1706 Oneida St · Utica, NY 13501

$255,000

4 bd · 1.0 ba · 1,642 sqft · SingleFamily public records · 18 Days on market

Built 1930 4,791 sqft lot $155/sqft · 23% above area Est $207k · 23% over

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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 +22.8/30.0
• Appreciation +10.0/10.0
• DSCR +7.3/10.0
• 1% rule +4.9/10.0
• Livability +4.0/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

South Utica home located just across from Val Bialas Ski Center. Recently remodeled with updates completed in the last few months, including a new roof on the house and garage, new hardwood flooring, updated kitchen with granite countertops and stainless steel appliances, new bathrooms, some new walls, windows and doors, and fresh interior paint.

Key facts

• Hardwood flooring
• Updated kitchen
• Granite countertops

Tags

• NEW ROOF
• HARDWOOD FLOORING
• UPDATED KITCHEN
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• NEW BATHROOMS

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $443 ($5k/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 $253k (0.6% below list).
• Recommended offer: $251k (1.5% below list) — sets the bar for market timing.

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; 4 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).
• At $2,535/mo this rent would consume 58% 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 $27k of equity ($2k loan paydown + $26k 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 $71k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$44k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($251k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 16y ago; this cycle's ask has dropped $20k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $118k; list at $255k implies a 116% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $251,175 (1.5% below list)

Questions for the listing agent

1. Built in 1930 — 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 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: 0.99% ✗
• Cap rate: 8.38%
• Cash-on-cash: 7.44%
• DSCR: 1.33
• GRM: 8.4

CMA / ARV

• ARV (median comp): $207,258
• List price: $255,000
• Delta: 23.04%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1803 Baker Ave	0.13mi	3/2.0 (-1)	1,638 (-0%)	1mo	$223,000	$136	84
12 Rose Pl	0.48mi	3/1.5 (-1)	1,616 (-2%)	5mo	$185,600	$115	63
804 Symonds Pl	0.63mi	4/1.5	1,661 (+1%)	4mo	$180,000	$108	63
18 Avery Pl	0.46mi	4/2.0	1,694 (+3%)	9mo	$200,000	$118	61
1913 Bradford Ave	0.34mi	4/1.0	1,440 (-12%)	6mo	$206,700	$144	58
28 Prospect St	0.60mi	4/1.5	1,703 (+4%)	9mo	$163,500	$96	56
1915 Bradford Ave	0.34mi	4/1.0	1,440 (-12%)	11mo	$190,000	$132	54
225 Pleasant St	0.51mi	3/2.0 (-1)	1,600 (-3%)	11mo	$187,620	$117	54
56 Ballantyne Brae	0.65mi	3/1.5 (-1)	1,736 (+6%)	8mo	$234,500	$135	47
2026 Howe St	0.51mi	3/1.0 (-1)	1,458 (-11%)	9mo	$159,000	$109	45
803 Mildred Ave	0.62mi	4/2.0	1,423 (-13%)	2mo	$115,000	$81	44
34 Auburn Ave	0.43mi	3/2.0 (-1)	1,416 (-14%)	10mo	$210,940	$149	40

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: 29.7%
• Equity multiple: 3.34×
• Total profit: $166,979
• Equity at exit: $229,724

10-year hold

• IRR: 25.7%
• Equity multiple: 7.57×
• Total profit: $469,389
• Equity at exit: $495,409

Cash invested: $71,400 (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: 143
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $2,535 medium
• Mortgage (P&I): −$1,337
• Tax from tax record: −$116 /mo · $1,398/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$532
• Net cashflow: $443

Break-even live

Break-even rent $1,975

Max offer price $255,000

Occupancy floor 78%

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1804 Storrs Ave Utica, NY	3.0	1.5	1633	$3,000	$1.84	43d	1	0.12mi
1503 Fox Pl Utica, NY	3.0	1.0	1119	$2,000	$1.79	43d	1	1.06mi
1124 Dudley Ave Unit 1 Utica, NY	3.0	1.0	1300	$1,400	$1.08	43d	1	1.20mi
1224 Whitesboro St Unit 1 Utica, NY	3.0	1.0	1100	$1,125	$1.02	43d	1	1.46mi

