912 Mildred Ave #910 · Utica, NY 13502

$249,900

4 bd · 2.5 ba · 2,000 sqft · Townhouse · 86 Days on market

Built 1975 Average condition 0.27 ac lot

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Why this score? — see what drove the D 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 +15.5/30.0
• ARV discount +7.5/15.0
• DSCR +4.8/10.0
• 1% rule +4.3/10.0
• Livability +4.0/5.0
• Schools +2.9/10.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Introducing a FANTASTIC opportunity proudly situated in South Utica—this well-maintained SIDE BY SIDE duplex offers the ideal blend of immediate income potential and owner-occupant flexibility, with the ADDED BONUS that the neighboring property at 914–916 Mildred Avenue is also available for purchase—creating a rare chance to secure a multi-property investment in one location! Each unit features a spacious two-story layout, with one offering 2 bedrooms and 1.5 bathrooms, and the other 2 bedrooms and 1 full bath (BOTH include Central A/C)—providing approximately 1,000 square feet of comfortable living space per unit. The townhouse-style design enhances privacy and liv

Key facts

• Central a/c
• Side by side duplex
• Fresh interior paint

Tags

• SIDE BY SIDE DUPLEX
• TWO STORY LAYOUT
• CENTRAL A/C
• REPLACEMENT FLOORING
• FRESH INTERIOR PAINT
• UPDATED SLIDING DOORS

Property features AI

Finance

• Financial info: Operating expenses include insurance and maintenance; Owner pays grounds care and snow removal; Rent includes common area maintenance, gardener, and snow removal; One unit is leased for $800 per month (lease expires October 1, 2026)

Exterior

• Parking: Two or more off-street parking spaces
• Utilities: Public water connected; Public sewer available; Circuit breaker electrical system
• Home design: 2-story multifamily building (2 total stories); Resale property; Entry level information not specified; Facing direction not specified
• Construction: Brick and vinyl siding exterior; Asphalt roof; Block foundation; Existing (previously built) construction
• Exterior features: Enclosed porch; Open porch; Private yard; Irregular lot; Near public transit; City street frontage; See remarks

Interior

• Kitchen: Eat-in kitchen (in units)
• Bedrooms: Two 2-bedroom units (one unit listed with 2 bedrooms; second unit also 2 bedrooms)
• Flooring: Carpet; Ceramic tile; Vinyl; Varies
• Bathrooms: Unit mix includes full and half bathrooms: property totals 2 full bathrooms and 1 half bathroom
• Heating & cooling: Gas forced air heating; Central air conditioning
• Interior features: Sliding doors; Ceiling fan(s); Sliding glass door(s); Accessible entrance
• Laundry & utility: Laundry in unit; Accessible utilities or laundry; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath townhouse listed at $250k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $100 ($1k/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 $231k (7.4% below list).
• Recommended offer: $231k (7.4% 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, 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: John F Hughes Elementary School (math 27% / reading 37%, grade F, #1,646 of 2,108 statewide, top 80%, 355 students, 81% FRL); Senator James H Donovan Middle School (math 19% / reading 30%, grade F, #611 of 729 statewide, top 88%, 730 students, 84% FRL); Thomas R Proctor High School (math 86% / reading 62%, grade B+, #659 of 1,100 statewide, top 60%, 2,675 students, 76% FRL).
• Market conditions: 150 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 204 units permitted in Oneida County in 2024 (68 in 5+ unit buildings).
• At $2,313/mo this rent would consume 48% 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 $7k 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.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($235k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $231,323 (7.4% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.93% ✗
• Cap rate: 6.78%
• Cash-on-cash: 1.72%
• DSCR: 1.08
• GRM: 9.0

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: -13.5%
• Equity multiple: 0.51×
• Total profit: $-34,061
• Equity at exit: $37,261

10-year hold

• IRR: -4.6%
• Equity multiple: 0.70×
• Total profit: $-21,280
• Equity at exit: $21,607

Cash invested: $69,972 (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: 9.0×

Monthly cashflow live

• Estimated rent: $2,313 medium
• Mortgage (P&I): −$1,311
• Tax est. 1.5%: −$312 /mo · $3,748/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$486
• Net cashflow: $100

Break-even live

Break-even rent $2,186

Max offer price $249,900

Occupancy floor 91%

Sensitivity live

Price	-10% $273	-5% $187	+0% $100	+5% $14	+10% $-72
Rent	-10% $-82	-5% $9	+0% $100	+5% $192	+10% $283
Rate	-1.0pp $226	-0.5pp $164	base $100	+0.5pp $36	+1.0pp $-30

