4 Watson Pl · Utica, NY 13501

$189,000

4 bd · 1.5 ba · 2,073 sqft · SingleFamily public records · 238 Days on market

Built 1890 4,791 sqft lot $91/sqft · at area comps Est $194k · at est.

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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 +27.7/30.0
• Appreciation +10.0/10.0
• DSCR +9.8/10.0
• ARV discount +8.7/15.0
• 1% rule +7.1/10.0
• 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

Welcome to 4 Watson Place, a beautiful 19th century Victorian home. Stunning woodwork, ornate trim, stained-glass windows and hardwood floors throughout, reflecting craftsmanship not found in modern homes. Upon entry, you are greeted with a spacious floor plan, offering multiple living areas with grand pocket doors, a formal dining room, a spacious butler's pantry and 2 decorative fireplaces. Upstairs, this home boasts 4 bedrooms, and a full bathroom equipped with a clawfoot tub and a sitting porch. A walkup attic is ready to provide the next owner with whatever you can imagine, whether additional living space, a reading nook, or an art studio. Come see this before it's gone!

Key facts

• Formal dining room
• Grand pocket doors
• Hardwood floors

Tags

• 19TH CENTURY VICTORIAN
• STAINED GLASS WINDOWS
• HARDWOOD FLOORS
• MULTIPLE LIVING AREAS
• GRAND POCKET DOORS
• FORMAL DINING ROOM

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $573 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $189k).
• Recommended offer: $166k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.9% vs local median 7.7% in Utica — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 2 comparable units currently listed for rent nearby; 204 units permitted in Oneida County in 2024 (68 in 5+ unit buildings).
• At $2,284/mo this rent would consume 52% 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 $20k of equity ($1k loan paydown + $19k 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 $53k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 238 days — a 12% lower offer ($166k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y 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 $155k; 22% 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 $166,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 238 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.21% ✓
• Cap rate: 9.93%
• Cash-on-cash: 12.99%
• DSCR: 1.58
• GRM: 6.9

CMA / ARV

• ARV (median comp): $194,397
• List price: $189,000
• Delta: -2.78%
• 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
10 Grant St	0.24mi	4/1.5	1,865 (-10%)	1mo	$270,000	$145	71
1420 Lenox Ave	0.41mi	5/2.0 (+1)	2,058 (-1%)	8mo	$150,000	$73	66
1649 Bennett St	0.37mi	5/2.0 (+1)	1,924 (-7%)	1mo	$267,697	$139	63
1645 Bennett St	0.36mi	4/2.0	2,002 (-3%)	15mo	$165,000	$82	63
119 Pleasant St	0.48mi	4/1.5	1,913 (-8%)	2mo	$192,500	$101	63
1547 Sunset Ave	0.13mi	3/1.5 (-1)	1,896 (-8%)	15mo	$195,000	$103	62
1548 Kemble St	0.30mi	4/2.0	1,906 (-8%)	14mo	$180,200	$95	59
1808 Storrs Ave	0.59mi	4/1.5	2,113 (+2%)	15mo	$190,000	$90	57
806 Mildred Ave	0.71mi	4/1.5	1,974 (-5%)	11mo	$210,000	$106	50
1628 Miller St	0.69mi	4/1.0	1,900 (-8%)	7mo	$55,000	$29	46
1208 Green St	0.65mi	3/1.0 (-1)	1,851 (-11%)	11mo	$23,000	$12	36
1904 Holland Ave	0.64mi	5/2.0 (+1)	2,323 (+12%)	10mo	$197,160	$85	35

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: 33.8%
• Equity multiple: 3.63×
• Total profit: $139,407
• Equity at exit: $170,266

10-year hold

• IRR: 29.2%
• Equity multiple: 8.21×
• Total profit: $381,817
• Equity at exit: $367,185

Cash invested: $52,920 (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: 6.9×

Monthly cashflow live

• Estimated rent: $2,284 medium
• Mortgage (P&I): −$991
• Tax from tax record: −$162 /mo · $1,942/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$480
• Net cashflow: $573

Break-even live

Break-even rent $1,559

Max offer price $189,000

Occupancy floor 70%

Sensitivity live

Price	-10% $680	-5% $626	+0% $573	+5% $519	+10% $466
Rent	-10% $392	-5% $483	+0% $573	+5% $663	+10% $753
Rate	-1.0pp $668	-0.5pp $621	base $573	+0.5pp $524	+1.0pp $474

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: $47,250
• Closing costs: $5,670
• 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	44d	1	0.56mi
1642 Taylor Ave #1644 Utica, NY	3.0	1.0	2600	$1,650	$0.63	44d	1	1.01mi

Listing history 31 events

1. 2026-06-19
   days on market $189,000 Active 238 DOM
2. 2026-06-18
   days on market $189,000 Active 237 DOM
3. 2026-06-17
   days on market $189,000 Active 236 DOM
4. 2026-06-16
   days on market $189,000 Active 235 DOM
5. 2026-06-15
   days on market $189,000 Active 234 DOM
6. 2026-06-14
   days on market $189,000 Active 232 DOM
7. 2026-06-13
   days on market $189,000 Active 231 DOM
8. 2026-06-10
   days on market $189,000 Active 229 DOM
9. 2026-06-09
   days on market $189,000 Active 228 DOM
10. 2026-06-08
    days on market $189,000 Active 227 DOM
11. 2026-06-07
    days on market $189,000 Active 226 DOM
12. 2026-06-03
    days on market $189,000 Active 222 DOM
13. 2026-06-02
    days on market $189,000 Active 221 DOM
14. 2026-06-01
    days on market $189,000 Active 220 DOM
15. 2026-05-31
    days on market $189,000 Active 219 DOM
16. 2026-05-30
    days on market $189,000 Active 218 DOM
17. 2026-03-27
    status Active 684-char remark

    Show marketing remark (684 chars)

    Welcome to 4 Watson Place, a beautiful 19th century Victorian home. Stunning woodwork, ornate trim, stained-glass windows and hardwood floors throughout, reflecting craftsmanship not found in modern homes. Upon entry, you are greeted with a spacious floor plan, offering multiple living areas with grand pocket doors, a formal dining room, a spacious butler's pantry and 2 decorative fireplaces. Upstairs, this home boasts 4 bedrooms, and a full bathroom equipped with a clawfoot tub and a sitting porch. A walkup attic is ready to provide the next owner with whatever you can imagine, whether additional living space, a reading nook, or an art studio. Come see this before it's gone!

