121 Riverside Dr · Utica, NY 13502

$160,000

3 bd · 2.5 ba · 2,411 sqft · SingleFamily public records · 56 Days on market

Built 1948 Fair condition 8,240 sqft lot Garage $66/sqft · 58% below area Est $211k · 24% under ↓ 9% since listing

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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 +28.3/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +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
• Appreciation +0.0/10.0

Listing remarks

Perfect 2-bedroom 1 bath 1 story home convenient to everything. This home has an updated roof and driveway. A full basement and walk-up attic provide room for possible expansion. Whether it's a starter home, rental property or downsizing to one floor living, this could be the perfect property for you.

Key facts

• Driveway
• Full basement
• Updated roof

Tags

• UPDATED ROOF
• DRIVEWAY
• FULL BASEMENT
• WALK-UP ATTIC

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $160k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $514 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $155k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.1% vs local median 8.2% in Utica — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Thomas Jefferson Elementary School (math 28% / reading 41%, grade F, #1,577 of 2,108 statewide, top 77%, 456 students, 80% 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).
• Market conditions: 212 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 204 units permitted in Oneida County in 2024 (68 in 5+ unit buildings).
• At $2,486/mo this rent would consume 52% of the median local household income ($58k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 $45k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 4.1% of price; built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $155,200 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.55% ✓
• Cap rate: 10.15%
• Cash-on-cash: 13.76%
• DSCR: 1.61
• GRM: 5.4

CMA / ARV

• ARV (median comp): $210,581
• List price: $160,000
• Delta: -24.02%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
715 Settlers Pass	0.36mi	3/2.0	2,340 (-3%)	22mo	$495,000	$212	58
805 Buchanan Rd	0.62mi	4/2.0 (+1)	2,356 (-2%)	8mo	$235,000	$100	54
819 Cosby Rd	0.68mi	3/2.5	2,565 (+6%)	17mo	$285,000	$111	44
614 Utica Rd	0.37mi	4/2.0 (+1)	1,980 (-18%)	13mo	$234,000	$118	39
129 Marnie St	0.82mi	4/2.0 (+1)	2,347 (-3%)	22mo	$310,000	$132	35
411 Sunlit Ter	0.99mi	4/3.0 (+1)	2,116 (-12%)	8mo	$381,000	$180	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: 4.1%
• Equity multiple: 1.16×
• Total profit: $7,044
• Equity at exit: $23,857

10-year hold

• IRR: 13.7%
• Equity multiple: 2.10×
• Total profit: $49,282
• Equity at exit: $13,834

Cash invested: $44,800 (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: 212
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $2,486 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$545 /mo · $6,538/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$522
• Net cashflow: $514

Break-even live

Break-even rent $1,836

Max offer price $160,000

Occupancy floor 74%

Sensitivity live

Price	-10% $604	-5% $559	+0% $514	+5% $468	+10% $423
Rent	-10% $317	-5% $416	+0% $514	+5% $612	+10% $710
Rate	-1.0pp $594	-0.5pp $554	base $514	+0.5pp $472	+1.0pp $430

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: $40,000
• Closing costs: $4,800
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1 Patriot Cir Utica, NY	1.0–2.0	1.0–2.5	1451	$3,115	$2.15	93d	6	0.40mi
Deerfield Utica, NY	3.0	2.0	2000	$3,600	$1.80	93d	1	0.80mi

Property features AI

Exterior

• Parking: Detached garage (1 car)
• Utilities: Public water connectedSewer connectedCable availableHigh-speed internet available
• Home design: Single-story homeExisting construction
• Construction: Brick and frame constructionAsphalt roofBlock foundation
• Exterior features: Blacktop drivewayNear public transitRectangular residential lotCity street frontageLot dimensions approximately 55 x 147

Interior

• Kitchen: Electric ovenElectric rangeRefrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: HardwoodMixed/varies
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Forced air gas heatingWindow air conditioning unit(s)
• Interior features: Eat-in kitchenBedroom on main levelFull basement
• Laundry & utility: Laundry in basementGas water heater

