1515 Oneida St · Utica, NY 13501

$249,000

4 bd · 1.5 ba · 2,484 sqft · SingleFamily public records · 80 Days on market

Built 1890 8,595 sqft lot $100/sqft · 32% above area Est $189k · 32% over

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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).

• Cash flow +18.1/30.0
• Appreciation +10.0/10.0
• DSCR +5.7/10.0
• Livability +4.0/5.0
• 1% rule +3.7/10.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Welcome to 1515 Oneida Street—where space, condition, and standout upgrades come together in this beautifully maintained and truly turnkey 5-bedroom, 2.5-bath home offering over 2,400 sq ft of living space. Meticulously cared for by its owners, this property is a rare find that delivers both immediate comfort and long-term value. From the moment you step inside, you’ll appreciate the warmth and character of gleaming hardwood floors that flow throughout the home, complemented by generously sized rooms, a flexible layout, and a cozy wood-burning fireplace. The spacious eat-in kitchen with island serves as the heart of the home—perfect for everyday living and entertaining alike. The fully finished attic is a true game-changer, providing expansive additional living space with endless possibilities—ideal for a private suite, home office, media room, or extended living area. Step outside and you’ll find an equally impressive exterior setup. The fully fenced yard with low-maintenance vinyl fencing offers privacy and security, while the large Trex deck with vinyl railings creates the perfect space for outdoor entertaining with minimal upkeep. A massive parking area provides abundant off-street parking—an exceptional and hard-to-find feature in this location. Additional highlights include public utilities, gas forced air heat, full basement, and a location convenient to schools, shopping, and major roadways. This is not your typical listing—this is a move-in ready home that has been thoughtfully maintained, upgraded, and cared for. Whether you’re seeking a spacious primary residence or a strong addition to your portfolio, this property delivers on every level.

Key facts

• 8,595 sq ft lot
• Parking
• Built 1890

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $249k.

Deal economics

• At list price, monthly cash flow is $218 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $217k (13.0% below list).
• Recommended offer: $217k (13.0% below list) — sets the bar for 1% rule.

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, 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.
• Zoned schools: Watson Williams Elementary School (math 19% / reading 29%, grade F, #1,909 of 2,108 statewide, top 91%, 630 students, 88% FRL); Senator James H Donovan Middle School (math 19% / reading 30%, grade F, #611 of 729 statewide, top 88%, 730 students, 84% FRL); Thomas R Proctor High School (math 86% / reading 62%, grade B+, #659 of 1,100 statewide, top 60%, 2,675 students, 76% FRL).
• Market conditions: 145 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 204 units permitted in Oneida County in 2024 (68 in 5+ unit buildings).
• At $2,166/mo this rent would consume 49% 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 $27k of equity ($2k loan paydown + $25k 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 $70k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($234k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 19y 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 $50k; list at $249k implies a 398% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $216,588 (13.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Built in 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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?
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: 0.87% ✗
• Cap rate: 7.34%
• Cash-on-cash: 3.75%
• DSCR: 1.17
• GRM: 9.6

CMA / ARV

• ARV (median comp): $188,756
• List price: $249,000
• Delta: 31.92%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1 Shaw St	0.33mi	4/3.0	2,734 (+10%)	9mo	$200,000	$73	54
1136 Neilson St	0.67mi	4/2.0	2,548 (+3%)	23mo	$89,000	$35	43
1904 Holland Ave	0.73mi	5/2.0 (+1)	2,323 (-6%)	10mo	$197,160	$85	40
1624 Sunset Ave	0.51mi	4/2.5	2,160 (-13%)	19mo	$179,900	$83	34
1808 Storrs Ave	0.65mi	4/1.5	2,113 (-15%)	15mo	$190,000	$90	33
1309 Neilson St	0.59mi	4/3.5	2,225 (-10%)	22mo	$245,000	$110	28
933 Saratoga St	0.75mi	4/3.0	2,800 (+13%)	13mo	$175,000	$63	27

