2102 Whitesboro St #4 · Utica, NY 13502

$349,900

15 bd · 12.0 ba · 5,316 sqft · MultiFamily public records · 29 Days on market

Built 1950 0.39 ac lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 3 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

Turn-key 4-unit investment opportunity in the City of Utica! This income-producing multi-family property features four occupied apartments with strong rental history and immediate cash flow. Three units currently rent for $900/month and one unit rents for $1,000/month, with tenants paying all utilities — keeping owner expenses low and maximizing investment potential. Offering over 5,300 square feet, this property includes ample parking, vinyl siding, and a convenient location close to shopping, restaurants, schools, hospitals, and major roadways. Whether you’re looking to add to your portfolio or start investing in multi-family real estate, this property offers steady income wit

Key facts

• Immediate cash flow
• Ample parking
• Convenient location

Tags

• INVESTMENT OPPORTUNITY
• MULTI-FAMILY PROPERTY
• STRONG RENTAL HISTORY
• IMMEDIATE CASH FLOW
• AMPLE PARKING
• CONVENIENT LOCATION

Property features AI

Finance

• Other: Four separate residential units with separate gas and electric meters
• Financial info: Tenant responsible for all utilities; Operating expenses include snow removal

Exterior

• Parking: Attached garage with 4 spaces; Two or more parking spaces
• Utilities: Public water connected; Sewer connected
• Home design: Two-story building; Resale property; Flat roof
• Construction: Vinyl siding; Blown-in insulation
• Exterior features: Corner, rectangular lot; Lot dimensions approximately 100 x 168

Interior

• Flooring: Vinyl and other varied flooring
• Bathrooms: Four full bathrooms
• Heating & cooling: Gas forced air heating
• Interior features: Full basement; Varied flooring with vinyl
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3 × 5-bed/?-bath units multifamily listed at $350k.

Deal economics

• At list price, monthly cash flow is $3k ($30k/yr) — positive. Per door: $838/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $350k).
• Recommended offer: $345k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.9% 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; 204 units permitted in Oneida County in 2024 (68 in 5+ unit buildings).
• At $5,870/mo this rent would consume 122% of the median local household income ($58k/yr) (locally 1604% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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 $98k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($345k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $344,651 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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 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: 1.68% ✓
• Cap rate: 14.91%
• Cash-on-cash: 30.78%
• DSCR: 2.37
• GRM: 5.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 25.5%
• Equity multiple: 2.05×
• Total profit: $103,256
• Equity at exit: $52,171

10-year hold

• IRR: 33.2%
• Equity multiple: 4.02×
• Total profit: $295,626
• Equity at exit: $30,253

Cash invested: $97,972 (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: 14.9×

Monthly cashflow live

• Estimated rent: $5,870 medium
• Mortgage (P&I): −$1,835
• Tax from tax record: −$144 /mo · $1,725/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,233
• Net cashflow: $2,513

Break-even live

Break-even rent $2,689

Max offer price $349,900

Occupancy floor 52%

Sensitivity live

Price	-10% $2,711	-5% $2,612	+0% $2,513	+5% $2,414	+10% $2,315
Rent	-10% $2,049	-5% $2,281	+0% $2,513	+5% $2,745	+10% $2,977
Rate	-1.0pp $2,689	-0.5pp $2,602	base $2,513	+0.5pp $2,422	+1.0pp $2,330

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

Units	Beds	Baths	Est. rent
▸ 3× units	5	—	$5,871
Total (3 units)			$5,870

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: $87,475
• Closing costs: $10,497
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $349,900 Active 29 DOM
2. 2026-06-18
   days on market $349,900 Active 28 DOM
3. 2026-06-17
   days on market $349,900 Active 27 DOM
4. 2026-06-16
   days on market $349,900 Active 26 DOM
5. 2026-06-15
   days on market $349,900 Active 25 DOM
6. 2026-06-14
   days on market $349,900 Active 23 DOM
7. 2026-06-13
   days on market $349,900 Active 22 DOM
8. 2026-06-10
   days on market $349,900 Active 20 DOM
9. 2026-06-09
   days on market $349,900 Active 19 DOM
10. 2026-06-08
    days on market $349,900 Active 18 DOM
11. 2026-06-07
    days on market $349,900 Active 17 DOM
12. 2026-06-03
    days on market $349,900 Active 13 DOM
13. 2026-06-02
    days on market $349,900 Active 12 DOM
14. 2026-06-01
    days on market $349,900 Active 11 DOM
15. 2026-05-31
    days on market $349,900 Active 10 DOM
16. 2026-05-30
    days on market $349,900 Active 9 DOM
17. 2026-05-21
    listed $349,900 Active

ⓘ 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: $1,725 · $144/mo
• Projected year-2 tax: $3,819 · $318/mo
• Expected delta: +$2,094/yr (+$175/mo · 121.4%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $70,440
• − Mortgage interest: −$19,600
• − Property taxes: −$1,725
• − Insurance: −$1,750
• − Repairs & maintenance: −$5,635
• − Management: −$5,635
• − Depreciation: −$10,179
• Taxable income: $25,917
• Est. tax owed @ 24.0%: −$6,220
• After-tax cash flow: $23,935/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

1 event — show timeline

• 2026-05-21 Listed $349,900 CNYIS

Property tax history

+4.0%/yr

Latest (2025): $1,725 · -5.3% YoY. Source: county tax records.