19 Rose Pl · Utica, NY 13502

$174,900

3 bd · 1.5 ba · 1,612 sqft · SingleFamily public records · 52 Days on market

Built 1925 2,960 sqft lot $108/sqft · 6% below area Est $187k · 6% 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 +29.1/30.0
• ARV discount +10.3/15.0
• DSCR +10.0/10.0
• 1% rule +7.4/10.0
• 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 MLS

Affordable and charming two story with lots of character! Large spacious rooms and closets. Featuring a brick fireplace, Rochester hardwoods, and large entryway with closet. Located off bus route and close to shopping areas and playgrounds.

Key facts

• Full basement
• Newer windows
• Eat-in kitchen

Tags

• HARDWOOD FLOORS
• WOOD-BURNING FIREPLACE
• RENOVATED FULL BATHROOM
• EAT-IN KITCHEN
• NEWER WINDOWS
• FULL BASEMENT

Property features AI

Exterior

• Parking: Detached garage (1 car)
• Utilities: Public water connected; Sewer connected; Cable available; High-speed internet available; Circuit breaker electric
• Home design: 2-story home; Existing (previously built); Aluminum siding; Asphalt roof
• Construction: Built with block foundation
• Exterior features: Blacktop driveway; Fully fenced yard; Near public transit; Rectangular lot (40 x 74)

Interior

• Kitchen: Free-standing range; Oven; Refrigerator
• Bedrooms: Three bedrooms (all on the second floor)
• Flooring: Hardwood; Tile; Vinyl; Varies
• Bathrooms: One full bathroom; One half bathroom (main level)
• Heating & cooling: Gas forced-air heating
• Interior features: Eat-in kitchen; Full basement
• Laundry & utility: Laundry located in the basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $601 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $170k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.4% 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; 4 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 45% 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 $1k of loan paydown is wiped out by about $5k 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 $49k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 22y 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 $110k; list at $175k implies a 59% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $169,653 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — 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: 1.24% ✓
• Cap rate: 10.42%
• Cash-on-cash: 14.74%
• DSCR: 1.66
• GRM: 6.7

CMA / ARV

• ARV (median comp): $186,533
• List price: $174,900
• Delta: -6.24%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12 Rose Pl	0.04mi	3/1.5	1,616 (+0%)	5mo	$185,600	$115	93
804 Symonds Pl	0.13mi	4/1.5 (+1)	1,661 (+3%)	4mo	$180,000	$108	80
1803 Baker Ave	0.42mi	3/2.0	1,638 (+2%)	1mo	$223,000	$136	75
803 Mildred Ave	0.11mi	4/2.0 (+1)	1,423 (-12%)	2mo	$115,000	$81	67
28 Prospect St	0.41mi	4/1.5 (+1)	1,703 (+6%)	9mo	$163,500	$96	59
2026 Howe St	0.35mi	3/1.0	1,458 (-10%)	9mo	$159,000	$109	59
56 Ballantyne Brae	0.50mi	3/1.5	1,736 (+8%)	8mo	$234,500	$135	57
1913 Bradford Ave	0.28mi	4/1.0 (+1)	1,440 (-11%)	6mo	$206,700	$144	57
101 Barton St	0.61mi	4/1.5 (+1)	1,560 (-3%)	7mo	$185,000	$119	56
103 Dryden Ave	0.70mi	4/1.5 (+1)	1,658 (+3%)	7mo	$130,000	$78	51
90 Ballantyne Brae	0.57mi	2/2.0 (-1)	1,428 (-11%)	1mo	$284,000	$199	46
1422 Watkins Ave	0.60mi	4/2.0 (+1)	1,440 (-11%)	2mo	$175,200	$122	46

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: 5.2%
• Equity multiple: 1.20×
• Total profit: $9,934
• Equity at exit: $26,078

10-year hold

• IRR: 14.7%
• Equity multiple: 2.18×
• Total profit: $57,857
• Equity at exit: $15,122

Cash invested: $48,972 (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: 6.7×

Monthly cashflow live

• Estimated rent: $2,165 medium
• Mortgage (P&I): −$917
• Tax from tax record: −$119 /mo · $1,426/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$455
• Net cashflow: $601

Break-even live

Break-even rent $1,404

Max offer price $174,900

Occupancy floor 67%

Sensitivity live

Price	-10% $700	-5% $651	+0% $601	+5% $552	+10% $502
Rent	-10% $430	-5% $516	+0% $601	+5% $687	+10% $772
Rate	-1.0pp $689	-0.5pp $646	base $601	+0.5pp $556	+1.0pp $510

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1804 Storrs Ave Utica, NY	3.0	1.5	1633	$3,000	$1.84	44d	1	0.47mi
1503 Fox Pl Utica, NY	3.0	1.0	1119	$2,000	$1.79	44d	1	0.52mi
1224 Whitesboro St Unit 1 Utica, NY	3.0	1.0	1100	$1,125	$1.02	44d	1	1.34mi
225 Thieme Pl Utica, NY	3.0	2.0	1872	$2,150	$1.15	44d	1	1.42mi