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: 27.0%
• Equity multiple: 3.14×
• Total profit: $149,386
• Equity at exit: $224,319

10-year hold

• IRR: 23.6%
• Equity multiple: 7.15×
• Total profit: $428,789
• Equity at exit: $483,752

Cash invested: $69,720 (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: 145
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,166 medium
• Mortgage (P&I): −$1,306
• Tax from tax record: −$84 /mo · $1,003/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$455
• Net cashflow: $218

Break-even live

Break-even rent $1,890

Max offer price $249,000

Occupancy floor 85%

Sensitivity live

Price	-10% $359	-5% $288	+0% $218	+5% $147	+10% $77
Rent	-10% $47	-5% $132	+0% $218	+5% $304	+10% $389
Rate	-1.0pp $343	-0.5pp $281	base $218	+0.5pp $153	+1.0pp $88

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1804 Storrs Ave Utica, NY	3.0	1.5	1633	$3,000	$1.84	45d	1	0.62mi
1642 Taylor Ave #1644 Utica, NY	3.0	1.0	2600	$1,650	$0.63	45d	1	0.79mi

Listing history 37 events

1. 2026-06-22
   days on market $249,000 Active 80 DOM
2. 2026-06-19
   days on market $249,000 Active 78 DOM
3. 2026-06-18
   days on market $249,000 Active 77 DOM
4. 2026-06-17
   days on market $249,000 Active 76 DOM
5. 2026-06-16
   days on market $249,000 Active 75 DOM
6. 2026-06-15
   days on market $249,000 Active 74 DOM
7. 2026-06-14
   days on market $249,000 Active 72 DOM
8. 2026-06-13
   days on market $249,000 Active 71 DOM
9. 2026-06-10
   days on market $249,000 Active 69 DOM
10. 2026-06-09
    days on market $249,000 Active 68 DOM
11. 2026-06-08
    days on market $249,000 Active 67 DOM
12. 2026-06-07
    days on market $249,000 Active 66 DOM
13. 2026-06-03
    days on market $249,000 Active 62 DOM
14. 2026-06-02
    days on market $249,000 Active 61 DOM
15. 2026-06-01
    days on market $249,000 Active 60 DOM
16. 2026-05-31
    days on market $249,000 Active 59 DOM
17. 2026-05-30
    days on market $249,000 Active 58 DOM
18. 2026-04-13
    price $249,000 1727-char remark

    Show marketing remark (1727 chars)

    Welcome to 1515 Oneida Street—where space, condition, and standout upgrades come together in this beautifully maintained and truly turnkey 5-bedroom, 2.5-bath home offering over 2,400 sq ft of living space. Meticulously cared for by its owners, this property is a rare find that delivers both immediate comfort and long-term value. From the moment you step inside, you’ll appreciate the warmth and character of gleaming hardwood floors that flow throughout the home, complemented by generously sized rooms, a flexible layout, and a cozy wood-burning fireplace. The spacious eat-in kitchen with island serves as the heart of the home—perfect for everyday living and entertaining alike. The fully finished attic is a true game-changer, providing expansive additional living space with endless possibilities—ideal for a private suite, home office, media room, or extended living area. Step outside and you’ll find an equally impressive exterior setup. The fully fenced yard with low-maintenance vinyl fencing offers privacy and security, while the large Trex deck with vinyl railings creates the perfect space for outdoor entertaining with minimal upkeep. A massive parking area provides abundant off-street parking—an exceptional and hard-to-find feature in this location. Additional highlights include public utilities, gas forced air heat, full basement, and a location convenient to schools, shopping, and major roadways. This is not your typical listing—this is a move-in ready home that has been thoughtfully maintained, upgraded, and cared for. Whether you’re seeking a spacious primary residence or a strong addition to your portfolio, this property delivers on every level.

