925 South St · Utica, NY 13501

$229,000

4 bd · 2.0 ba · 2,096 sqft · MultiFamily public records · 98 Days on market

Built 1900 Good condition 2,784 sqft lot $109/sqft · 13% below area Est $264k · 13% 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 +13.5/15.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +9.5/10.0
• Schools +4.8/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Rent growth +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Welcome to this beautifully renovated two-family home offering the perfect blend of modern updates, space, and income potential. This impressive duplex features 6 bedrooms and 3 full bathrooms across two spacious units, making it ideal for owner-occupants and investors alike. The updated kitchens showcase elegant quartz countertops, abundant cabinetry, and stainless steel appliances, while the renovated bathrooms feature stylish tile work and contemporary finishes. Additional highlights include a finished attic, finished basement, updated electrical service, separate utilities, and a fully fenced yard.

Key facts

• Separate utilities
• Finished attic
• Finished basement

Tags

• RENOVATED TWO-FAMILY HOME
• UPDATED KITCHENS
• FINISHED ATTIC
• FINISHED BASEMENT
• UPDATED ELECTRICAL SERVICE
• SEPARATE UTILITIES

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.0-bath units multifamily listed at $229k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive. Per door: $597/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $229k).
• Recommended offer: $208k (9.0% 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, 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: Christopher Columbus Elementary School (math 34% / reading 43%, grade F, #1,509 of 2,108 statewide, top 72%, 639 students, 82% FRL); John F Kennedy Middle School (math 27% / reading 35%, grade F, #534 of 729 statewide, top 73%, 695 students, 77% FRL); Thomas R Proctor High School (math 86% / reading 62%, grade B+, #659 of 1,100 statewide, top 60%, 2,675 students, 76% FRL).
• Zoned-school proficiency averages 48% at this address vs 36% district-wide (+12 pts) — the actual schools serving this property are materially stronger than the Utica City School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 260 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 140d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% of comp listings sitting > 30 days — soft ceiling on asking rent; 204 units permitted in Oneida County in 2024 (68 in 5+ unit buildings).

Forward outlook

• In year one you build about $24k of equity ($2k loan paydown + $23k 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 $64k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 98 days — a 9% lower offer ($208k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 13y 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 $40k; list at $229k implies a 472% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $208,390 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.45% ✓
• Cap rate: 12.55%
• Cash-on-cash: 22.35%
• DSCR: 1.99
• GRM: 5.8

CMA / ARV

• ARV (median comp): $264,245
• List price: $229,000
• Delta: -13.34%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1136 Hilton Ave	0.29mi	4/2.0	2,064 (-2%)	20mo	$226,000	$109	67
1251 Mohawk St	0.62mi	4/2.0	2,152 (+3%)	3mo	$252,500	$117	64
740 Jay St	0.55mi	4/2.0	2,112 (+1%)	16mo	$142,000	$67	60
517 Jefferson Ave	0.43mi	5/2.5 (+1)	2,192 (+5%)	7mo	$150,000	$68	59
1222 Mummery St	0.28mi	5/2.0 (+1)	2,401 (+15%)	10mo	$195,000	$81	50
514 Mary St	0.68mi	5/2.0 (+1)	2,096 (0%)	16mo	$75,000	$36	50
510 Saint Anthony St	0.59mi	3/2.0 (-1)	1,976 (-6%)	12mo	$149,900	$76	48
511 Hubbell St	0.45mi	5/2.0 (+1)	2,276 (+9%)	20mo	$94,000	$41	43

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: 41.0%
• Equity multiple: 4.13×
• Total profit: $200,746
• Equity at exit: $206,301

10-year hold

• IRR: 35.4%
• Equity multiple: 9.29×
• Total profit: $531,247
• Equity at exit: $444,897

Cash invested: $64,120 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 11 active · 8 under contract
• Months of supply: 33.0 mo (3%/mo absorbed)
• Median asking: $169,900 ($103/sqft)
• Median days on market: 63 d
• This list price: 64% of active listings are priced below it
• ARV vs active asking: +22.9% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 13501

• Home prices YoY: 5.6%
• Active inventory: 260
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $3,316 high
• Mortgage (P&I): −$1,201
• Tax from tax record: −$129 /mo · $1,547/yr
• Insurance: −$95
• HOA: −$0
• Vacancy / Maint / Mgmt: −$696
• Net cashflow: $1,194

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$3,316
Total (2 units)			$3,316

Break-even live

Break-even rent $1,804

Max offer price $229,000

Occupancy floor 59%

Sensitivity live

Price	-10% $1,324	-5% $1,259	+0% $1,194	+5% $1,130	+10% $1,065
Rent	-10% $932	-5% $1,063	+0% $1,194	+5% $1,325	+10% $1,456
Rate	-1.0pp $1,310	-0.5pp $1,253	base $1,194	+0.5pp $1,135	+1.0pp $1,075