Listing history 34 events

1. 2026-06-19
   days on market $174,900 Active 52 DOM
2. 2026-06-18
   days on market $174,900 Active 51 DOM
3. 2026-06-17
   days on market $174,900 Active 50 DOM
4. 2026-06-16
   days on market $174,900 Active 49 DOM
5. 2026-06-15
   days on market $174,900 Active 48 DOM
6. 2026-06-14
   days on market $174,900 Active 46 DOM
7. 2026-06-13
   pricedays on market $174,900 Active 45 DOM
8. 2026-06-10
   days on market $179,900 Active 43 DOM
9. 2026-06-09
   days on market $179,900 Active 42 DOM
10. 2026-06-08
    days on market $179,900 Active 41 DOM
11. 2026-06-07
    days on market $179,900 Active 40 DOM
12. 2026-06-03
    days on market $179,900 Active 36 DOM
13. 2026-06-02
    days on market $179,900 Active 35 DOM
14. 2026-06-01
    days on market $179,900 Active 34 DOM
15. 2026-05-31
    days on market $179,900 Active 33 DOM
16. 2026-05-30
    days on market $179,900 Active 32 DOM
17. 2026-04-28
    listed $179,900 Active 732-char remark
18. 2026-04-21
    historical
19. 2026-04-20
    historical
20. 2026-03-02
    listed $189,900 Active
21. 2023-11-03
    soldstatus $110,000 Closed Sale or Rented

    Show marketing remark (240 chars)

    Affordable and charming two story with lots of character! Large spacious rooms and closets. Featuring a brick fireplace, Rochester hardwoods, and large entryway with closet. Located off bus route and close to shopping areas and playgrounds.

22. 2023-10-17
    status Under Contract- Do Not Show

    Show marketing remark (240 chars)

    Affordable and charming two story with lots of character! Large spacious rooms and closets. Featuring a brick fireplace, Rochester hardwoods, and large entryway with closet. Located off bus route and close to shopping areas and playgrounds.

23. 2023-10-05
    price $140,000

    Show marketing remark (240 chars)

    Affordable and charming two story with lots of character! Large spacious rooms and closets. Featuring a brick fireplace, Rochester hardwoods, and large entryway with closet. Located off bus route and close to shopping areas and playgrounds.

24. 2023-10-05
    status Active

    Show marketing remark (240 chars)

    Affordable and charming two story with lots of character! Large spacious rooms and closets. Featuring a brick fireplace, Rochester hardwoods, and large entryway with closet. Located off bus route and close to shopping areas and playgrounds.

25. 2023-09-11
    status Under Contract- Do Not Show

    Show marketing remark (240 chars)

    Affordable and charming two story with lots of character! Large spacious rooms and closets. Featuring a brick fireplace, Rochester hardwoods, and large entryway with closet. Located off bus route and close to shopping areas and playgrounds.

26. 2023-08-22
    price $150,000

    Show marketing remark (240 chars)

    Affordable and charming two story with lots of character! Large spacious rooms and closets. Featuring a brick fireplace, Rochester hardwoods, and large entryway with closet. Located off bus route and close to shopping areas and playgrounds.

27. 2023-07-27
    listed $160,000 Active

    Show marketing remark (240 chars)

    Affordable and charming two story with lots of character! Large spacious rooms and closets. Featuring a brick fireplace, Rochester hardwoods, and large entryway with closet. Located off bus route and close to shopping areas and playgrounds.

28. 2009-07-01
    soldstatus $58,000
29. 2007-05-24
    soldstatus $60,200
30. 2007-05-23
    soldstatus $60,200
31. 2007-03-05
    listed $56,500
32. 2005-01-06
    soldstatus $40,700
33. 2005-01-06
    soldstatus $40,700
34. 2004-09-14
    listed $39,900

ⓘ 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: $1,426 · $119/mo
• Projected year-2 tax: $2,191 · $183/mo
• Expected delta: +$765/yr (+$64/mo · 53.6%)

ⓘ 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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°F today · 17 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: $25,980
• − Mortgage interest: −$9,797
• − Property taxes: −$1,426
• − Insurance: −$874
• − Repairs & maintenance: −$2,078
• − Management: −$2,078
• − Depreciation: −$5,088
• Taxable income: $4,637
• Est. tax owed @ 24.0%: −$1,113
• After-tax cash flow: $6,104/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: 1,889
• 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

+338.3% since first listed

19 events — show timeline

• 2026-06-11 Price Changed $174,900 CNYIS
• 2026-04-28 Listed $179,900 CNYIS
• 2026-04-21 Listing Removed — CNYIS
• 2026-04-20 Listing Removed — CNYIS
• 2026-03-02 Listed $189,900 CNYIS
• 2023-11-03 Sold (MLS) $110,000 CNYIS
• 2023-10-17 Pending — CNYIS
• 2023-10-05 Price Changed $140,000 CNYIS
• 2023-10-05 Relisted — CNYIS
• 2023-09-11 Pending — CNYIS
• 2023-08-22 Price Changed $150,000 CNYIS
• 2023-07-27 Listed $160,000 CNYIS
• 2009-07-01 Sold (Public Records) $58,000 Public Records
• 2007-05-24 Sold (MLS) $60,200 CNYIS
• 2007-05-23 Sold (Public Records) $60,200 Public Records
• 2007-03-05 Listed $56,500 CNYIS
• 2005-01-06 Sold (Public Records) $40,700 Public Records
• 2005-01-06 Sold (MLS) $40,700 CNYIS
• 2004-09-14 Listed $39,900 CNYIS

Property tax history

+7.0%/yr

Latest (2025): $1,426 · -13.2% YoY. Source: county tax records.