28 Noyes St · Utica, NY 13502

$69,900

4 bd · 1.5 ba · 1,697 sqft · SingleFamily public records · 16 Days on market

Built 1900 6,104 sqft lot $41/sqft · 44% below area Est $126k · 44% under

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Why this score? — see what drove the B+ 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
• Livability +4.0/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Affordable and spacious. This home has so much potential! Unleash your creativity and transform this once-charming home into the perfect home tailored to your unique tastes. The majority of the contents will remain. Sold as is.

Key facts

• 6,104 sq ft lot
• 3 garage spots
• Built 1900

Property features AI

Exterior

• Parking: Detached garage; 3 garage spaces
• Utilities: Electricity connected (circuit breakers); Public water connected; Sewer connected; Cable available
• Home design: 2 stories; Existing/previously lived-in condition
• Construction: Wood siding; Slate and tile roof; Stone foundation
• Exterior features: Blacktop driveway; Near public transit; Rectangular lot (approx. 56 x 109)

Interior

• Kitchen: Gas cooktop; Gas oven; Free-standing range; Oven; Refrigerator; Eat-in kitchen
• Bedrooms: Bedroom 1 (Second level) — approx. 11 x 10; Bedroom 2 (Second level) — approx. 15 x 9; Bedroom 3 (Second level) — approx. 12 x 10; Bedroom 4 (Second level) — approx. 16 x 9
• Flooring: Hardwood floors; Varied flooring in places
• Bathrooms: 2 full bathrooms; 1 main-level bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Ceiling fans; Eat-in kitchen; Separate/formal living room; Combined living and dining area; Full basement
• Laundry & utility: Washer; Dryer; Gas water heater; Basement laundry

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $984 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $69k (1.5% below list) — sets the bar for market timing.
• Cap rate 23.2% 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: 150 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 45d 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 40% 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 $483 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($69k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $54k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $68,851 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 2.72% ✓
• Cap rate: 23.19%
• Cash-on-cash: 60.36%
• DSCR: 3.69
• GRM: 3.1

CMA / ARV

• ARV (median comp): $125,763
• List price: $69,900
• Delta: -44.42%
• 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
18 Avery Pl	0.40mi	4/2.0	1,694 (-0%)	9mo	$200,000	$118	71
1114 Stark St	0.31mi	3/2.0 (-1)	1,567 (-8%)	2mo	$148,400	$95	64
815 Chestnut St	0.23mi	4/2.0	1,575 (-7%)	14mo	$130,000	$83	63
10 Grant St	0.49mi	4/1.5	1,865 (+10%)	1mo	$270,000	$145	60
1317 Maple St	0.63mi	3/1.5 (-1)	1,728 (+2%)	5mo	$186,500	$108	59
1214 Noyes St	0.52mi	5/2.0 (+1)	1,750 (+3%)	9mo	$125,000	$71	56
822 E Warren St W	0.37mi	5/1.5 (+1)	1,464 (-14%)	9mo	$94,000	$64	47
1547 Sunset Ave	0.35mi	3/1.5 (-1)	1,896 (+12%)	15mo	$195,000	$103	47
1548 Kemble St	0.41mi	4/2.0	1,906 (+12%)	14mo	$180,200	$95	47
119 Pleasant St	0.68mi	4/1.5	1,913 (+13%)	2mo	$192,500	$101	45
1208 Green St	0.52mi	3/1.0 (-1)	1,851 (+9%)	11mo	$23,000	$12	44
1649 Bennett St	0.59mi	5/2.0 (+1)	1,924 (+13%)	1mo	$267,697	$139	43

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: 59.1%
• Equity multiple: 3.63×
• Total profit: $51,422
• Equity at exit: $10,422

10-year hold

• IRR: 63.9%
• Equity multiple: 7.42×
• Total profit: $125,720
• Equity at exit: $6,044

Cash invested: $19,572 (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: 3.1×

Monthly cashflow live

• Estimated rent: $1,905 high
• Mortgage (P&I): −$367
• Tax from tax record: −$125 /mo · $1,494/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $984

Break-even live

Break-even rent $658

Max offer price $69,900

Occupancy floor 43%

Sensitivity live

Price	-10% $1,024	-5% $1,004	+0% $984	+5% $965	+10% $945
Rent	-10% $834	-5% $909	+0% $984	+5% $1,060	+10% $1,135
Rate	-1.0pp $1,020	-0.5pp $1,002	base $984	+0.5pp $966	+1.0pp $948

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1224 Whitesboro St Unit 1 Utica, NY	3.0	1.0	1100	$1,125	$1.02	44d	1	0.81mi
1804 Storrs Ave Utica, NY	3.0	1.5	1633	$3,000	$1.84	44d	1	0.83mi
1124 Dudley Ave Unit 1 Utica, NY	3.0	1.0	1300	$1,400	$1.08	44d	1	0.86mi
1503 Fox Pl Utica, NY	3.0	1.0	1119	$2,000	$1.79	44d	1	1.17mi
807 Eagle St Utica, NY	3.0	1.0	1526	$1,300	$0.85	44d	1	1.45mi

Listing history 2 events

1. 2026-05-11
   listed $69,900 Active 228-char remark
2. 2007-01-24
   soldstatus $54,000

ⓘ 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: $1,494 · $125/mo
• Projected year-2 tax: $1,494 · $125/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

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: $22,855
• − Mortgage interest: −$3,915
• − Property taxes: −$1,494
• − Insurance: −$350
• − Repairs & maintenance: −$1,828
• − Management: −$1,828
• − Depreciation: −$2,033
• Taxable income: $11,405
• Est. tax owed @ 24.0%: −$2,737
• After-tax cash flow: $9,076/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): 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

+29.4% since first listed

3 events — show timeline

• 2026-05-27 Pending — CNYIS
• 2026-05-11 Listed $69,900 CNYIS
• 2007-01-24 Sold (Public Records) $54,000 Public Records

Property tax history

+4.0%/yr

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