60 Sunnyside Dr · Utica, NY 13501

$159,900

2 bd · 1.0 ba · 960 sqft · SingleFamily public records · 2 Days on market

Built 1926 7,254 sqft lot $167/sqft · 36% below area Est $251k · 36% 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 +19.4/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +6.1/10.0
• Livability +4.0/5.0
• 1% rule +3.9/10.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Charming and easy to maintain, this 2-bedroom bungalow offers the perfect blend of comfort and convenience in a highly sought-after neighborhood. Nestled on a quiet neighborhood street, this home features the ease of first-floor living with both bedrooms thoughtfully located on the main level. Bright vinyl replacement windows fill the space with natural light, creating a warm and inviting atmosphere throughout. The efficient layout offers a cozy yet functional flow, ideal for everyday living or downsizing without compromise. The walk-up attic and basement offer additional storage for all your possessions. Outside, enjoy a manageable yard perfect for relaxing or light entertaining, or sit on

Key facts

• Manageable yard
• Walk up attic
• Large front porch

Tags

• FIRST FLOOR LIVING
• VINYL REPLACEMENT WINDOWS
• WALK UP ATTIC
• MANAGEABLE YARD
• LARGE FRONT PORCH

Property features AI

Exterior

• Parking: Carport
• Utilities: Public water connected; Sewer connected; Electricity connected (circuit breakers); High-speed internet available; Cable available
• Home design: Single-story home; Existing/Resale property
• Construction: Vinyl siding; Asphalt roof; Block foundation; Built (existing)
• Exterior features: Blacktop driveway; Partial fencing; Covered porch

Interior

• Kitchen: Electric oven and range; Microwave; Range hood; Refrigerator; Exhaust fan
• Bedrooms: Two main-level bedrooms
• Flooring: Carpet; Hardwood; Laminate; Varies
• Bathrooms: One full main-level bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Thermal windows; Separate/formal dining room; Separate/formal living room; Pantry
• Laundry & utility: Washer and dryer in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $122 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $142k (11.2% below list).
• Recommended offer: $142k (11.2% below list) — sets the bar for 1% rule.

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; 1 comparable units currently listed for rent nearby; 204 units permitted in Oneida County in 2024 (68 in 5+ unit buildings).
• This rent runs 32% 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 $17k of equity ($1k loan paydown + $16k 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 $45k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1926 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $141,937 (11.2% below list)

Questions for the listing agent

1. Built in 1926 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 0.89% ✗
• Cap rate: 7.63%
• Cash-on-cash: 4.76%
• DSCR: 1.21
• GRM: 9.4

CMA / ARV

• ARV (median comp): $251,040
• List price: $159,900
• Delta: -36.31%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
60 Sunnyside Dr	0.00mi	2/1.0	960 (0%)	1mo	$165,000	$172	99
2819 Leibel Pl	0.09mi	2/1.0	888 (-8%)	14mo	$198,000	$223	72
7 Scott Ave	0.30mi	3/1.0 (+1)	960 (0%)	20mo	$230,900	$241	65
30 Bohling Road Rd	0.24mi	3/1.0 (+1)	920 (-4%)	16mo	$230,000	$250	64
20 Bohling Rd	0.27mi	3/1.0 (+1)	960 (0%)	24mo	$225,000	$234	62
80 Hartford	0.58mi	3/1.0 (+1)	1,040 (+8%)	0mo	$229,900	$221	54
127 1/2 Oxford Rd	0.58mi	3/1.0 (+1)	1,008 (+5%)	11mo	$230,000	$228	51
105 Harter Pl	0.64mi	2/1.0	1,072 (+12%)	4mo	$169,900	$158	47
2657 Oneida St	0.38mi	2/1.5	1,078 (+12%)	17mo	$205,000	$190	46
102 Hopson St	0.74mi	3/1.0 (+1)	1,080 (+12%)	7mo	$180,000	$167	33
135 Kensington Dr	0.65mi	3/1.0 (+1)	1,075 (+12%)	23mo	$240,000	$223	26

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: 26.6%
• Equity multiple: 3.12×
• Total profit: $94,825
• Equity at exit: $144,051

10-year hold

• IRR: 23.3%
• Equity multiple: 7.10×
• Total profit: $273,037
• Equity at exit: $310,651

Cash invested: $44,772 (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: 9.4×

Monthly cashflow live

• Estimated rent: $1,419 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$38 /mo · $461/yr
• Insurance: −$67
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $122

Break-even live

Break-even rent $1,265

Max offer price $159,900

Occupancy floor 86%

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
62-64 Genesee St New Hartford, NY	1.0	1.0	630	$1,595	$2.53	43d	1	0.56mi

Listing history 2 events

1. 2026-05-05
   status Pending 975-char remark
2. 2026-05-03
   listed $159,900 Active 975-char remark

ⓘ 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: $461 · $38/mo
• Projected year-2 tax: $1,582 · $132/mo
• Expected delta: +$1,121/yr (+$93/mo · 243.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°F today · 16 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,032
• − Mortgage interest: −$8,957
• − Property taxes: −$461
• − Insurance: −$1,466
• − Repairs & maintenance: −$1,363
• − Management: −$1,363
• − Depreciation: −$4,652
• Taxable loss: −$1,228
• Est. tax savings @ 24.0%: +$295
• After-tax cash flow: $1,761/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

+3.2% since first listed

4 events — show timeline

• 2026-05-27 Sold (Public Records) $165,000 Public Records
• 2026-05-27 Sold (MLS) $165,000 CNYIS
• 2026-05-05 Pending — CNYIS
• 2026-05-03 Listed $159,900 CNYIS

Property tax history

-8.3%/yr

Latest (2025): $461 · -42.0% YoY. Source: county tax records.