1127 Jefferson Ave · Utica, NY 13501

$249,900

7 bd · 3.0 ba · 2,544 sqft · MultiFamily public records · 172 Days on market

Built 1930 4,800 sqft lot $98/sqft · 15% below area Est $294k · 15% under

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Why this score? — see what drove the A 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 +14.2/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

Well-maintained by an attentive landlord, this fully occupied 3 unit multi-family offers a turn-key investment opportunity in a sought-after East Utica neighborhood. The property features a spacious 3-bedroom unit, a comfortable 2-bedroom unit, each with generously sized kitchens, dedicated dining rooms, and inviting living areas. .. . plus a large studio apartment complete with a full kitchen, which appeals to a wide range of tenants. Recent improvements include updated kitchens, durable vinyl flooring, and replacement windows. Tenants pay their own gas, electric, and heat. .. , with separate meters to help keep cash flow strong. Ideally situated near public transportation, shopping, & neighborhood schools, this property offers convenience that renters value and investors appreciate. A solid, income-producing asset with stable occupancy, modern updates, and an excellent location. .. perfect for investors looking to expand or strengthen their portfolio!

Key facts

• Near shopping
• Updated kitchens
• Replacement windows

Tags

• UPDATED KITCHENS
• DURABLE VINYL FLOORING
• REPLACEMENT WINDOWS
• NEAR PUBLIC TRANSPORTATION
• NEAR SHOPPING
• NEAR NEIGHBORHOOD SCHOOLS

What this means for you Summary

Snapshot

• This is a 3 × 2-bed/?-bath units multifamily listed at $250k.

Deal economics

• At list price, monthly cash flow is $3k ($30k/yr) — positive. Per door: $838/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $250k).
• Recommended offer: $220k (12.0% below list) — sets the bar for market timing.
• Cap rate 18.4% 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: 143 active listings in the ZIP; 204 units permitted in Oneida County in 2024 (68 in 5+ unit buildings).
• At $5,179/mo this rent would consume 118% 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 + $25k 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 $70k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 172 days — a 12% lower offer ($220k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y 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 $83k; list at $250k implies a 201% 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 $219,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 172 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.07% ✓
• Cap rate: 18.36%
• Cash-on-cash: 43.11%
• DSCR: 2.92
• GRM: 4.0

CMA / ARV

• ARV (median comp): $293,503
• List price: $249,900
• Delta: -14.86%
• 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
923 Rutger St	0.30mi	6/2.0 (-1)	2,600 (+2%)	4mo	$245,500	$94	70
1020 Tilden Ave	0.34mi	6/2.0 (-1)	2,508 (-1%)	5mo	$230,000	$92	69
810 South St	0.30mi	6/2.0 (-1)	2,452 (-4%)	8mo	$195,000	$80	64
914 Eagle St	0.30mi	6/2.0 (-1)	2,400 (-6%)	5mo	$150,000	$63	63
805 Eagle St	0.37mi	6/2.0 (-1)	2,488 (-2%)	10mo	$145,000	$58	61
935 Jay St	0.64mi	6/2.0 (-1)	2,474 (-3%)	0mo	$102,500	$41	56
1017 Smith Pl	0.32mi	6/2.0 (-1)	2,400 (-6%)	13mo	$110,000	$46	56
518 Wetmore St	0.54mi	6/2.0 (-1)	2,530 (-1%)	12mo	$201,000	$79	55
911 South St	0.24mi	6/2.0 (-1)	2,262 (-11%)	12mo	$150,000	$66	51
1131 Saint Vincent St	0.67mi	7/3.0	2,737 (+8%)	7mo	$160,000	$58	50
760 Elizabeth St	0.55mi	8/2.0 (+1)	2,774 (+9%)	1mo	$159,900	$58	49
1804 Guelich St	0.49mi	7/3.0	2,864 (+13%)	13mo	$235,000	$82	46

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: 57.8%
• Equity multiple: 5.23×
• Total profit: $296,198
• Equity at exit: $225,130

10-year hold

• IRR: 51.3%
• Equity multiple: 11.67×
• Total profit: $746,317
• Equity at exit: $485,501

Cash invested: $69,972 (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: 12.1×

