330 Gilbert St · Utica, NY 13501

$153,000

3 bd · 2.0 ba · 1,592 sqft · MultiFamily public records · 70 Days on market

Built 1900 Fair condition $96/sqft · 38% below area Est $249k · 38% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Schools +4.7/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

East Utica Two-Family Home recently updated and ready for its next owner or investor. Each apartment offers comfortable living space with updated kitchens and bathrooms, laminate flooring throughout, fresh paint, and some newly installed sheetrock walls. Property features separate utilities and a nice-size parking area. Great opportunity for an owner-occupant or investor looking for a well-maintained two-family property in East Utica.

Key facts

• Laminate flooring
• Separate utilities
• Fresh paint

Tags

• UPDATED KITCHENS
• UPDATED BATHROOMS
• LAMINATE FLOORING
• FRESH PAINT
• SEPARATE UTILITIES
• NICE-SIZE PARKING AREA

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/?-bath units multifamily listed at $153k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive. Per door: $528/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $153k).
• Recommended offer: $144k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.6% 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: General Herkimer Elementary School (math 29% / reading 42%, grade F, #1,566 of 2,108 statewide, top 74%, 597 students, 76% 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.
• Market conditions: 300 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 204 units permitted in Oneida County in 2024 (68 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $15k 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 $43k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($144k) is reasonable based on typical stale-listing flexibility.
• 7 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 $37k; list at $153k implies a 309% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $143,820 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 1.66% ✓
• Cap rate: 14.58%
• Cash-on-cash: 29.58%
• DSCR: 2.32
• GRM: 5.0

CMA / ARV

• ARV (median comp): $248,692
• List price: $153,000
• Delta: -38.48%
• 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
914 Arthur St	1.47mi	3/1.5	1,592 (0%)	3mo	$221,001	$139	61
528 Jefferson Ave	0.56mi	4/2.0 (+1)	1,510 (-5%)	8mo	$100,000	$66	54
405 Richmond Rd	1.45mi	3/2.0	1,649 (+4%)	7mo	$67,000	$41	53
411 Linda View Ln	1.40mi	3/2.0	1,456 (-8%)	7mo	$400,100	$275	45
1242 Hilton Ave	1.29mi	4/2.0 (+1)	1,704 (+7%)	8mo	$210,000	$123	42
733 Deerfield Dr E	1.39mi	3/2.0	1,430 (-10%)	9mo	$255,000	$178	40
512 Herkimer Rd	1.34mi	4/2.0 (+1)	1,751 (+10%)	4mo	$190,000	$109	40
1227 Hillview Dr	1.24mi	3/1.5	1,410 (-11%)	5mo	$210,000	$149	40
936 Lansing St	0.74mi	4/2.0 (+1)	1,430 (-10%)	8mo	$140,000	$98	37
1606 Crouse St	0.89mi	3/2.5	1,928 (+21%)	3mo	$285,000	$148	35
1123 Columbus Ave	1.01mi	2/2.0 (-1)	1,279 (-20%)	1mo	$200,000	$156	34
924 Eagle St	1.18mi	3/1.0	1,196 (-25%)	9mo	$170,000	$142	28

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: 46.7%
• Equity multiple: 4.51×
• Total profit: $150,558
• Equity at exit: $137,835

10-year hold

• IRR: 40.6%
• Equity multiple: 10.11×
• Total profit: $390,421
• Equity at exit: $297,245

Cash invested: $42,840 (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 →

Active competition Active MLS

• For sale now: 5 active · 1 under contract
• Median asking: $169,900 ($98/sqft)
• Median days on market: 92 d
• This list price: 40% of active listings are priced below it
• ARV vs active asking: +59.8% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 13501

• Home prices YoY: 5.6%
• Active inventory: 300
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,539 high
• Mortgage (P&I): −$802
• Tax from tax record: −$84 /mo · $1,004/yr
• Insurance: −$64
• HOA: −$0
• Vacancy / Maint / Mgmt: −$533
• Net cashflow: $1,056

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	—	$2,540
Total (2 units)			$2,539

Break-even live

Break-even rent $1,202

Max offer price $153,000

Occupancy floor 53%

Sensitivity live

Price	-10% $1,143	-5% $1,099	+0% $1,056	+5% $1,013	+10% $969
Rent	-10% $855	-5% $956	+0% $1,056	+5% $1,156	+10% $1,257
Rate	-1.0pp $1,133	-0.5pp $1,095	base $1,056	+0.5pp $1,016	+1.0pp $976

