8 1/2 Noyes St · Utica, NY 13502

$177,000

4 bd · 2.0 ba · 1,912 sqft · Townhouse · 137 Days on market

Built 1900 Fair condition 5,170 sqft lot $93/sqft · 9% below area Est $194k · 9% under

---

Why this score? — see what drove the C 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 +23.3/30.0
• ARV discount +11.4/15.0
• DSCR +7.5/10.0
• 1% rule +6.1/10.0
• Livability +4.0/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great investment! Nice two unit home that's ready to be yours! Spacious 3 bedroom apartment. Master bedroom big walk in closet with two doors on each side. Beautiful backyard with nice big porch. (DUPLEX STYLE) Second apartment is a cute one bedroom with lots of space and a big eat in kitchen you'll love!

Key facts

• 2 parking spots
• Built 1900
• Listed 136 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath townhouse listed at $177k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $324 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $177k).
• Recommended offer: $156k (12.0% below list) — sets the bar for market timing.

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: 150 active listings in the ZIP; 4 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).
• This rent runs 41% of the median local income ($58k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Oneida County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 137 days — a 12% lower offer ($156k) is reasonable based on typical stale-listing flexibility.
• 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 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $155,760 (12.0% below list)

Questions for the listing agent

1. It's been on market 137 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.11% ✓
• Cap rate: 8.49%
• Cash-on-cash: 7.84%
• DSCR: 1.35
• GRM: 7.5

CMA / ARV

• ARV (median comp): $193,837
• List price: $177,000
• Delta: -4.82%
• Verdict: FAIR
• Comps: 10 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1105 Ash St	0.53mi	4/2.0	1,696 (-11%)	3mo	$190,000	$112	54
1620 Oneida St	0.48mi	5/3.0 (+1)	2,076 (+9%)	1mo	$173,000	$83	54

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -4.3%
• Equity multiple: 0.84×
• Total profit: $-8,018
• Equity at exit: $26,391

10-year hold

• IRR: 5.4%
• Equity multiple: 1.40×
• Total profit: $19,707
• Equity at exit: $15,304

Cash invested: $49,560 (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 13502

• Home prices YoY: -12.1%
• Active inventory: 150
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,958 medium
• Mortgage (P&I): −$928
• Tax est. 1.5%: −$221 /mo · $2,655/yr
• Insurance: −$74
• HOA: −$0
• Vacancy / Maint / Mgmt: −$411
• Net cashflow: $324

Break-even live

Break-even rent $1,548

Max offer price $177,000

Occupancy floor 78%

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: $44,250
• Closing costs: $5,310
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1124 Dudley Ave Unit 1 Utica, NY	3.0	1.0	1300	$1,400	$1.08	43d	1	0.81mi
1804 Storrs Ave Utica, NY	3.0	1.5	1633	$3,000	$1.84	43d	1	0.85mi
1642 Taylor Ave #1644 Utica, NY	3.0	1.0	2600	$1,650	$0.63	43d	1	1.02mi
807 Eagle St Utica, NY	3.0	1.0	1526	$1,300	$0.85	43d	1	1.40mi

Listing history 22 events

1. 2026-06-19
   pricedays on market $177,000 Active 137 DOM
2. 2026-06-18
   days on market $184,500 Active 136 DOM
3. 2026-06-17
   days on market $184,500 Active 135 DOM
4. 2026-06-16
   days on market $184,500 Active 134 DOM
5. 2026-06-15
   days on market $184,500 Active 133 DOM
6. 2026-06-14
   days on market $184,500 Active 131 DOM
7. 2026-06-13
   days on market $184,500 Active 130 DOM
8. 2026-06-10
   days on market $184,500 Active 128 DOM
9. 2026-06-09
   days on market $184,500 Active 127 DOM
10. 2026-06-08
    days on market $184,500 Active 126 DOM
11. 2026-06-07
    days on market $184,500 Active 125 DOM
12. 2026-06-03
    days on market $184,500 Active 121 DOM
13. 2026-06-02
    days on market $184,500 Active 120 DOM
14. 2026-06-01
    days on market $184,500 Active 119 DOM
15. 2026-05-31
    days on market $184,500 Active 118 DOM
16. 2026-05-30
    days on market $184,500 Active 117 DOM
17. 2026-04-21
    price $184,500 306-char remark

    Show marketing remark (306 chars)

    Great investment! Nice two unit home that's ready to be yours! Spacious 3 bedroom apartment. Master bedroom big walk in closet with two doors on each side. Beautiful backyard with nice big porch. (DUPLEX STYLE) Second apartment is a cute one bedroom with lots of space and a big eat in kitchen you'll love!