Monthly cashflow live

• Estimated rent: $5,179 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$163 /mo · $1,955/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,088
• Net cashflow: $2,514

Break-even live

Break-even rent $1,997

Max offer price $249,900

Occupancy floor 46%

Sensitivity live

Price	-10% $2,655	-5% $2,585	+0% $2,514	+5% $2,443	+10% $2,372
Rent	-10% $2,105	-5% $2,309	+0% $2,514	+5% $2,718	+10% $2,923
Rate	-1.0pp $2,640	-0.5pp $2,577	base $2,514	+0.5pp $2,449	+1.0pp $2,383

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	2	—	$5,178
Total (3 units)			$5,179

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $249,900 Active 172 DOM
2. 2026-06-18
   days on market $249,900 Active 171 DOM
3. 2026-06-17
   days on market $249,900 Active 170 DOM
4. 2026-06-16
   days on market $249,900 Active 169 DOM
5. 2026-06-15
   days on market $249,900 Active 168 DOM
6. 2026-06-14
   days on market $249,900 Active 166 DOM
7. 2026-06-13
   days on market $249,900 Active 165 DOM
8. 2026-06-10
   days on market $249,900 Active 163 DOM
9. 2026-06-09
   days on market $249,900 Active 162 DOM
10. 2026-06-08
    days on market $249,900 Active 161 DOM
11. 2026-06-07
    days on market $249,900 Active 160 DOM
12. 2026-06-03
    days on market $249,900 Active 156 DOM
13. 2026-06-02
    days on market $249,900 Active 155 DOM
14. 2026-06-01
    days on market $249,900 Active 154 DOM
15. 2026-05-31
    days on market $249,900 Active 153 DOM
16. 2026-05-30
    days on market $249,900 Active 152 DOM
17. 2025-12-29
    listed $249,900 Active 972-char remark

    Show marketing remark (972 chars)

    Well-maintained by an attentive landlord, this fully occupied 3 unit multi-family offers a turn-key investment opportunity in a sought-after East Utica neighborhood. The property features a spacious 3-bedroom unit, a comfortable 2-bedroom unit, each with generously sized kitchens, dedicated dining rooms, and inviting living areas. .. . plus a large studio apartment complete with a full kitchen, which appeals to a wide range of tenants. Recent improvements include updated kitchens, durable vinyl flooring, and replacement windows. Tenants pay their own gas, electric, and heat. .. , with separate meters to help keep cash flow strong. Ideally situated near public transportation, shopping, & neighborhood schools, this property offers convenience that renters value and investors appreciate. A solid, income-producing asset with stable occupancy, modern updates, and an excellent location. .. perfect for investors looking to expand or strengthen their portfolio!

18. 2019-12-03
    soldstatus $83,000
19. 2019-11-27
    soldstatus $83,000 140-char remark

    Show marketing remark (140 chars)

    Attention Investors!! 3 family home with separate utilities, plenty of parking and nice spacious rooms. Great neighborhood and so much more!

20. 2019-10-01
    listed $89,900 140-char remark

    Show marketing remark (140 chars)

    Attention Investors!! 3 family home with separate utilities, plenty of parking and nice spacious rooms. Great neighborhood and so much more!

ⓘ 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: $1,955 · $163/mo
• Projected year-2 tax: $3,089 · $257/mo
• Expected delta: +$1,134/yr (+$95/mo · 58.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°F today · 17 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: $62,148
• − Mortgage interest: −$13,998
• − Property taxes: −$1,955
• − Insurance: −$1,250
• − Repairs & maintenance: −$4,972
• − Management: −$4,972
• − Depreciation: −$7,270
• Taxable income: $27,732
• Est. tax owed @ 24.0%: −$6,656
• After-tax cash flow: $23,511/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

+178.0% since first listed

4 events — show timeline

• 2025-12-29 Listed $249,900 CNYIS
• 2019-12-03 Sold (Public Records) $83,000 Public Records
• 2019-11-27 Sold (MLS) $83,000 CNYIS
• 2019-10-01 Listed $89,900 CNYIS

Property tax history

+4.0%/yr

Latest (2025): $1,955 · +5.6% YoY. Source: county tax records.