18. 2026-03-08
    price $189,000 684-char remark

    Show marketing remark (684 chars)

    Welcome to 4 Watson Place, a beautiful 19th century Victorian home. Stunning woodwork, ornate trim, stained-glass windows and hardwood floors throughout, reflecting craftsmanship not found in modern homes. Upon entry, you are greeted with a spacious floor plan, offering multiple living areas with grand pocket doors, a formal dining room, a spacious butler's pantry and 2 decorative fireplaces. Upstairs, this home boasts 4 bedrooms, and a full bathroom equipped with a clawfoot tub and a sitting porch. A walkup attic is ready to provide the next owner with whatever you can imagine, whether additional living space, a reading nook, or an art studio. Come see this before it's gone!

19. 2026-03-07
    historical 684-char remark

    Show marketing remark (684 chars)

    Welcome to 4 Watson Place, a beautiful 19th century Victorian home. Stunning woodwork, ornate trim, stained-glass windows and hardwood floors throughout, reflecting craftsmanship not found in modern homes. Upon entry, you are greeted with a spacious floor plan, offering multiple living areas with grand pocket doors, a formal dining room, a spacious butler's pantry and 2 decorative fireplaces. Upstairs, this home boasts 4 bedrooms, and a full bathroom equipped with a clawfoot tub and a sitting porch. A walkup attic is ready to provide the next owner with whatever you can imagine, whether additional living space, a reading nook, or an art studio. Come see this before it's gone!

20. 2026-03-07
    historical

    Show marketing remark (684 chars)

    Welcome to 4 Watson Place, a beautiful 19th century Victorian home. Stunning woodwork, ornate trim, stained-glass windows and hardwood floors throughout, reflecting craftsmanship not found in modern homes. Upon entry, you are greeted with a spacious floor plan, offering multiple living areas with grand pocket doors, a formal dining room, a spacious butler's pantry and 2 decorative fireplaces. Upstairs, this home boasts 4 bedrooms, and a full bathroom equipped with a clawfoot tub and a sitting porch. A walkup attic is ready to provide the next owner with whatever you can imagine, whether additional living space, a reading nook, or an art studio. Come see this before it's gone!

21. 2025-10-03
    listed $190,000 Active 684-char remark

    Show marketing remark (684 chars)

    Welcome to 4 Watson Place, a beautiful 19th century Victorian home. Stunning woodwork, ornate trim, stained-glass windows and hardwood floors throughout, reflecting craftsmanship not found in modern homes. Upon entry, you are greeted with a spacious floor plan, offering multiple living areas with grand pocket doors, a formal dining room, a spacious butler's pantry and 2 decorative fireplaces. Upstairs, this home boasts 4 bedrooms, and a full bathroom equipped with a clawfoot tub and a sitting porch. A walkup attic is ready to provide the next owner with whatever you can imagine, whether additional living space, a reading nook, or an art studio. Come see this before it's gone!

22. 2025-09-07
    listed $190,000 Active
23. 2025-04-23
    historical $1,600
24. 2025-01-07
    price $1,600
25. 2024-11-07
    price $1,700
26. 2024-10-23
    listed $1,850
27. 2023-09-01
    soldstatus $155,000
28. 2023-08-23
    historical
29. 2023-08-21
    soldstatus $155,000 Closed Sale or Rented
30. 2023-06-23
    historical Continue to Show- Under Contract
31. 2023-05-23
    listed $169,900 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: $1,942 · $162/mo
• Projected year-2 tax: $2,568 · $214/mo
• Expected delta: +$626/yr (+$52/mo · 32.3%)

ⓘ 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 · 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,410
• − Mortgage interest: −$10,587
• − Property taxes: −$1,942
• − Insurance: −$945
• − Repairs & maintenance: −$2,193
• − Management: −$2,193
• − Depreciation: −$5,498
• Taxable income: $4,053
• Est. tax owed @ 24.0%: −$973
• After-tax cash flow: $5,901/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

+11.2% since first listed

15 events — show timeline

• 2026-03-27 Relisted — Global MLS
• 2026-03-08 Price Changed $189,000 Global MLS
• 2026-03-07 Listing Removed — CNYIS
• 2026-03-07 Listing Removed — Global MLS
• 2025-10-03 Listed $190,000 Global MLS
• 2025-09-07 Listed $190,000 CNYIS
• 2025-04-23 Rental Removed $1,600 GLOBALMLS
• 2025-01-07 Price Changed $1,600 GLOBALMLS
• 2024-11-07 Price Changed $1,700 GLOBALMLS
• 2024-10-23 Listed for Rent $1,850 GLOBALMLS
• 2023-09-01 Sold (Public Records) $155,000 Public Records
• 2023-08-23 Listing Removed — CNYIS
• 2023-08-21 Sold (MLS) $155,000 CNYIS
• 2023-06-23 Contingent — CNYIS
• 2023-05-23 Listed $169,900 CNYIS

Property tax history

+3.4%/yr

Latest (2025): $1,942 · -0.4% YoY. Source: county tax records.