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1804 Storrs Ave Utica, NY	3.0	1.5	1633	$3,000	$1.84	45d	1	0.76mi
225 Thieme Pl Utica, NY	3.0	2.0	1872	$2,150	$1.15	45d	1	1.28mi

Listing history 21 events

1. 2026-06-22
   days on market $249,900 Active 86 DOM
2. 2026-06-19
   days on market $249,900 Active 84 DOM
3. 2026-06-18
   days on market $249,900 Active 83 DOM
4. 2026-06-17
   days on market $249,900 Active 82 DOM
5. 2026-06-16
   days on market $249,900 Active 81 DOM
6. 2026-06-15
   days on market $249,900 Active 80 DOM
7. 2026-06-14
   days on market $249,900 Active 78 DOM
8. 2026-06-13
   days on market $249,900 Active 77 DOM
9. 2026-06-10
   days on market $249,900 Active 75 DOM
10. 2026-06-09
    days on market $249,900 Active 74 DOM
11. 2026-06-08
    days on market $249,900 Active 73 DOM
12. 2026-06-07
    days on market $249,900 Active 72 DOM
13. 2026-06-03
    days on market $249,900 Active 68 DOM
14. 2026-06-02
    days on market $249,900 Active 67 DOM
15. 2026-06-01
    days on market $249,900 Active 66 DOM
16. 2026-05-31
    days on market $249,900 Active 65 DOM
17. 2026-05-30
    days on market $249,900 Active 64 DOM
18. 2026-05-16
    status Active
19. 2026-05-12
    status Pending
20. 2026-05-11
    historical Active Under Contract
21. 2026-03-22
    listed $249,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 16 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,759
• − Mortgage interest: −$13,998
• − Property taxes: −$3,748
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,221
• − Management: −$2,221
• − Depreciation: −$7,270
• Taxable loss: −$2,949
• Est. tax savings @ 24.0%: +$708
• After-tax cash flow: $1,913/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 · 14 photos

Average 55/100 Moderate rehab

This townhouse requires moderate repairs and maintenance to improve its condition and value. Repainting, replacing the HVAC system, exterior siding, flooring, kitchen countertops, and bathroom fixtures would significantly enhance its resale and rental value.

Repairs flagged

• Minor Kitchen countertops — Visible signs of wear and minor scratches.
• Minor Bathroom fixtures — Visible signs of wear and minor scratches.
• Minor Exterior siding — Visible signs of wear and potential cracks.
• Minor Flooring — Visible signs of wear and potential scratches.
• Minor Interior walls — Visible signs of wear and potential cracks.
• Minor HVAC system — Visible signs of wear and potential leaks.

Value-add opportunities

• Resale Paint interior walls — Fresh paint can make a significant difference in the home's appearance and value.
• Both Replace HVAC system — A new HVAC system can improve comfort and energy efficiency, benefiting both resale and rental value.
• Resale Replace exterior siding — A new exterior can significantly enhance curb appeal and home value.
• Resale Replace flooring — New flooring can make a significant difference in the home's appearance and value.
• Resale Replace kitchen countertops — New countertops can make a significant difference in the home's appearance and value.
• Resale Replace bathroom fixtures — New fixtures can make a significant difference in the home's appearance and value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen countertops · Visible signs of wear and minor scratches.	Minor	$500–3,000
Bathroom fixtures · Visible signs of wear and minor scratches.	Minor	$500–3,000
Exterior siding · Visible signs of wear and potential cracks.	Minor	$500–3,000
Flooring · Visible signs of wear and potential scratches.	Minor	$500–3,000
Interior walls · Visible signs of wear and potential cracks.	Minor	$500–3,000
HVAC system · Visible signs of wear and potential leaks.	Minor	$500–3,000
Total estimated repair cost · 6 items		$3,000–18,000

Value-add ROI direction

• Resale Paint interior walls — Fresh paint can make a significant difference in the home's appearance and value. ↑
• Both Replace HVAC system — A new HVAC system can improve comfort and energy efficiency, benefiting both resale and rental value. ↑
• Resale Replace exterior siding — A new exterior can significantly enhance curb appeal and home value. ↑
• Resale Replace flooring — New flooring can make a significant difference in the home's appearance and value. ↑
• Resale Replace kitchen countertops — New countertops can make a significant difference in the home's appearance and value. ↑
• Resale Replace bathroom fixtures — New fixtures can make a significant difference in the home's appearance and value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

4 events — show timeline

• 2026-05-16 Relisted — CNYIS
• 2026-05-12 Pending — CNYIS
• 2026-05-11 Contingent — CNYIS
• 2026-03-22 Listed $249,900 CNYIS