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: $38,250
• Closing costs: $4,590
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1415 Bleecker St Apt 4 Utica, NY	2.0	1.0	600	$1,250	$2.08	0d	1	0.30mi
1415 Bleecker St Apt 4 Utica, NY	2.0	1.0	600	$1,300	$2.17	12d	1	0.30mi
1415 Bleecker St Apt 4 Utica, NY	2.0	1.0	600	$1,300	$2.17	15d	1	0.30mi
1324 Blandina St Utica, NY	2.0	1.0	—	$1,150	—	184d	1	0.48mi
1004 Jay St Utica, NY	3.0	1.0	—	$1,200	—	184d	1	0.52mi
401 Nichols St #403 Utica, NY	3.0	1.0	—	$1,300	—	0d	1	0.54mi
850 Bleecker St Unit 3 Utica, NY	4.0	1.0	—	$1,450	—	184d	1	0.81mi
508 Albany St Unit 2 Utica, NY	3.0	1.5	1300	$1,400	$1.08	0d	1	1.05mi
1015 White Pl Utica, NY	2.0	1.0	—	$1,700	—	184d	1	1.05mi
1017 White Pl Utica, NY	2.0	1.0	—	$1,700	—	184d	1	1.06mi
710 Blandina St Apt 2 Utica, NY	2.0	1.0	800	$1,000	$1.25	10d	1	1.09mi
744 South St Unit 1 Utica, NY	4.0	1.0	1600	$1,650	$1.03	10d	1	1.12mi
1017 Morris St Unit 2 Utica, NY	3.0	1.0	—	$1,250	—	10d	1	1.25mi
1019 Morris St #2 Utica, NY	3.0	1.0	1200	$1,500	$1.25	6d	1	1.25mi
1019 Morris St #2 Utica, NY	3.0	1.0	1200	$1,550	$1.29	2d	1	1.25mi
641 South St Unit 2nd Fl Utica, NY	2.0	1.0	—	$1,100	—	185d	1	1.26mi
807 Eagle St Utica, NY	3.0	1.0	1526	$1,300	$0.85	184d	1	1.27mi
421 Broad St Unit 18 Utica, NY	2.0	2.0	1750	$2,395	$1.37	51d	1	1.35mi
1121 Saint Vincent St #2 Utica, NY	2.0	1.0	1000	$1,200	$1.20	17d	1	1.41mi
1121 Saint Vincent St #2 Utica, NY	2.0	1.0	1000	$1,200	$1.20	10d	1	1.41mi

Property features AI

Finance

• Financial info: Owner pays: other (see remarks)Operating expense details: see remarks

Exterior

• Parking: Paved parking with two or more spaces
• Utilities: Cable availableElectricity connected (circuit breakers)Public water connectedSewer available and connected
• Home design: 2-story buildingExisting condition
• Construction: Vinyl sidingAsphalt roofStone foundationCopper and PEX plumbing
• Exterior features: Flag lotNear public transit

Interior

• Flooring: Laminate and varying flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Gas forced-air heating
• Interior features: Full basementGas water heater

Listing history 50 events

1. 2026-11-08
   days on market $153,000 Active 70 DOM
2. 2026-11-07
   days on market $153,000 Active 69 DOM
3. 2026-11-06
   days on market $153,000 Active 68 DOM
4. 2026-11-05
   days on market $153,000 Active 67 DOM
5. 2026-11-04
   days on market $153,000 Active 66 DOM
6. 2026-11-02
   days on market $153,000 Active 64 DOM
7. 2026-11-01
   days on market $153,000 Active 63 DOM
8. 2026-10-31
   days on market $153,000 Active 62 DOM
9. 2026-10-30
   days on market $153,000 Active 61 DOM
10. 2026-10-29
    days on market $153,000 Active 60 DOM
11. 2026-10-28
    days on market $153,000 Active 59 DOM
12. 2026-10-27
    days on market $153,000 Active 58 DOM
13. 2026-10-26
    days on market $153,000 Active 57 DOM
14. 2026-10-25
    days on market $153,000 Active 56 DOM
15. 2026-10-24
    days on market $153,000 Active 55 DOM
16. 2026-10-23
    days on market $153,000 Active 54 DOM
17. 2026-10-22
    days on market $153,000 Active 53 DOM
18. 2026-10-22
    days on market $153,000 Active 52 DOM
19. 2026-10-20
    days on market $153,000 Active 51 DOM
20. 2026-10-19
    days on market $153,000 Active 50 DOM
21. 2026-10-18
    days on market $153,000 Active 49 DOM
22. 2026-10-17
    days on market $153,000 Active 48 DOM
23. 2026-10-16
    days on market $153,000 Active 47 DOM
24. 2026-10-15
    days on market $153,000 Active 46 DOM
25. 2026-10-14
    days on market $153,000 Active 45 DOM
26. 2026-10-14
    days on market $153,000 Active 44 DOM
27. 2026-10-12
    days on market $153,000 Active 43 DOM
28. 2026-10-11
    days on market $153,000 Active 42 DOM
29. 2026-10-10
    days on market $153,000 Active 41 DOM
30. 2026-10-09
    days on market $153,000 Active 40 DOM
31. 2026-10-08
    days on market $153,000 Active 39 DOM
32. 2026-10-07
    days on market $153,000 Active 38 DOM
33. 2026-10-06
    days on market $153,000 Active 37 DOM
34. 2026-10-05
    days on market $153,000 Active 36 DOM
35. 2026-10-04
    days on market $153,000 Active 35 DOM
36. 2026-10-03
    days on market $153,000 Active 34 DOM
37. 2026-10-02
    days on market $153,000 Active 33 DOM
38. 2026-10-01
    days on market $153,000 Active 32 DOM
39. 2026-09-30
    days on market $153,000 Active 31 DOM
40. 2026-09-29
    days on market $153,000 Active 30 DOM
41. 2026-09-28
    days on market $153,000 Active 29 DOM
42. 2026-09-27
    days on market $153,000 Active 28 DOM
43. 2026-09-26
    days on market $153,000 Active 27 DOM
44. 2026-09-25
    days on market $153,000 Active 26 DOM
45. 2026-09-24
    days on market $153,000 Active 25 DOM
46. 2026-09-24
    days on market $153,000 Active 24 DOM
47. 2026-09-22
    days on market $153,000 Active 23 DOM
48. 2026-09-20
    days on market $153,000 Active 21 DOM
49. 2026-09-18
    days on market $153,000 Active 19 DOM
50. 2026-09-17
    days on market $153,000 Active 18 DOM

