215 Utica St · Fulton, NY 13069

$89,900

6 bd · 2.0 ba · 1,679 sqft · MultiFamily public records · 84 Days on market

Built 1900 Fair condition 3,304 sqft lot $54/sqft · 45% below area Est $164k · 45% 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
• Schools +4.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

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 84 days

🏷️ Possibly a rental listed for sale. The $89,900 price doesn't fit this home's estimated sale value (~$164,177) 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 $90k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive. Per door: $664/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $90k).
• Recommended offer: $85k (6.0% below list) — sets the bar for market timing.
• Cap rate 24.0% vs local median 5.2% 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, crime F, amenities 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.
• Zoned schools: Fairgrieve School (math 8% / reading 22%, grade F, #2,024 of 2,108 statewide, top 97%, 439 students, 75% FRL); Fulton Junior High School (math 15% / reading 34%, grade F, #611 of 729 statewide, top 88%, 500 students, 62% FRL); G Ray Bodley High School (math 83% / reading 86%, grade A, #379 of 1,100 statewide, top 36%, 976 students, 57% FRL).
• Market conditions: 226 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 ($622 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 $25k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($85k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 4.0% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $84,506 (6.0% below list)

Questions for the listing agent

1. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 6% 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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
7. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
8. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
9. 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?
10. 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?
11. 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.
12. 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.
13. 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: 3.01% ✓
• Cap rate: 24.02%
• Cash-on-cash: 63.33%
• DSCR: 3.82
• GRM: 2.8

CMA / ARV

• ARV (median comp): $164,177
• List price: $89,900
• Delta: -45.24%
• 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
207 S 2nd St	0.29mi	5/2.0 (-1)	2,061 (+23%)	11mo	$80,000	$39	48
606 Rochester St	0.33mi	6/2.0	1,896 (+13%)	35mo	$80,000	$42	43
402 Oneida St	0.16mi	5/2.0 (-1)	1,975 (+18%)	32mo	$125,000	$63	43
701 W 1st St S	1.13mi	5/1.5 (-1)	1,719 (+2%)	14mo	$222,500	$129	42
212 S 3rd St	0.29mi	5/2.0 (-1)	1,978 (+18%)	18mo	$88,000	$44	42
640 Maple Ave	1.34mi	5/1.5 (-1)	1,547 (-8%)	8mo	$85,000	$55	38
115 W 1st St S	0.38mi	5/2.0 (-1)	1,958 (+17%)	26mo	$150,000	$77	32
406 Park St	0.58mi	5/2.0 (-1)	2,028 (+21%)	13mo	$159,900	$79	32
455 W 4th St S	0.89mi	6/2.0	1,930 (+15%)	15mo	$116,000	$60	27
116 Lyon St	0.75mi	5/4.0 (-1)	2,096 (+25%)	0mo	$55,101	$26	27
401 S 2nd St	0.59mi	5/2.0 (-1)	1,320 (-21%)	30mo	$45,000	$34	22
359 Broadwell Ave	0.84mi	5/2.0 (-1)	1,461 (-13%)	25mo	$128,000	$88	18

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 71.9%
• Equity multiple: 5.56×
• Total profit: $114,760
• Equity at exit: $60,811

10-year hold

• IRR: 68.4%
• Equity multiple: 11.76×
• Total profit: $270,746
• Equity at exit: $114,191

Cash invested: $25,172 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 1 active
• Months of supply: 6.0 mo (17%/mo absorbed)
• Median asking: $99,900 ($75/sqft)
• Median days on market: 84 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +30.1% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 13069

• Home prices YoY: 2.3%
• Active inventory: 226
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $2,708 high
• Mortgage (P&I): −$471
• Tax from tax record: −$302 /mo · $3,624/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$569
• Net cashflow: $1,328

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$2,708
Total (2 units)			$2,708

Break-even live

Break-even rent $1,026

Max offer price $89,900

Occupancy floor 46%

Sensitivity live

Price	-10% $1,379	-5% $1,354	+0% $1,328	+5% $1,303	+10% $1,278
Rent	-10% $1,114	-5% $1,221	+0% $1,328	+5% $1,435	+10% $1,542
Rate	-1.0pp $1,374	-0.5pp $1,351	base $1,328	+0.5pp $1,305	+1.0pp $1,281