18. 2026-02-02
    listed $185,000 Active 306-char remark

    Show marketing remark (306 chars)

    Great investment! Nice two unit home that's ready to be yours! Spacious 3 bedroom apartment. Master bedroom big walk in closet with two doors on each side. Beautiful backyard with nice big porch. (DUPLEX STYLE) Second apartment is a cute one bedroom with lots of space and a big eat in kitchen you'll love!

19. 2021-11-28
    historical
20. 2021-11-08
    historical Continue to Show- Under Contract
21. 2021-08-09
    price $99,900
22. 2021-05-29
    listed $119,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°F today · 16 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: $23,501
• − Mortgage interest: −$9,915
• − Property taxes: −$2,655
• − Insurance: −$885
• − Repairs & maintenance: −$1,880
• − Management: −$1,880
• − Depreciation: −$5,149
• Taxable income: $1,137
• Est. tax owed @ 24.0%: −$273
• After-tax cash flow: $3,615/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.

Condition & rehab AI · 1 photo

Fair 45/100 Moderate rehab

This two-unit townhouse requires significant updates and repairs to improve its condition and value. Painting, flooring, and kitchen and bathroom renovations are recommended to attract buyers and renters.

Repairs flagged

• Major Exterior siding — Significant weathering and discoloration
• Major Flooring — Worn and in need of replacement
• Major Interior walls/paint — Chipped and uneven paint needs repainting
• Major Bathrooms — Dated fixtures and tiles need updating
• Major Kitchen — Dated cabinets and appliances need replacement

Value-add opportunities

• Both Painting and repainting — Fresh paint can improve curb appeal and interior aesthetics
• Both Flooring replacement — New flooring can significantly improve the home's appearance and value
• Both Kitchen renovation — Modernizing the kitchen can attract more buyers and renters
• Both Bathroom updates — Upgrading bathrooms can enhance the home's appeal and functionality

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Significant weathering and discoloration	Major	$15,000–50,000
Flooring · Worn and in need of replacement	Major	$15,000–50,000
Interior walls/paint · Chipped and uneven paint needs repainting	Major	$15,000–50,000
Bathrooms · Dated fixtures and tiles need updating	Major	$15,000–50,000
Kitchen · Dated cabinets and appliances need replacement	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both Painting and repainting — Fresh paint can improve curb appeal and interior aesthetics ↑
• Both Flooring replacement — New flooring can significantly improve the home's appearance and value ↑
• Both Kitchen renovation — Modernizing the kitchen can attract more buyers and renters ↑
• Both Bathroom updates — Upgrading bathrooms can enhance the home's appeal and functionality ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 34,037
• Household income: $57,835
• Rent vs Own: 40.8% rent · 59.2% own
• Severe rent burden: 1604.0

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: Predominantly White (71%)
• Race & ethnicity: White 71% Hispanic / Latino 11% Black 9% Two or more races 7% Asian 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 5% Dominican 2%
• Common ancestry: Romanian 11% Lithuanian 3% American 2%
• Foreign-born: 12% · Canada, Philippines, China
• Languages at home: 81% English-only · Spanish 7% Russian/Polish/Slavic 4% Other Asian/Pacific 3%

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: ▼ -50.76%
• Current HPI: 368.3955
• 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

+53.9% since first listed

6 events — show timeline

• 2026-04-21 Price Changed $184,500 CNYIS
• 2026-02-02 Listed $185,000 CNYIS
• 2021-11-28 Listing Removed — CNYIS
• 2021-11-08 Contingent — CNYIS
• 2021-08-09 Price Changed $99,900 CNYIS
• 2021-05-29 Listed $119,900 CNYIS