110 Clinton Pl · Utica, NY 13501

$169,000

4 bd · 1.0 ba · 2,126 sqft · SingleFamily public records · 91 Days on market

Built 1890 7,040 sqft lot $79/sqft · 12% below area Est $191k · 12% 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 +29.3/30.0
• ARV discount +12.8/15.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +7.7/10.0
• Livability +4.0/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

VERY SPACIOUS 4 BEDROOM HOME/2 FULL BATH HOME OFFERING 2,200 SQUARE FEET OF LIVING SPACES

Key facts

• 7,040 sq ft lot
• 2 garage spots
• Built 1890

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $169k.

Deal economics

• At list price, monthly cash flow is $595 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $169k).
• Recommended offer: $154k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.5% 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: 143 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d 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).
• At $2,147/mo this rent would consume 49% of the median local household income ($53k/yr) (locally 2251% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $18k of equity ($1k loan paydown + $17k 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 $47k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y ago; this cycle's ask is 6660% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $122k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $153,790 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1890 — 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. 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 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: 1.27% ✓
• Cap rate: 10.52%
• Cash-on-cash: 15.08%
• DSCR: 1.67
• GRM: 6.6

CMA / ARV

• ARV (median comp): $191,449
• List price: $169,000
• Delta: -11.73%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1548 Kemble St	0.04mi	4/2.0	1,906 (-10%)	14mo	$180,200	$95	65
119 Pleasant St	0.34mi	4/1.5	1,913 (-10%)	2mo	$192,500	$101	63
1808 Storrs Ave	0.56mi	4/1.5	2,113 (-1%)	14mo	$190,000	$90	59
1628 Miller St	0.43mi	4/1.0	1,900 (-11%)	7mo	$55,000	$29	56
1624 Sunset Ave	0.50mi	4/2.5	2,160 (+2%)	19mo	$179,900	$83	52
1420 Lenox Ave	0.67mi	5/2.0 (+1)	2,058 (-3%)	8mo	$150,000	$73	47
1645 Bennett St	0.58mi	4/2.0	2,002 (-6%)	15mo	$165,000	$82	47
1547 Sunset Ave	0.38mi	3/1.5 (-1)	1,896 (-11%)	15mo	$195,000	$103	45
111 Hobart St	0.33mi	5/1.5 (+1)	1,848 (-13%)	18mo	$154,000	$83	41
1904 Holland Ave	0.65mi	5/2.0 (+1)	2,323 (+9%)	10mo	$197,160	$85	37
816 Oswego St	0.46mi	4/1.0	1,808 (-15%)	21mo	$135,000	$75	36
1649 Miller St	0.45mi	5/1.5 (+1)	1,870 (-12%)	19mo	$170,000	$91	36

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: 35.4%
• Equity multiple: 3.75×
• Total profit: $129,907
• Equity at exit: $152,249

10-year hold

• IRR: 30.5%
• Equity multiple: 8.45×
• Total profit: $352,754
• Equity at exit: $328,330

Cash invested: $47,320 (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: 6.6×

Monthly cashflow live

• Estimated rent: $2,147 medium
• Mortgage (P&I): −$886
• Tax from tax record: −$145 /mo · $1,737/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$451
• Net cashflow: $595

Break-even live

Break-even rent $1,394

Max offer price $169,000

Occupancy floor 67%

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1804 Storrs Ave Utica, NY	3.0	1.5	1633	$3,000	$1.84	43d	1	0.57mi
1642 Taylor Ave #1644 Utica, NY	3.0	1.0	2600	$1,650	$0.63	43d	1	0.74mi
807 Eagle St Utica, NY	3.0	1.0	1526	$1,300	$0.85	43d	1	1.29mi

Listing history 26 events

1. 2026-06-19
   days on market $169,000 Active 91 DOM
2. 2026-06-18
   days on market $169,000 Active 90 DOM
3. 2026-06-17
   days on market $169,000 Active 89 DOM
4. 2026-06-16
   days on market $169,000 Active 88 DOM
5. 2026-06-15
   pricedays on market $169,000 Active 87 DOM
6. 2026-06-14
   days on market $179,000 Active 85 DOM
7. 2026-06-13
   days on market $179,000 Active 84 DOM
8. 2026-06-10
   days on market $179,000 Active 82 DOM
9. 2026-06-09
   days on market $179,000 Active 81 DOM
10. 2026-06-08
    days on market $179,000 Active 80 DOM
11. 2026-06-07
    days on market $179,000 Active 79 DOM
12. 2026-06-03
    days on market $179,000 Active 75 DOM
13. 2026-06-02
    days on market $179,000 Active 74 DOM
14. 2026-06-01
    days on market $179,000 Active 73 DOM
15. 2026-05-31
    days on market $179,000 Active 72 DOM
16. 2026-05-30
    days on market $179,000 Active 71 DOM
17. 2026-05-15
    price $179,000 89-char remark