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: $57,250
• Closing costs: $6,870
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1015 White Pl Utica, NY	2.0	1.0	—	$1,700	—	139d	1	0.23mi
1017 White Pl Utica, NY	2.0	1.0	—	$1,700	—	139d	1	0.24mi
744 South St Unit 1 Utica, NY	4.0	1.0	1600	$1,650	$1.03	6d	1	0.24mi
807 Eagle St Utica, NY	3.0	1.0	1526	$1,300	$0.85	139d	1	0.34mi
641 South St Unit 2nd Fl Utica, NY	2.0	1.0	—	$1,100	—	140d	1	0.43mi
710 Blandina St Apt 2 Utica, NY	2.0	1.0	800	$1,000	$1.25	2d	1	0.43mi
850 Bleecker St Unit 3 Utica, NY	4.0	1.0	—	$1,450	—	139d	1	0.46mi
1324 Blandina St Utica, NY	2.0	1.0	—	$1,150	—	139d	1	0.47mi
1004 Jay St Utica, NY	3.0	1.0	—	$1,200	—	139d	1	0.53mi
1121 Saint Vincent St #2 Utica, NY	2.0	1.0	1000	$1,400	$1.40	6d	1	0.55mi
400 Lansing St Unit 2 Utica, NY	2.0	1.0	1700	$1,200	$0.71	6d	1	0.79mi
1124 Dudley Ave Unit 1 Utica, NY	3.0	1.0	1300	$1,250	$0.96	2d	1	0.81mi
421 Broad St Unit 18 Utica, NY	2.0	2.0	1750	$2,395	$1.37	6d	1	0.95mi
310 Broad St Apt 205 Utica, NY	2.0	2.0	1690	$2,100	$1.24	6d	1	1.04mi
221 Elizabeth St #2 Utica, NY	2.0	1.0	1100	$2,000	$1.82	140d	1	1.05mi
171 Genesee St Utica, NY	2.0	1.0	—	$2,000	—	139d	1	1.14mi
1017 Park Ave Unit 2F Utica, NY	2.0	1.0	—	$1,200	—	139d	1	1.14mi
1642 Taylor Ave #1644 Utica, NY	3.0	1.0	2600	$1,650	$0.63	139d	1	1.19mi
119 Hotel St Utica, NY	1.0–2.0	1.0–2.0	902	$2,400	$2.66	1d	13	1.20mi
239 Genesee St Utica, NY	1.0–2.0	1.0–2.0	1200	$2,700	$2.25	1d	15	1.20mi
520 Seneca St Apt 302 Utica, NY	2.0	1.0	1650	$2,395	$1.45	6d	1	1.21mi
106 Hotel St Unit 1 Utica, NY	2.0	2.0	1350	$2,200	$1.63	5d	1	1.24mi
108 Gold St Utica, NY	3.0	1.0	4335	$1,400	$0.32	6d	1	1.33mi
20 Cottage Pl Apt 6 Utica, NY	2.0	1.0	1000	$1,400	$1.40	6d	1	1.47mi

Property features AI

Finance

• Other: Two-unit building with separate gas and electric meters for each unit
• Financial info: Owner pays grounds care, snow removal, and waterOperating expenses include water/sewerRent includes gardener, snow removal, and water

Exterior

• Parking: No driveway; on-street parking
• Utilities: Public water connectedSewer connected
• Home design: Two-story propertyResale condition
• Construction: Stucco and vinyl siding exteriorAsphalt roof
• Exterior features: Enclosed porchOpen porchFully fenced yardRectangular residential lotCity street frontage

Interior

• Flooring: Ceramic tileLaminateVaried flooring
• Bathrooms: Two full bathrooms
• Heating & cooling: Ductless coolingDuctless gas forced-air heating
• Interior features: AtticFinished full basement
• Laundry & utility: Common area laundryGas water heater

