901 Bacon St · Utica, NY 13501

$89,900

5 bd · 3.0 ba · 1,914 sqft · MultiFamily public records · 1 Days on market

Built 1900 2,400 sqft lot Est $132k · 32% under

---

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).

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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Key facts

• 2,400 sq ft lot
• 2 parking spots
• Built 1900

Property features AI

Finance

• Other: Three separate gas meters; Three separate electric meters
• Financial info: Owner pays water (per remarks); Rent may include water (per remarks); Operating expense details referenced in remarks
• HOA & community: No HOA information listed

Exterior

• Parking: Two or more off-street parking spaces
• Security: No security features listed
• Utilities: Public water connected; Sewer connected; Cable available; Electric with circuit breakers
• Home design: Two-story building; Existing structure; Flat roof
• Construction: Brick construction; Poured foundation
• Exterior features: Corner lot; Irregular lot; Residential setting; City street frontage; Lot dimensions approximately 48 x 50

Interior

• Kitchen: No specific kitchen appliance list provided
• Bedrooms: Multifamily property with 3 total units
• Flooring: Carpet; Laminate; Varied flooring; Vinyl
• Bathrooms: Three full bathrooms
• Heating & cooling: Gas heating; Forced air; Space heater
• Interior features: Ceiling fan(s)
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath multifamily listed at $90k.

Deal economics

• At list price, monthly cash flow is $3k ($32k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $90k).
• Cap rate 41.3% vs local median 7.8% 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, 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: Albany Elementary School (math 37% / reading 48%, grade F, #1,356 of 2,108 statewide, top 64%, 513 students, 75% FRL); John F Kennedy Middle School (math 27% / reading 35%, grade F, #534 of 729 statewide, top 73%, 695 students, 77% FRL); Thomas R Proctor High School (math 86% / reading 62%, grade B+, #659 of 1,100 statewide, top 60%, 2,675 students, 76% FRL) — zoned schools at 76% FRL track the district average.
• Zoned-school proficiency averages 49% at this address vs 36% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the Utica City School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 145 active listings in the ZIP; 204 units permitted in Oneida County in 2024 (68 in 5+ unit buildings).
• At $4,068/mo this rent would consume 93% 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 $10k of equity ($622 loan paydown + $9k 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 $25k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $89,900

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 4.53% ✓
• Cap rate: 41.34%
• Cash-on-cash: 125.16%
• DSCR: 6.57
• GRM: 1.8

CMA / ARV

• ARV (on-the-fly): $132,066
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
517 Jefferson Ave	0.21mi	5/2.5	2,192 (+14%)	4mo	$150,000	$68	60
1821 Rutger St	0.35mi	4/2.5 (-1)	1,768 (-8%)	9mo	$155,000	$88	57
1709 Catherine St	0.50mi	6/2.0 (+1)	1,998 (+4%)	11mo	$169,900	$85	51
1033 Kossuth Ave	0.42mi	6/2.0 (+1)	2,012 (+5%)	14mo	$127,200	$63	51
915 Blandina St	0.32mi	6/2.0 (+1)	2,068 (+8%)	15mo	$135,000	$65	50
1237 Laura St	0.33mi	4/2.0 (-1)	1,656 (-14%)	7mo	$177,000	$107	47
1136 Hilton Ave	0.46mi	4/2.0 (-1)	2,064 (+8%)	17mo	$226,000	$109	42
629 Lansing St	0.74mi	6/2.0 (+1)	1,840 (-4%)	18mo	$59,900	$33	35
1004 Rudolph Pl	0.67mi	6/2.0 (+1)	2,112 (+10%)	10mo	$145,000	$69	34
740 Jay St	0.66mi	4/2.0 (-1)	2,112 (+10%)	13mo	$142,000	$67	32

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: —
• Equity multiple: 9.59×
• Total profit: $216,222
• Equity at exit: $80,989

10-year hold

• IRR: —
• Equity multiple: 21.07×
• Total profit: $505,321
• Equity at exit: $174,656

Cash invested: $25,172 (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: 145
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $4,068 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$79 /mo · $952/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$854
• Net cashflow: $2,625

Break-even live

Break-even rent $745

Max offer price $89,900

Occupancy floor 30%

Sensitivity live

Price	-10% $2,676	-5% $2,651	+0% $2,625	+5% $2,600	+10% $2,575
Rent	-10% $2,304	-5% $2,465	+0% $2,625	+5% $2,786	+10% $2,947
Rate	-1.0pp $2,671	-0.5pp $2,648	base $2,625	+0.5pp $2,602	+1.0pp $2,579

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	1.5	$4,068
Total (2 units)			$4,068

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-28
   status Pending
2. 2026-05-27
   listed $89,900 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: $952 · $79/mo
• Projected year-2 tax: $1,236 · $103/mo
• Expected delta: +$284/yr (+$24/mo · 29.8%)

ⓘ 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 · 17 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: $48,816
• − Mortgage interest: −$5,036
• − Property taxes: −$952
• − Insurance: −$450
• − Repairs & maintenance: −$3,905
• − Management: −$3,905
• − Depreciation: −$2,615
• Taxable income: $31,953
• Est. tax owed @ 24.0%: −$7,669
• After-tax cash flow: $23,837/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

2 events — show timeline

• 2026-05-28 Pending — CNYIS
• 2026-05-27 Listed $89,900 CNYIS

Property tax history

+0.4%/yr

Latest (2025): $952 · -27.6% YoY. Source: county tax records.