    Show marketing remark (89 chars)

    VERY SPACIOUS 4 BEDROOM HOME/2 FULL BATH HOME OFFERING 2,200 SQUARE FEET OF LIVING SPACES

18. 2026-04-14
    historical $2,500
19. 2026-03-21
    listed $2,500
20. 2026-03-20
    listed $180,000 Active 89-char remark

    Show marketing remark (89 chars)

    VERY SPACIOUS 4 BEDROOM HOME/2 FULL BATH HOME OFFERING 2,200 SQUARE FEET OF LIVING SPACES

21. 2024-09-04
    soldstatus $121,900 Closed 617-char remark

    Show marketing remark (617 chars)

    Here's your chance to own a gracious Queen Anne home in the heart of Utica! Take a look at the floor plans: a pretty entry flows to a double living room with fireplace, then to a formal dining room and a kitchen with a full butler's pantry. Upstairs are 4 bedrooms plus a bright gathering space- perfect for curling up with a good book or a home office. This elegant home also features Rochester hardwood floors throughout and so many lovely period details. And, major renovations done: kitchen, baths and a front porch restoration! Look through the photos and the floor plans and contact your favorite Realtor today!

22. 2024-07-01
    historical Active Under Contract 617-char remark

    Show marketing remark (617 chars)

    Here's your chance to own a gracious Queen Anne home in the heart of Utica! Take a look at the floor plans: a pretty entry flows to a double living room with fireplace, then to a formal dining room and a kitchen with a full butler's pantry. Upstairs are 4 bedrooms plus a bright gathering space- perfect for curling up with a good book or a home office. This elegant home also features Rochester hardwood floors throughout and so many lovely period details. And, major renovations done: kitchen, baths and a front porch restoration! Look through the photos and the floor plans and contact your favorite Realtor today!

23. 2024-06-17
    listed $119,900 Active 617-char remark

    Show marketing remark (617 chars)

    Here's your chance to own a gracious Queen Anne home in the heart of Utica! Take a look at the floor plans: a pretty entry flows to a double living room with fireplace, then to a formal dining room and a kitchen with a full butler's pantry. Upstairs are 4 bedrooms plus a bright gathering space- perfect for curling up with a good book or a home office. This elegant home also features Rochester hardwood floors throughout and so many lovely period details. And, major renovations done: kitchen, baths and a front porch restoration! Look through the photos and the floor plans and contact your favorite Realtor today!

24. 2021-01-29
    soldstatus $52,000
25. 2021-01-27
    soldstatus $52,500
26. 2020-09-16
    listed $59,000

ⓘ 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: $1,737 · $145/mo
• Projected year-2 tax: $2,297 · $191/mo
• Expected delta: +$559/yr (+$47/mo · 32.2%)

ⓘ 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 · 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,764
• − Mortgage interest: −$9,467
• − Property taxes: −$1,737
• − Insurance: −$845
• − Repairs & maintenance: −$2,061
• − Management: −$2,061
• − Depreciation: −$4,916
• Taxable income: $4,676
• Est. tax owed @ 24.0%: −$1,122
• After-tax cash flow: $6,014/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

+203.4% since first listed

10 events — show timeline

• 2026-05-15 Price Changed $179,000 CNYIS
• 2026-04-14 Rental Removed $2,500 CNYIS
• 2026-03-21 Listed for Rent $2,500 CNYIS
• 2026-03-20 Listed $180,000 CNYIS
• 2024-09-04 Sold (MLS) $121,900 CNYIS
• 2024-07-01 Contingent — CNYIS
• 2024-06-17 Listed $119,900 CNYIS
• 2021-01-29 Sold (Public Records) $52,000 Public Records
• 2021-01-27 Sold (MLS) $52,500 CNYIS
• 2020-09-16 Listed $59,000 CNYIS

Property tax history

+10.7%/yr

Latest (2025): $1,737 · +5.6% YoY. Source: county tax records.