entertaining, or gathering with family and friends. Elegant six-panel doors, updated lighting, and recessed fixtures add a refined touch to the interior. The kitchen is designed for both style and function, featuring striking 16x16 tile flooring and sleek stainless-steel appliances that make everyday cooking and entertaining a pleasure. A professionally installed wood stove adds both

Key facts

• Recessed fixtures
• 16x16 tile flooring
• Huge living room

Tags

• RED ROSEWOOD HARDWOOD FLOORS
• HUGE LIVING ROOM
• SIX-PANEL DOORS
• UPDATED LIGHTING
• RECESSED FIXTURES
• 16X16 TILE FLOORING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $283k.

Deal economics

• At list price, monthly cash flow is $-369 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $218k (23.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $200k (29.2% below list).
• Recommended offer: $200k (29.2% below list) — sets the bar for 1% rule.
• Cap rate 4.7% 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.
• Frankfort-Schuyler Central School District (town): math 32% / reading 45% proficiency, ranked #538 of 590 in NY (top 91%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 40 active listings in the ZIP; 54 units permitted in Herkimer County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $30k of equity ($2k loan paydown + $28k appreciation (10.0% local appreciation)).
• Herkimer County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$49k 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.
• 7 sale attempts since 11y 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 $118k; list at $283k implies a 140% gain — meaningful room to come down on a strong offer.

Recommended offer $200,308 (29.2% 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 1962 — 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: 0.71% ✗
• Cap rate: 4.73%
• Cash-on-cash: -5.59%
• DSCR: 0.75
• GRM: 11.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.3%
• Equity multiple: 2.65×
• Total profit: $130,605
• Equity at exit: $254,859

10-year hold

• IRR: 18.5%
• Equity multiple: 6.09×
• Total profit: $403,145
• Equity at exit: $549,612

Cash invested: $79,212 (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 13340

• Home prices YoY: 8.1%
• Active inventory: 40
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $2,003 medium
• Mortgage (P&I): −$1,484
• Tax from tax record: −$350 /mo · $4,199/yr
• Insurance: −$118
• HOA: −$0
• Vacancy / Maint / Mgmt: −$421
• Net cashflow: $-369

Break-even live

Break-even rent $2,470

Max offer price $217,727

Occupancy floor —

Sensitivity live

Price	-10% $-209	-5% $-289	+0% $-369	+5% $-449	+10% $-529
Rent	-10% $-527	-5% $-448	+0% $-369	+5% $-290	+10% $-211
Rate	-1.0pp $-226	-0.5pp $-297	base $-369	+0.5pp $-442	+1.0pp $-517

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: $70,725
• Closing costs: $8,487
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-03-20
   status Pending
2. 2026-03-14
   listed $282,900 Active
3. 2023-08-31
   historical
4. 2023-08-17
   price $224,900
5. 2023-07-29
   price $230,000
6. 2023-06-29
   status Active
7. 2023-06-21
   historical Continue to Show- Under Contract
8. 2023-06-02
   price $235,000
9. 2023-05-20
   listed $245,000 Active
10. 2017-03-13
    listed $159,900
11. 2016-06-17
    listed $153,900
12. 2016-06-11
    historical
13. 2016-03-16
    listed $169,900
14. 2015-10-19
    historical
15. 2015-06-03
    listed $179,900
16. 2006-09-14
    soldstatus $118,000

ⓘ 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: $4,199 · $350/mo
• Projected year-2 tax: $4,490 · $374/mo
• Expected delta: +$291/yr (+$24/mo · 6.9%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥93°F today · 15 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: $24,037
• − Mortgage interest: −$15,847
• − Property taxes: −$4,199
• − Insurance: −$1,414
• − Repairs & maintenance: −$1,923
• − Management: −$1,923
• − Depreciation: −$8,230
• Taxable loss: −$9,499
• Est. tax savings @ 24.0%: +$2,280
• After-tax cash flow: $-2,147/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: Frankfort-Schuyler Central School District
• NCES district ID: 3611400
• Math proficiency: 32% ▼ -12.00%
• Reading proficiency: 45% ▲ 3.00%
• Median HH income: $46,499
• Composite: 32.87/100
• National rank: #5610
• State rank: #538 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): 7,322

Population outlook (Herkimer County) Hauer SSP2

• Today (2025): 59,340 people
• By 2030: 56,838 · -4.2%
• By 2040: 51,098 · -13.9%
• By 2050: 45,080 · -24.0%
• By 2075: 32,648 · -45.0%
• By 2100: 22,266 · -62.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 4% Black 2% Hispanic / Latino 1%
• Common ancestry: Romanian 7% Lithuanian 3% American 2%
• Foreign-born: 8% · Canada
• Languages at home: 90% English-only · Russian/Polish/Slavic 6% Other Indo-European 2% Spanish 1%

Political lean MEDSL · Herkimer

• 2024 margin: Solid R (+36.4) · D 31.8% · R 68.2%
• 2008→2024 swing: -27.1pp toward R · 2008: -9.3pp · 2024: -36.4pp
• All cycles: 2024: R+36.4 2020: R+30.5 2016: R+34.5 2012: R+8.4 2008: R+9.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 25.15%
• Current HPI: 336.077
• 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

+139.7% since first listed

16 events — show timeline

• 2026-03-20 Pending — CNYIS
• 2026-03-14 Listed $282,900 CNYIS
• 2023-08-31 Listing Removed — CNYIS
• 2023-08-17 Price Changed $224,900 CNYIS
• 2023-07-29 Price Changed $230,000 CNYIS
• 2023-06-29 Relisted — CNYIS
• 2023-06-21 Contingent — CNYIS
• 2023-06-02 Price Changed $235,000 CNYIS
• 2023-05-20 Listed $245,000 CNYIS
• 2017-03-13 Listed $159,900 CNYIS
• 2016-06-17 Listed $153,900 CNYIS
• 2016-06-11 Listing Removed — CNYIS
• 2016-03-16 Listed $169,900 CNYIS
• 2015-10-19 Listing Removed — CNYIS
• 2015-06-03 Listed $179,900 CNYIS
• 2006-09-14 Sold (Public Records) $118,000 Public Records

Property tax history

+2.9%/yr

Latest (2025): $4,199 · +0.3% YoY. Source: county tax records.