Listing history 50 events

1. 2026-09-20
   days on market $229,000 Active 98 DOM
2. 2026-09-18
   days on market $229,000 Active 96 DOM
3. 2026-09-17
   days on market $229,000 Active 95 DOM
4. 2026-09-16
   days on market $229,000 Active 94 DOM
5. 2026-09-15
   days on market $229,000 Active 93 DOM
6. 2026-09-14
   days on market $229,000 Active 92 DOM
7. 2026-09-13
   days on market $229,000 Active 91 DOM
8. 2026-09-12
   days on market $229,000 Active 90 DOM
9. 2026-09-11
   days on market $229,000 Active 89 DOM
10. 2026-09-05
    days on market $229,000 Active 83 DOM
11. 2026-09-04
    days on market $229,000 Active 82 DOM
12. 2026-09-03
    days on market $229,000 Active 81 DOM
13. 2026-09-02
    days on market $229,000 Active 80 DOM
14. 2026-08-30
    days on market $229,000 Active 77 DOM
15. 2026-08-29
    days on market $229,000 Active 76 DOM
16. 2026-08-28
    days on market $229,000 Active 75 DOM
17. 2026-08-27
    days on market $229,000 Active 74 DOM
18. 2026-08-26
    days on market $229,000 Active 73 DOM
19. 2026-08-25
    days on market $229,000 Active 72 DOM
20. 2026-08-24
    days on market $229,000 Active 71 DOM
21. 2026-08-23
    days on market $229,000 Active 70 DOM
22. 2026-08-22
    days on market $229,000 Active 69 DOM
23. 2026-08-21
    days on market $229,000 Active 68 DOM
24. 2026-08-20
    days on market $229,000 Active 67 DOM
25. 2026-08-19
    days on market $229,000 Active 66 DOM
26. 2026-08-18
    days on market $229,000 Active 65 DOM
27. 2026-08-17
    days on market $229,000 Active 64 DOM
28. 2026-08-16
    days on market $229,000 Active 63 DOM
29. 2026-08-15
    days on market $229,000 Active 62 DOM
30. 2026-08-14
    days on market $229,000 Active 61 DOM
31. 2026-08-13
    days on market $229,000 Active 60 DOM
32. 2026-08-12
    days on market $229,000 Active 59 DOM
33. 2026-08-11
    days on market $229,000 Active 58 DOM
34. 2026-08-10
    days on market $229,000 Active 57 DOM
35. 2026-08-09
    days on market $229,000 Active 56 DOM
36. 2026-08-08
    days on market $229,000 Active 55 DOM
37. 2026-08-07
    days on market $229,000 Active 54 DOM
38. 2026-08-06
    days on market $229,000 Active 53 DOM
39. 2026-08-05
    days on market $229,000 Active 52 DOM
40. 2026-08-04
    days on market $229,000 Active 51 DOM
41. 2026-08-03
    days on market $229,000 Active 50 DOM
42. 2026-07-31
    days on market $229,000 Active 47 DOM
43. 2026-07-29
    days on market $229,000 Active 45 DOM
44. 2026-07-27
    days on market $229,000 Active 43 DOM
45. 2026-07-25
    days on market $229,000 Active 41 DOM
46. 2026-07-23
    days on market $229,000 Active 39 DOM
47. 2026-07-22
    days on market $229,000 Active 38 DOM
48. 2026-07-21
    days on market $229,000 Active 37 DOM
49. 2026-07-18
    days on market $229,000 Active 34 DOM
50. 2026-07-16
    days on market $229,000 Active 32 DOM

ⓘ 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: $1,547 · $129/mo
• Projected year-2 tax: $2,708 · $226/mo
• Expected delta: +$1,162/yr (+$97/mo · 75.1%)

ⓘ 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 · 18 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: $39,792
• − Mortgage interest: −$12,828
• − Property taxes: −$1,547
• − Insurance: −$1,145
• − Repairs & maintenance: −$3,183
• − Management: −$3,183
• − Depreciation: −$6,662
• Taxable income: $11,244
• Est. tax owed @ 24.0%: −$2,699
• After-tax cash flow: $11,634/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 · 8 photos

Good 80/100 Cosmetic rehab Est. rehab $10,480–$31,440 screening

This beautifully renovated two-family home offers a blend of modern updates, space, and income potential. The property is move-in ready with good condition and minimal maintenance required.

Components & finishes AI

Flooring tile Counters granite Appliances stainless steel

Value-add opportunities

• Both Paint exterior trim — Enhances curb appeal and value ↑
• Both Clean gutters — Improves drainage and property value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 48/100

Zoned Schools

Elementary Christopher Columbus Elementary School F NY #1,509/2,108 Nat'l #20,973/41,679 Middle John F Kennedy Middle School F NY #534/729 Nat'l #8,646/14,009 High Thomas R Proctor High School B+ NY #659/1,100 Nat'l #1,751/17,239

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

A Composite livability gradescore 80/100

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 · 225,223 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: 8% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• Other: Two-unit building with separate gas and electric meters for each unit
• Financial info: Owner pays grounds care, snow removal, and waterOperating expenses include water/sewerRent includes gardener, snow removal, and water

Exterior

• Parking: No driveway; on-street parking
• Utilities: Public water connectedSewer connected
• Home design: Two-story propertyResale condition
• Construction: Stucco and vinyl siding exteriorAsphalt roof
• Exterior features: Enclosed porchOpen porchFully fenced yardRectangular residential lotCity street frontage

Interior

• Flooring: Ceramic tileLaminateVaried flooring
• Bathrooms: Two full bathrooms
• Heating & cooling: Ductless coolingDuctless gas forced-air heating
• Interior features: AtticFinished full basement
• Laundry & utility: Common area laundryGas water heater

Price history

+615.6% since first listed

6 events — show timeline

• 2026-07-02 Price Changed $229,000 CNYIS
• 2026-06-14 Listed $239,000 CNYIS
• 2016-12-02 Sold (Public Records) $40,000 Public Records
• 2014-05-05 Listing Removed — CNYIS
• 2013-11-06 Listed $69,900 CNYIS
• 2006-03-31 Sold (Public Records) $32,000 Public Records

Property tax history

+3.4%/yr

Latest (2025): $1,547 · -0.4% YoY. Source: county tax records.