ⓘ 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: $1,004 · $84/mo
• Projected year-2 tax: $1,795 · $150/mo
• Expected delta: +$791/yr (+$66/mo · 78.7%)

ⓘ 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 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: $30,468
• − Mortgage interest: −$8,570
• − Property taxes: −$1,004
• − Insurance: −$765
• − Repairs & maintenance: −$2,437
• − Management: −$2,437
• − Depreciation: −$4,451
• Taxable income: $10,802
• Est. tax owed @ 24.0%: −$2,593
• After-tax cash flow: $10,079/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 · 2 photos

Fair 45/100 Moderate rehab Est. rehab $39,800–$71,640 screening

This multi-family property requires significant exterior repairs and maintenance to improve its condition and value.

Deferred maintenance Est. $30,000–$90,000 screening

• Major Roof (roof) — The roof appears to be in poor condition with visible damage and missing shingles.
• Major Windows (windows) — The windows show signs of wear and potential damage, indicating a need for replacement.
• Major Exterior (exterior) — The siding is peeling and damaged, requiring repair or replacement.

Repairs flagged

• Major roof — Signs of significant wear
• Major siding — Weathered and peeling
• Major landscaping — Overgrown and unkempt

Value-add opportunities

• Both repair roof — Critical to safety and appearance ↑
• Both repair siding — Improves curb appeal and structural integrity ↑
• Both landscaping — Enhances curb appeal and property value ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 47/100

Zoned Schools

Elementary General Herkimer Elementary School F NY #1,566/2,108 Nat'l #22,764/41,679 Middle John F Kennedy Middle School F NY #534/729 Nat'l #8,646/14,009 High Thomas R Proctor High School B+ NY #659/1,100 Nat'l #1,751/17,239

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

A Composite livability gradescore 80/100

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 · 225,223 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: 8% of renters

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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%

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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%
• Languages at home: 62% English-only · Other Asian/Pacific 11% Russian/Polish/Slavic 10% Spanish 9%

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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

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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

Property features AI

Finance

• Financial info: Owner pays: other (see remarks)Operating expense details: see remarks

Exterior

• Parking: Paved parking with two or more spaces
• Utilities: Cable availableElectricity connected (circuit breakers)Public water connectedSewer available and connected
• Home design: 2-story buildingExisting condition
• Construction: Vinyl sidingAsphalt roofStone foundationCopper and PEX plumbing
• Exterior features: Flag lotNear public transit

Interior

• Flooring: Laminate and varying flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Gas forced-air heating
• Interior features: Full basementGas water heater

Price history

+410.0% since first listed

21 events — show timeline

• 2026-08-30 Listed $153,000 CNYIS
• 2026-05-08 Listing Removed — CNYIS
• 2025-12-14 Listing Removed — CNYIS
• 2025-12-12 Listed $159,900 CNYIS
• 2025-12-08 Listing Removed — CNYIS
• 2025-10-15 Price Changed $179,900 CNYIS
• 2025-09-07 Listed $189,900 CNYIS
• 2025-05-22 Sold (Public Records) $37,400 Public Records
• 2025-05-09 Sold (MLS) $37,400 WNYREIS
• 2025-04-07 Pending — WNYREIS
• 2025-03-10 Price Changed $60,000 WNYREIS
• 2025-02-25 Listed $65,000 WNYREIS
• 2024-12-04 Listing Removed — WNYREIS
• 2024-12-02 Listed $65,000 WNYREIS
• 2019-01-10 Sold (Public Records) $45,900 Public Records
• 2019-01-07 Sold (MLS) $45,900 CNYIS
• 2018-06-21 Listed $49,900 CNYIS
• 2005-07-08 Sold (MLS) $15,000 CNYIS
• 2005-07-01 Sold (Public Records) $15,100 Public Records
• 2004-12-21 Listed $18,000 CNYIS
• 2000-01-27 Sold (Public Records) $30,000 Public Records

Property tax history

+0.4%/yr

Latest (2026): $1,004 · +0.0% YoY. Source: county tax records.