1303 Bleecker St · Utica, NY 13501

$229,000

4 bd · 2.0 ba · 2,697 sqft · SingleFamily public records · 42 Days on market

Built 1880 $85/sqft · 29% below area Est $321k · 29% under

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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).

• ARV discount +15.0/15.0
• Cash flow +14.2/30.0
• Appreciation +10.0/10.0
• DSCR +4.3/10.0
• Livability +4.0/5.0
• 1% rule +3.1/10.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• 2 parking spots
• Built 1880
• Listed 41 days

Property features AI

Finance

• Other: Owner pays: cable TV and other (see remarks); Rent includes: cable TV (see remarks)
• Financial info: Operating expense details: see remarks; Rental income by unit: $1,100; $1,250; $1,250; $750

Exterior

• Parking: Paved parking with two or more spaces
• Utilities: Electricity available and connected (circuit breakers); Public water available and connected; Sewer available and connected
• Home design: Multi-unit property with 3 total units (4 units in the community); 2 stories; Resale property
• Construction: Brick construction; Asphalt pitched roof; Block and stone foundation; Copper and PEX plumbing
• Exterior features: Fully fenced yard; Flag lot; Near public transit

Interior

• Kitchen: Oven/Range; Refrigerator; Eat-in kitchens in units; Formal dining room in some units
• Bedrooms: Three-bedroom units (multiple units include 3-bedroom layouts); Two-bedroom unit included; One-bedroom unit included
• Flooring: Hardwood; Laminate; Tile; Varies by unit
• Bathrooms: Four full bathrooms total across units
• Heating & cooling: Forced air heating; Electric heating; Gas heating
• Interior features: Attic; Full basement
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $229k.

Deal economics

• At list price, monthly cash flow is $38 ($457/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 $186k (18.6% below list).
• Recommended offer: $186k (18.6% 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, 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: 143 active listings in the ZIP; 204 units permitted in Oneida County in 2024 (68 in 5+ unit buildings).
• This rent runs 43% of the median local income ($53k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 ~3 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 42 days — a 3% lower offer ($222k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 24y 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 $45k; list at $229k implies a 409% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1880 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $186,292 (18.6% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. Built in 1880 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.81% ✗
• Cap rate: 6.49%
• Cash-on-cash: 0.71%
• DSCR: 1.03
• GRM: 10.2

CMA / ARV

• ARV (median comp): $321,374
• List price: $229,000
• Delta: -28.74%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.8%
• Equity multiple: 2.98×
• Total profit: $127,081
• Equity at exit: $206,301

10-year hold

• IRR: 21.9%
• Equity multiple: 6.80×
• Total profit: $372,199
• 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 →

ZIP-level market 13501

• Home prices YoY: 5.6%
• Active inventory: 143
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,863 medium
• Mortgage (P&I): −$1,201
• Tax from tax record: −$137 /mo · $1,648/yr
• Insurance: −$95
• HOA: −$0
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $38

Break-even live

Break-even rent $1,815

Max offer price $229,000

Occupancy floor 93%

Sensitivity live

Price	-10% $168	-5% $103	+0% $38	+5% $-27	+10% $-92
Rent	-10% $-109	-5% $-36	+0% $38	+5% $112	+10% $185
Rate	-1.0pp $153	-0.5pp $96	base $38	+0.5pp $-21	+1.0pp $-82

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
• Reserves months: —
• Total cash needed: —

Listing history 35 events

1. 2026-06-19
   days on market $229,000 Active 42 DOM
2. 2026-06-18
   days on market $229,000 Active 41 DOM
3. 2026-06-17
   days on market $229,000 Active 40 DOM
4. 2026-06-16
   days on market $229,000 Active 39 DOM
5. 2026-06-15
   days on market $229,000 Active 38 DOM
6. 2026-06-14
   days on market $229,000 Active 36 DOM
7. 2026-06-13
   days on market $229,000 Active 35 DOM
8. 2026-06-10
   days on market $229,000 Active 33 DOM
9. 2026-06-09
   days on market $229,000 Active 32 DOM
10. 2026-06-08
    days on market $229,000 Active 31 DOM
11. 2026-06-07
    days on market $229,000 Active 30 DOM
12. 2026-06-03
    days on market $229,000 Active 26 DOM
13. 2026-06-02
    days on market $229,000 Active 25 DOM
14. 2026-06-01
    days on market $229,000 Active 24 DOM
15. 2026-05-31
    days on market $229,000 Active 23 DOM
16. 2026-05-30
    days on market $229,000 Active 22 DOM
17. 2026-05-08
    listed $229,000 Active
18. 2026-01-22
    historical
19. 2025-09-08
    price $239,900
20. 2025-08-10
    historical $1,300
21. 2025-08-01
    listed $1,300
22. 2025-07-28
    listed $250,000 Active
23. 2024-08-28
    historical
24. 2024-04-29
    price $184,999
25. 2024-04-29
    price $189,000
26. 2024-02-28
    listed $239,900 Active
27. 2018-12-07
    historical
28. 2018-07-07
    listed $89,900
29. 2003-04-30
    soldstatus $45,000
30. 2002-12-05
    listed $49,900
31. 2002-10-08
    historical
32. 2002-10-08
    historical
33. 2002-07-08
    listed $57,000
34. 2002-07-08
    listed $57,000
35. 2002-06-16
    soldstatus $45,000

ⓘ 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: $1,648 · $137/mo
• Projected year-2 tax: $2,759 · $230/mo
• Expected delta: +$1,111/yr (+$93/mo · 67.4%)

ⓘ 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 ≥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: $22,355
• − Mortgage interest: −$12,828
• − Property taxes: −$1,648
• − Insurance: −$1,145
• − Repairs & maintenance: −$1,788
• − Management: −$1,788
• − Depreciation: −$6,662
• Taxable loss: −$3,504
• Est. tax savings @ 24.0%: +$841
• After-tax cash flow: $1,298/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

+408.9% since first listed

19 events — show timeline

• 2026-05-08 Listed $229,000 CNYIS
• 2026-01-22 Listing Removed — CNYIS
• 2025-09-08 Price Changed $239,900 CNYIS
• 2025-08-10 Rental Removed $1,300 RENTSPREE
• 2025-08-01 Listed for Rent $1,300 RENTSPREE
• 2025-07-28 Listed $250,000 CNYIS
• 2024-08-28 Listing Removed — CNYIS
• 2024-04-29 Price Changed $184,999 CNYIS
• 2024-04-29 Price Changed $189,000 CNYIS
• 2024-02-28 Listed $239,900 CNYIS
• 2018-12-07 Listing Removed — CNYIS
• 2018-07-07 Listed $89,900 CNYIS
• 2003-04-30 Sold (Public Records) $45,000 Public Records
• 2002-12-05 Listed $49,900 CNYIS
• 2002-10-08 Listing Removed — CNYIS
• 2002-10-08 Listing Removed — CNYIS
• 2002-07-08 Listed $57,000 CNYIS
• 2002-07-08 Listed $57,000 CNYIS
• 2002-06-16 Sold (MLS) $45,000 CNYIS

Property tax history

+2.5%/yr

Latest (2025): $1,648 · -35.8% YoY. Source: county tax records.