19. 2026-04-02
    listed $255,000 Active 1727-char remark

    Show marketing remark (1727 chars)

    Welcome to 1515 Oneida Street—where space, condition, and standout upgrades come together in this beautifully maintained and truly turnkey 5-bedroom, 2.5-bath home offering over 2,400 sq ft of living space. Meticulously cared for by its owners, this property is a rare find that delivers both immediate comfort and long-term value. From the moment you step inside, you’ll appreciate the warmth and character of gleaming hardwood floors that flow throughout the home, complemented by generously sized rooms, a flexible layout, and a cozy wood-burning fireplace. The spacious eat-in kitchen with island serves as the heart of the home—perfect for everyday living and entertaining alike. The fully finished attic is a true game-changer, providing expansive additional living space with endless possibilities—ideal for a private suite, home office, media room, or extended living area. Step outside and you’ll find an equally impressive exterior setup. The fully fenced yard with low-maintenance vinyl fencing offers privacy and security, while the large Trex deck with vinyl railings creates the perfect space for outdoor entertaining with minimal upkeep. A massive parking area provides abundant off-street parking—an exceptional and hard-to-find feature in this location. Additional highlights include public utilities, gas forced air heat, full basement, and a location convenient to schools, shopping, and major roadways. This is not your typical listing—this is a move-in ready home that has been thoughtfully maintained, upgraded, and cared for. Whether you’re seeking a spacious primary residence or a strong addition to your portfolio, this property delivers on every level.

20. 2026-02-28
    historical
21. 2026-01-31
    historical $2,800
22. 2025-12-04
    listed $2,800
23. 2025-12-03
    listed $259,000 Active
24. 2025-07-23
    historical $2,800
25. 2025-07-15
    listed $2,800
26. 2025-07-08
    historical
27. 2025-07-07
    historical
28. 2025-06-21
    price $259,000
29. 2025-05-31
    price $285,000
30. 2025-05-07
    listed $295,000 Active
31. 2011-03-01
    historical
32. 2010-08-31
    listed $59,900
33. 2008-02-04
    soldstatus $50,000
34. 2008-01-29
    soldstatus $50,000
35. 2007-04-09
    listed $55,000
36. 2003-08-06
    soldstatus $51,000
37. 1997-08-26
    soldstatus $38,000

ⓘ 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: $1,003 · $84/mo
• Projected year-2 tax: $2,605 · $217/mo
• Expected delta: +$1,603/yr (+$134/mo · 159.8%)

ⓘ 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 · 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: $25,991
• − Mortgage interest: −$13,948
• − Property taxes: −$1,003
• − Insurance: −$1,245
• − Repairs & maintenance: −$2,079
• − Management: −$2,079
• − Depreciation: −$7,244
• Taxable loss: −$1,607
• Est. tax savings @ 24.0%: +$386
• After-tax cash flow: $3,001/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

+555.3% since first listed

20 events — show timeline

• 2026-04-13 Price Changed $249,000 CNYIS
• 2026-04-02 Listed $255,000 CNYIS
• 2026-02-28 Listing Removed — CNYIS
• 2026-01-31 Rental Removed $2,800 CNYIS
• 2025-12-04 Listed for Rent $2,800 CNYIS
• 2025-12-03 Listed $259,000 CNYIS
• 2025-07-23 Rental Removed $2,800 CNYIS
• 2025-07-15 Listed for Rent $2,800 CNYIS
• 2025-07-08 Listing Removed — CNYIS
• 2025-07-07 Listing Removed — CNYIS
• 2025-06-21 Price Changed $259,000 CNYIS
• 2025-05-31 Price Changed $285,000 CNYIS
• 2025-05-07 Listed $295,000 CNYIS
• 2011-03-01 Listing Removed — CNYIS
• 2010-08-31 Listed $59,900 CNYIS
• 2008-02-04 Sold (MLS) $50,000 CNYIS
• 2008-01-29 Sold (Public Records) $50,000 Public Records
• 2007-04-09 Listed $55,000 CNYIS
• 2003-08-06 Sold (Public Records) $51,000 Public Records
• 1997-08-26 Sold (Public Records) $38,000 Public Records

Property tax history

-0.3%/yr

Latest (2025): $1,003 · -33.5% YoY. Source: county tax records.