Listing history 26 events

1. 2026-06-19
   days on market $255,000 Active 18 DOM
2. 2026-06-18
   days on market $255,000 Active 17 DOM
3. 2026-06-17
   days on market $255,000 Active 16 DOM
4. 2026-06-16
   days on market $255,000 Active 15 DOM
5. 2026-06-15
   days on market $255,000 Active 14 DOM
6. 2026-06-14
   days on market $255,000 Active 12 DOM
7. 2026-06-13
   days on market $255,000 Active 11 DOM
8. 2026-06-10
   days on market $255,000 Active 9 DOM
9. 2026-06-09
   days on market $255,000 Active 8 DOM
10. 2026-06-08
    days on market $255,000 Active 7 DOM
11. 2026-06-07
    days on market $255,000 Active 6 DOM
12. 2026-06-03
    days on market $255,000 Active 2 DOM
13. 2026-06-02
    days on marketlisting id $255,000 Active 1 DOM
14. 2026-04-24
    price $255,000 348-char remark

    Show marketing remark (348 chars)

    South Utica home located just across from Val Bialas Ski Center. Recently remodeled with updates completed in the last few months, including a new roof on the house and garage, new hardwood flooring, updated kitchen with granite countertops and stainless steel appliances, new bathrooms, some new walls, windows and doors, and fresh interior paint.

15. 2026-03-08
    listed $275,000 Active 348-char remark

    Show marketing remark (348 chars)

    South Utica home located just across from Val Bialas Ski Center. Recently remodeled with updates completed in the last few months, including a new roof on the house and garage, new hardwood flooring, updated kitchen with granite countertops and stainless steel appliances, new bathrooms, some new walls, windows and doors, and fresh interior paint.

16. 2025-12-10
    soldstatus $118,000 Closed
17. 2025-10-02
    status Pending
18. 2025-10-02
    listed $120,000 Active
19. 2019-09-03
    soldstatus $42,500
20. 2019-07-17
    historical
21. 2019-07-15
    listed $25,500
22. 2019-07-12
    listed $25,500
23. 2011-02-01
    soldstatus $63,000
24. 2011-01-31
    soldstatus $67,000
25. 2010-09-08
    listed $69,900
26. 2010-05-26
    soldstatus $45,000

ⓘ 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: $1,398 · $116/mo
• Projected year-2 tax: $2,854 · $238/mo
• Expected delta: +$1,456/yr (+$121/mo · 104.1%)

ⓘ 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 · 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,418
• − Mortgage interest: −$14,284
• − Property taxes: −$1,398
• − Insurance: −$1,275
• − Repairs & maintenance: −$2,433
• − Management: −$2,433
• − Depreciation: −$7,418
• Taxable income: $1,176
• Est. tax owed @ 24.0%: −$282
• After-tax cash flow: $5,028/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

+466.7% since first listed

13 events — show timeline

• 2026-04-24 Price Changed $255,000 CNYIS
• 2026-03-08 Listed $275,000 CNYIS
• 2025-12-10 Sold (MLS) $118,000 CNYIS
• 2025-10-02 Pending — CNYIS
• 2025-10-02 Listed $120,000 CNYIS
• 2019-09-03 Sold (MLS) $42,500 CNYIS
• 2019-07-17 Listing Removed — CNYIS
• 2019-07-15 Listed $25,500 CNYIS
• 2019-07-12 Listed $25,500 CNYIS
• 2011-02-01 Sold (Public Records) $63,000 Public Records
• 2011-01-31 Sold (MLS) $67,000 CNYIS
• 2010-09-08 Listed $69,900 CNYIS
• 2010-05-26 Sold (Public Records) $45,000 Public Records

Property tax history

-0.3%/yr

Latest (2025): $1,398 · -33.5% YoY. Source: county tax records.