603 William St · Utica, NY 13502

$69,000

4 bd · 2.0 ba · 1,364 sqft · SingleFamily public records · 60 Days on market

Built 1900 960 sqft lot $51/sqft · 27% below area Est $95k · 27% under

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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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.0/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Single family with 4 bedrooms and 2 full baths. Can be used as investment as property is currently tenant occupied. Almost zero exterior maintenance required. Steps away from Munson Arts. Street parking only. Photos were taken prior to tenant move in. Rent is $1,011 ($711 paid by section 8, remained paid by tenant). Rent includes water. Property is being sold in as is condition.

Key facts

• Built 1900
• Listed 59 days

Tags

• STEPS AWAY FROM MUNSON ARTS

🏷️ Possibly a rental listed for sale. The $69,000 price doesn't fit this home's estimated sale value (~$94,790) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $69k.

Deal economics

• At list price, monthly cash flow is $939 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $69k).
• Recommended offer: $67k (3.0% below list) — sets the bar for market timing.
• Cap rate 22.6% 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: 150 active listings in the ZIP; 5 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).
• This rent runs 37% of the median local income ($58k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $477 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($67k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago; this cycle's ask has dropped $20k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $35k; list at $69k implies a 97% 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 $66,930 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 2.56% ✓
• Cap rate: 22.62%
• Cash-on-cash: 58.32%
• DSCR: 3.59
• GRM: 3.3

CMA / ARV

• ARV (median comp): $94,790
• List price: $69,000
• Delta: -27.21%
• 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
721 Bristol St	0.18mi	3/2.0 (-1)	1,380 (+1%)	7mo	$175,000	$127	79
919 Lenox Ave	0.45mi	4/2.0	1,376 (+1%)	8mo	$80,000	$58	71
832 Waverly Pl	0.53mi	4/1.0	1,352 (-1%)	5mo	$85,000	$63	66
1517 Miller St	0.74mi	4/2.0	1,364 (0%)	0mo	$60,000	$44	65
822 E Warren St W	0.27mi	5/1.5 (+1)	1,464 (+7%)	9mo	$94,000	$64	60
1305 Oak St	0.73mi	5/1.5 (+1)	1,368 (+0%)	2mo	$76,000	$56	57
1103 Oak St	0.60mi	3/1.0 (-1)	1,372 (+1%)	9mo	$63,000	$46	54
1114 Stark St	0.32mi	3/2.0 (-1)	1,567 (+15%)	2mo	$148,400	$95	54
1308 Maple St	0.71mi	3/2.0 (-1)	1,275 (-6%)	10mo	$205,000	$161	43
1216 Oak St	0.66mi	3/1.0 (-1)	1,196 (-12%)	3mo	$69,000	$58	37
1310 Oak St	0.74mi	3/1.0 (-1)	1,254 (-8%)	7mo	$160,000	$128	37
905 Shaw St	0.70mi	3/1.0 (-1)	1,212 (-11%)	10mo	$180,000	$149	31

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 56.9%
• Equity multiple: 3.52×
• Total profit: $48,638
• Equity at exit: $10,288

10-year hold

• IRR: 61.8%
• Equity multiple: 7.18×
• Total profit: $119,421
• Equity at exit: $5,966

Cash invested: $19,320 (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 13502

• Home prices YoY: -12.1%
• Active inventory: 150
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,768 high
• Mortgage (P&I): −$362
• Tax from tax record: −$67 /mo · $804/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $939

Break-even live

Break-even rent $579

Max offer price $69,000

Occupancy floor 42%

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1224 Whitesboro St Unit 1 Utica, NY	3.0	1.0	1100	$1,125	$1.02	43d	1	0.71mi
1124 Dudley Ave Unit 1 Utica, NY	3.0	1.0	1300	$1,400	$1.08	43d	1	0.79mi
1804 Storrs Ave Utica, NY	3.0	1.5	1633	$3,000	$1.84	43d	1	1.08mi
1503 Fox Pl Utica, NY	3.0	1.0	1119	$2,000	$1.79	43d	1	1.36mi
807 Eagle St Utica, NY	3.0	1.0	1526	$1,300	$0.85	43d	1	1.41mi