Listing history 31 events

1. 2026-07-06
   days on market $160,000 Active 56 DOM
2. 2026-07-05
   days on market $160,000 Active 55 DOM
3. 2026-07-04
   days on market $160,000 Active 54 DOM
4. 2026-07-03
   days on market $160,000 Active 53 DOM
5. 2026-07-02
   days on market $160,000 Active 52 DOM
6. 2026-07-01
   days on market $160,000 Active 51 DOM
7. 2026-06-30
   days on market $160,000 Active 50 DOM
8. 2026-06-29
   days on market $160,000 Active 49 DOM
9. 2026-06-28
   days on market $160,000 Active 48 DOM
10. 2026-06-28
    days on market $160,000 Active 47 DOM
11. 2026-06-27
    days on market $160,000 Active 46 DOM
12. 2026-06-26
    days on market $160,000 Active 45 DOM
13. 2026-06-23
    days on market $160,000 Active 42 DOM
14. 2026-06-22
    days on market $160,000 Active 41 DOM
15. 2026-06-19
    days on market $160,000 Active 39 DOM
16. 2026-06-18
    days on market $160,000 Active 38 DOM
17. 2026-06-17
    days on market $160,000 Active 37 DOM
18. 2026-06-16
    days on market $160,000 Active 36 DOM
19. 2026-06-15
    days on market $160,000 Active 35 DOM
20. 2026-06-14
    days on market $160,000 Active 33 DOM
21. 2026-06-13
    days on market $160,000 Active 32 DOM
22. 2026-06-10
    days on market $160,000 Active 30 DOM
23. 2026-06-09
    days on market $160,000 Active 29 DOM
24. 2026-06-08
    days on market $160,000 Active 28 DOM
25. 2026-06-07
    days on market $160,000 Active 27 DOM
26. 2026-06-03
    days on market $160,000 Active 23 DOM
27. 2026-06-02
    days on market $160,000 Active 22 DOM
28. 2026-06-01
    days on market $160,000 Active 21 DOM
29. 2026-05-31
    days on market $160,000 Active 20 DOM
30. 2026-05-30
    days on market $160,000 Active 19 DOM
31. 2026-05-10
    listed $175,000 Active 302-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: $6,538 · $545/mo
• Projected year-2 tax: $6,538 · $545/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥96°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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,837
• − Mortgage interest: −$8,962
• − Property taxes: −$6,538
• − Insurance: −$800
• − Repairs & maintenance: −$2,387
• − Management: −$2,387
• − Depreciation: −$4,655
• Taxable income: $4,109
• Est. tax owed @ 24.0%: −$986
• After-tax cash flow: $5,179/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 · 3 photos

Fair 45/100 Moderate rehab Est. rehab $60,275–$108,495 screening

This 2-bedroom 1-bath home is in fair condition with some minor repairs and maintenance needed. Painting the exterior and improving landscaping can significantly boost its resale and rental value.

Components & finishes AI

Roof asphalt shingle · good

Deferred maintenance Est. $2,000–$8,000 screening

• Minor Roof (roof) — No visible signs of damage or wear on the roof.
• Minor Windows (windows) — No visible signs of damage or wear on the windows.
• Minor Electrical (electrical) — No visible signs of damage or wear on the electrical components.
• Minor Exterior (exterior) — No visible signs of damage or wear on the exterior.

Repairs flagged

• Minor Exterior paint — Some discoloration visible on exterior siding
• Minor Landscaping — Landscaping appears somewhat overgrown and not particularly attractive

Value-add opportunities

• Resale Paint exterior — Fresh paint can significantly improve curb appeal and home value ↑
• Rental Landscaping — Well-maintained landscaping can attract tenants and improve rental 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 46/100

Zoned Schools

Elementary Thomas Jefferson Elementary School F NY #1,577/2,108 Nat'l #23,081/41,679 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): 34,037
• Household income: $57,835
• Rent vs Own: 40.8% rent · 59.2% own
• Severe rent burden: 12% 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: 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%

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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: ▼ -50.76%
• Current HPI: 368.3955
• 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

Exterior

• Parking: Detached garage (1 car)
• Utilities: Public water connectedSewer connectedCable availableHigh-speed internet available
• Home design: Single-story homeExisting construction
• Construction: Brick and frame constructionAsphalt roofBlock foundation
• Exterior features: Blacktop drivewayNear public transitRectangular residential lotCity street frontageLot dimensions approximately 55 x 147

Interior

• Kitchen: Electric ovenElectric rangeRefrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: HardwoodMixed/varies
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Forced air gas heatingWindow air conditioning unit(s)
• Interior features: Eat-in kitchenBedroom on main levelFull basement
• Laundry & utility: Laundry in basementGas water heater

Price history

-8.6% since first listed

2 events — show timeline

• 2026-05-20 Price Changed $160,000 CNYIS
• 2026-05-10 Listed $175,000 CNYIS

Property tax history

+2.6%/yr

Latest (2025): $6,538 · +3.0% YoY. Source: county tax records.