19 Jewett Pl · Utica, NY 13501

$280,000

4 bd · 2.0 ba · 2,946 sqft · SingleFamily public records · 9 Days on market

Built 1902 0.27 ac lot Est $215k · 30% over

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Why this score? — see what drove the F 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).

• Appreciation +10.0/10.0
• Cash flow +7.9/30.0
• Livability +4.0/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.9/10.0
• 1% rule +1.6/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

AMAZING, HISTORIC HOME BOASTS 5 BDRMS, 3 BATHS AND 3 FIREPLACES. YOU WILL BE IMPRESSED WITH THE UPDATES IN THIS HOME. NICE SIZE LOT. 2 STALL ATTACHED GARAGE.

Key facts

• Laundry area
• Gourmet kitchen
• Private entrance

Tags

• GOURMET KITCHEN
• PRIVATE ENTRANCE
• FIRST-FLOOR PRIMARY BEDROOM
• LAUNDRY AREA
• SAUNA SHOWER
• WOOD-BURNING FIREPLACES

Property features AI

Exterior

• Parking: Detached garage; Two-car garage
• Security: Owned security system
• Utilities: Electricity connected; Public water connected; Sewer connected; Cable available; High-speed internet available
• Home design: Two-story existing home; Block foundation; Asphalt roof; Wood siding construction; PEX plumbing; Irregular lot with approximate dimensions 70 x 167
• Construction: Built as existing structure
• Exterior features: Covered porch; Blacktop driveway; Fully fenced yard; Full fencing

Interior

• Kitchen: Dishwasher; Gas cooktop; Gas oven; Gas range; Microwave; Refrigerator; Range hood; Wine cooler; Exhaust fan
• Bedrooms: One bedroom on the main level
• Flooring: Hardwood; Ceramic tile; Tile; Varied flooring
• Bathrooms: Three full bathrooms; One half bathroom; Two bathrooms on the main level
• Heating & cooling: Gas heating; Hot water/radiator heating; Has heating; HVAC energy-efficient feature
• Interior features: Cathedral ceilings; Entrance foyer; Eat-in kitchen; Formal living room; Natural woodwork; Sauna; Other interior features (see remarks)
• Laundry & utility: Main level laundry; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $-303 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $227k (19.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $185k (33.9% below list).
• Recommended offer: $185k (33.9% below list) — sets the bar for 1% rule.
• Cap rate 5.0% vs local median 7.8% in Utica — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: Watson Williams Elementary School (math 19% / reading 29%, grade F, #1,909 of 2,108 statewide, top 91%, 630 students, 88% FRL); Senator James H Donovan Middle School (math 19% / reading 30%, grade F, #611 of 729 statewide, top 88%, 730 students, 84% FRL); Thomas R Proctor High School (math 86% / reading 62%, grade B+, #659 of 1,100 statewide, top 60%, 2,675 students, 76% FRL).
• Market conditions: 145 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 204 units permitted in Oneida County in 2024 (68 in 5+ unit buildings).
• This rent runs 42% of the median local income ($53k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $30k of equity ($2k loan paydown + $28k 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.
• By year 2, paydown + projected appreciation supports a ~$48k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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 $120k; list at $280k implies a 133% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1902 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $185,045 (33.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1902 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.66% ✗
• Cap rate: 5.00%
• Cash-on-cash: -4.63%
• DSCR: 0.79
• GRM: 12.6

CMA / ARV

• ARV (on-the-fly): $215,058
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1 Shaw St	0.19mi	4/3.0	2,734 (-7%)	9mo	$200,000	$73	67
118 Clinton Pl	0.16mi	5/3.5 (+1)	3,106 (+5%)	10mo	$219,420	$71	64
1650 Sunset Ave	0.44mi	4/1.5	2,865 (-3%)	17mo	$156,000	$54	59
169 Pleasant St	0.49mi	4/3.0	3,271 (+11%)	9mo	$249,000	$76	48

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: 21.0%
• Equity multiple: 2.70×
• Total profit: $133,148
• Equity at exit: $252,246

10-year hold

• IRR: 19.0%
• Equity multiple: 6.19×
• Total profit: $407,099
• Equity at exit: $543,978

Cash invested: $78,400 (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: 12.6×

Monthly cashflow live

• Estimated rent: $1,850 medium
• Mortgage (P&I): −$1,468
• Tax from tax record: −$179 /mo · $2,153/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $-303

Break-even live

Break-even rent $2,233

Max offer price $226,549

Occupancy floor —

Sensitivity live

Price	-10% $-144	-5% $-223	+0% $-303	+5% $-382	+10% $-461
Rent	-10% $-449	-5% $-376	+0% $-303	+5% $-229	+10% $-156
Rate	-1.0pp $-162	-0.5pp $-231	base $-303	+0.5pp $-375	+1.0pp $-449

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: $70,000
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1642 Taylor Ave #1644 Utica, NY	3.0	1.0	2600	$1,650	$0.63	45d	1	0.85mi

Listing history 8 events

1. 2026-06-22
   days on market $280,000 Active 9 DOM
2. 2026-06-19
   days on market $280,000 Active 7 DOM
3. 2026-06-18
   days on market $280,000 Active 6 DOM
4. 2026-06-17
   days on market $280,000 Active 5 DOM
5. 2026-06-16
   days on market $280,000 Active 4 DOM
6. 2026-06-15
   days on market $280,000 Active 3 DOM
7. 2026-06-13
   remarks 699-char remark
8. 2026-06-13
   listed $280,000 Active 1 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: $2,153 · $179/mo
• Projected year-2 tax: $3,442 · $287/mo
• Expected delta: +$1,290/yr (+$107/mo · 59.9%)

ⓘ 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: $22,205
• − Mortgage interest: −$15,684
• − Property taxes: −$2,153
• − Insurance: −$1,400
• − Repairs & maintenance: −$1,776
• − Management: −$1,776
• − Depreciation: −$8,145
• Taxable loss: −$8,730
• Est. tax savings @ 24.0%: +$2,095
• After-tax cash flow: $-1,536/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

+627.3% since first listed

7 events — show timeline

• 2026-06-12 Listed $280,000 CNYIS
• 2006-12-21 Sold (Public Records) $120,000 Public Records
• 2006-12-20 Sold (MLS) $120,000 CNYIS
• 2006-11-03 Listed $127,900 CNYIS
• 2004-10-30 Sold (MLS) $30,900 CNYIS
• 2004-10-26 Sold (Public Records) $30,900 Public Records
• 2004-08-30 Listed $38,500 CNYIS

Property tax history

+2.6%/yr

Latest (2025): $2,153 · +8.8% YoY. Source: county tax records.