Listing history 30 events

1. 2026-06-19
   days on market $69,000 Active 60 DOM
2. 2026-06-18
   days on market $69,000 Active 59 DOM
3. 2026-06-17
   days on market $69,000 Active 58 DOM
4. 2026-06-16
   days on market $69,000 Active 57 DOM
5. 2026-06-15
   price $69,000 Active 56 DOM
6. 2026-06-15
   days on market $75,000 Active 56 DOM
7. 2026-06-14
   days on market $75,000 Active 54 DOM
8. 2026-06-13
   days on market $75,000 Active 53 DOM
9. 2026-06-10
   days on market $75,000 Active 51 DOM
10. 2026-06-09
    days on market $75,000 Active 50 DOM
11. 2026-06-08
    days on market $75,000 Active 49 DOM
12. 2026-06-07
    days on market $75,000 Active 48 DOM
13. 2026-06-03
    days on market $75,000 Active 44 DOM
14. 2026-06-02
    days on market $75,000 Active 43 DOM
15. 2026-06-01
    days on market $75,000 Active 42 DOM
16. 2026-05-31
    days on market $75,000 Active 41 DOM
17. 2026-05-30
    days on market $75,000 Active 40 DOM
18. 2026-05-04
    price $79,000 381-char remark

    Show marketing remark (381 chars)

    Single family with 4 bedrooms and 2 full baths. Can be used as investment as property is currently tenant occupied. Almost zero exterior maintenance required. Steps away from Munson Arts. Street parking only. Photos were taken prior to tenant move in. Rent is $1,011 ($711 paid by section 8, remained paid by tenant). Rent includes water. Property is being sold in as is condition.

19. 2026-04-20
    listed $89,000 Active 381-char remark

    Show marketing remark (381 chars)

    Single family with 4 bedrooms and 2 full baths. Can be used as investment as property is currently tenant occupied. Almost zero exterior maintenance required. Steps away from Munson Arts. Street parking only. Photos were taken prior to tenant move in. Rent is $1,011 ($711 paid by section 8, remained paid by tenant). Rent includes water. Property is being sold in as is condition.

20. 2023-07-07
    soldstatus $35,000 Closed Sale or Rented
21. 2023-05-03
    status Pending Sale
22. 2023-04-27
    status Under Contract- Do Not Show
23. 2023-04-16
    price $44,900
24. 2023-03-21
    listed $49,900 Active
25. 2022-12-14
    historical
26. 2022-11-07
    price $55,900
27. 2022-10-10
    listed $59,900 Active
28. 2021-11-08
    historical
29. 2021-05-21
    listed $49,900 Active
30. 2005-11-09
    soldstatus $13,000

ⓘ 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: $804 · $67/mo
• Projected year-2 tax: $985 · $82/mo
• Expected delta: +$181/yr (+$15/mo · 22.5%)

ⓘ 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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°F today · 16 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: $21,214
• − Mortgage interest: −$3,865
• − Property taxes: −$804
• − Insurance: −$345
• − Repairs & maintenance: −$1,697
• − Management: −$1,697
• − Depreciation: −$2,007
• Taxable income: $10,798
• Est. tax owed @ 24.0%: −$2,592
• After-tax cash flow: $8,676/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): 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

+507.7% since first listed

13 events — show timeline

• 2026-05-04 Price Changed $79,000 CNYIS
• 2026-04-20 Listed $89,000 CNYIS
• 2023-07-07 Sold (MLS) $35,000 CNYIS
• 2023-05-03 Pending — CNYIS
• 2023-04-27 Pending — CNYIS
• 2023-04-16 Price Changed $44,900 CNYIS
• 2023-03-21 Listed $49,900 CNYIS
• 2022-12-14 Listing Removed — CNYIS
• 2022-11-07 Price Changed $55,900 CNYIS
• 2022-10-10 Listed $59,900 CNYIS
• 2021-11-08 Listing Removed — CNYIS
• 2021-05-21 Listed $49,900 CNYIS
• 2005-11-09 Sold (Public Records) $13,000 Public Records

Property tax history

+3.4%/yr

Latest (2025): $804 · -0.5% YoY. Source: county tax records.