215 Utica St · Fulton, NY 13069

$95,000

6 bd · 2.0 ba · 1,679 sqft · MultiFamily public records · 37 Days on market

Built 1900 3,304 sqft lot $57/sqft · 43% below area Est $167k · 43% 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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +8.4/10.0
• Livability +3.1/5.0
• Schools +3.0/10.0
• 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: 2 units. confirmed

Listing remarks

Duplex at a great price. 215 Utica St. ($109k) & 219 Utica St. ($119k) can be purchased together for $228,000 (they are next to each other). 215 Utica Street has both 3-bedroom units and rents are $800/month in each unit. Tenants pay their own gas, electric & water/sewer. Both long term tenants. 219 Utica Street has a 2 bed unit rented for $750 per month with a long term tenant and a 1 bed unit rented for $925 per month. Tenants pay their own gas, electric & water/sewer. Landlord has no expenses other than property taxes, insurance and any needed repairs. Come take a look at one or both of these duplexes today!

Key facts

• 3,304 sq ft lot
• Built 1900
• Listed 37 days

Property features AI

Finance

• Financial info: Property operates as a 2-unit multifamily; Each unit currently rents for $800 (actual rent); Both units are month-to-month; Operating expenses include insurance; Tenants pay all utilities

Exterior

• Parking: Paved parking
• Utilities: Public water connected; Sewer connected
• Home design: 2-story building; Resale property
• Construction: Aluminum siding; Existing construction
• Exterior features: Paved parking; Rectangular residential lot; City street frontage; Lot dimensions approximately 33 x 100

Interior

• Kitchen: Eat-in kitchens (both units)
• Bedrooms: Two 3-bedroom units
• Flooring: Carpet; Varies
• Bathrooms: Two full bathrooms (one per unit)
• Heating & cooling: Gas forced-air heating
• Interior features: Full basement; Varied flooring
• Laundry & utility: Gas water heater

🏷️ Possibly a rental listed for sale. The $95,000 price doesn't fit this home's estimated sale value (~$166,968) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.0-bath units multifamily listed at $95k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive. Per door: $611/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $95k).
• Recommended offer: $92k (3.0% below list) — sets the bar for market timing.
• Cap rate 21.7% vs local median 6.9% in Fulton — 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 61/100 on livability (#907 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D, schools D-, crime F.
• Fulton City School District (town): math 29% / reading 43% proficiency, ranked #554 of 590 in NY (top 94%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 115 active listings in the ZIP; 172 units permitted in Oswego County in 2024 (27 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($657 loan paydown + $6k appreciation (6.8% local appreciation)).
• Oswego County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.8% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.8% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $92,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% 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 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 2.75% ✓
• Cap rate: 21.73%
• Cash-on-cash: 55.13%
• DSCR: 3.45
• GRM: 3.0

CMA / ARV

• ARV (median comp): $166,968
• List price: $95,000
• Delta: -43.10%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

6.75% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 64.4%
• Equity multiple: 5.12×
• Total profit: $109,687
• Equity at exit: $64,261

10-year hold

• IRR: 60.7%
• Equity multiple: 10.81×
• Total profit: $261,063
• Equity at exit: $120,669

Cash invested: $26,600 (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 13069

• Home prices YoY: 2.3%
• Active inventory: 115
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $2,610 high
• Mortgage (P&I): −$498
• Tax from tax record: −$302 /mo · $3,624/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$548
• Net cashflow: $1,222

Break-even live

Break-even rent $1,063

Max offer price $95,000

Occupancy floor 48%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$2,610
Total (2 units)			$2,610

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $95,000 Active 37 DOM
2. 2026-06-17
   days on market $95,000 Active 36 DOM
3. 2026-06-16
   days on market $95,000 Active 35 DOM
4. 2026-06-15
   days on market $95,000 Active 34 DOM
5. 2026-06-14
   days on market $95,000 Active 32 DOM
6. 2026-06-13
   pricedays on market $95,000 Active 31 DOM
7. 2026-06-10
   days on market $104,500 Active 29 DOM
8. 2026-06-09
   days on market $104,500 Active 28 DOM
9. 2026-06-08
   days on market $104,500 Active 27 DOM
10. 2026-06-07
    days on market $104,500 Active 26 DOM
11. 2026-06-02
    days on market $104,500 Active 21 DOM
12. 2026-06-01
    days on market $104,500 Active 20 DOM
13. 2026-05-31
    days on market $104,500 Active 19 DOM
14. 2026-05-30
    days on market $104,500 Active 18 DOM
15. 2026-05-12
    listed $109,900 Active 636-char remark
16. 2024-02-22
    soldstatus $89,000
17. 2008-04-03
    soldstatus $47,500
18. 1996-07-03
    soldstatus $49,900

ⓘ 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: $3,624 · $302/mo
• Projected year-2 tax: $3,624 · $302/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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,320
• − Mortgage interest: −$5,321
• − Property taxes: −$3,624
• − Insurance: −$475
• − Repairs & maintenance: −$2,506
• − Management: −$2,506
• − Depreciation: −$2,764
• Taxable income: $14,125
• Est. tax owed @ 24.0%: −$3,390
• After-tax cash flow: $11,276/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: Fulton City School District
• NCES district ID: 3611700
• Math proficiency: 29% ▼ -11.00%
• Reading proficiency: 43% ▲ 5.00%
• Median HH income: $43,337
• Composite: 30.49/100
• National rank: #6220
• State rank: #554 of 590 in NY

Livability — Fulton

• Score: 61/100
• State rank: #907
• US rank: #17723

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment D Housing A+ Health & safety D- User ratings B-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fulton, NY
• City population: 7,313
• Population (ZIP): 23,176

Population outlook (Oswego County) Hauer SSP2

• Today (2025): 114,465 people
• By 2030: 109,968 · -3.9%
• By 2040: 99,205 · -13.3%
• By 2050: 87,979 · -23.1%
• By 2075: 65,100 · -43.1%
• By 2100: 47,117 · -58.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Lithuanian 6% Romanian 6% Iranian 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% German/W. Germanic 1%

Political lean MEDSL · Oswego

• 2024 margin: Strong R (+24.2) · D 37.9% · R 62.1%
• 2008→2024 swing: -26.6pp toward R · 2008: 2.5pp · 2024: -24.2pp
• All cycles: 2024: R+24.2 2020: R+20.2 2016: R+23.2 2012: D+7.9 2008: D+2.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.75%
• Current HPI: 304.443
• Rent YoY: —
• Metro: —
• 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

+90.4% since first listed

6 events — show timeline

• 2026-06-10 Price Changed $95,000 CNYIS
• 2026-05-26 Price Changed $104,500 CNYIS
• 2026-05-12 Listed $109,900 CNYIS
• 2024-02-22 Sold (Public Records) $89,000 Public Records
• 2008-04-03 Sold (Public Records) $47,500 Public Records
• 1996-07-03 Sold (Public Records) $49,900 Public Records

Property tax history

+2.5%/yr

Latest (2025): $3,624 · +7.5% YoY. Source: county tax records.