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: $22,475
• Closing costs: $2,697
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
312 Utica St Fulton, NY	3.0	1.0	1060	$1,300	$1.23	109d	1	0.09mi
9-11 N 4th St Fulton, NY	3.0	2.0	—	$1,595	—	0d	1	0.19mi
11 N 4th St Fulton, NY	2.0	1.0	505	$1,295	$2.56	0d	1	0.19mi
9-11 N 4th St Unit 9 Fulton, NY	3.0	2.0	756	$1,595	$2.11	0d	1	0.19mi
9 N 4th St Unit 11 Fulton, NY	2.0	1.0	505	$1,295	$2.56	0d	1	0.20mi
212 S 3rd St Apt 2 Fulton, NY	2.0	1.0	634	$1,295	$2.04	109d	1	0.29mi
214 S 3rd St Unit 2 Fulton, NY	2.0	1.0	—	$1,295	—	0d	1	0.30mi
115 W 1st St S Unit 2 Fulton, NY	2.0	1.0	1958	$1,400	$0.72	109d	1	0.38mi
303 S 5th St Fulton, NY	4.0	1.5	1800	$1,850	$1.03	109d	1	0.44mi
213 Leitch St Unit 1/2 Fulton, NY	2.0	1.0	650	$1,000	$1.54	0d	1	0.55mi
401 Hannibal St #2 Fulton, NY	2.0	1.0	—	$1,295	—	109d	1	0.63mi
262 W 4th St S Unit 1 Fulton, NY	3.0	1.0	1316	$1,500	$1.14	139d	1	0.69mi
409 N 6th St Fulton, NY	2.0	1.0	840	$1,150	$1.37	117d	1	0.76mi
104A Union St Fulton, NY	2.0	1.0	—	$1,050	—	139d	1	0.82mi
414 Broadwell Ave Fulton, NY	2.0	2.0	736	$1,495	$2.03	139d	1	0.93mi
20 Airport Rd Fulton, NY	2.0	1.0	1000	$1,495	$1.50	0d	1	1.21mi

Property features AI

Finance

• Financial info: Property operates as a 2-unit multifamilyEach unit currently rents for $800 (actual rent)Both units are month-to-monthOperating expenses include insuranceTenants pay all utilities

Exterior

• Parking: Paved parking
• Utilities: Public water connectedSewer connected
• Home design: 2-story buildingResale property
• Construction: Aluminum sidingExisting construction
• Exterior features: Paved parkingRectangular residential lotCity street frontageLot dimensions approximately 33 x 100

Interior

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

Listing history 50 events

1. 2026-08-04
   days on market $89,900 Active 84 DOM
2. 2026-08-03
   days on market $89,900 Active 83 DOM
3. 2026-07-31
   days on market $89,900 Active 80 DOM
4. 2026-07-29
   days on market $89,900 Active 78 DOM
5. 2026-07-27
   days on market $89,900 Active 76 DOM
6. 2026-07-25
   days on market $89,900 Active 74 DOM
7. 2026-07-23
   days on market $89,900 Active 72 DOM
8. 2026-07-22
   days on market $89,900 Active 71 DOM
9. 2026-07-21
   days on market $89,900 Active 70 DOM
10. 2026-07-18
    days on market $89,900 Active 67 DOM
11. 2026-07-16
    days on market $89,900 Active 65 DOM
12. 2026-07-16
    days on market $89,900 Active 64 DOM
13. 2026-07-14
    days on market $89,900 Active 63 DOM
14. 2026-07-13
    days on market $89,900 Active 62 DOM
15. 2026-07-12
    days on market $89,900 Active 61 DOM
16. 2026-07-11
    days on market $89,900 Active 60 DOM
17. 2026-07-10
    days on market $89,900 Active 59 DOM
18. 2026-07-09
    days on market $89,900 Active 58 DOM
19. 2026-07-08
    days on market $89,900 Active 57 DOM
20. 2026-07-07
    price $89,900 Active 56 DOM
21. 2026-07-07
    days on market $95,000 Active 56 DOM
22. 2026-07-06
    days on market $95,000 Active 55 DOM
23. 2026-07-05
    days on market $95,000 Active 54 DOM
24. 2026-07-04
    days on market $95,000 Active 53 DOM
25. 2026-07-03
    days on market $95,000 Active 52 DOM
26. 2026-07-02
    days on market $95,000 Active 51 DOM
27. 2026-07-01
    days on market $95,000 Active 50 DOM
28. 2026-06-30
    days on market $95,000 Active 49 DOM
29. 2026-06-29
    days on market $95,000 Active 48 DOM
30. 2026-06-28
    days on market $95,000 Active 47 DOM
31. 2026-06-28
    days on market $95,000 Active 46 DOM
32. 2026-06-27
    days on market $95,000 Active 45 DOM
33. 2026-06-25
    days on market $95,000 Active 43 DOM
34. 2026-06-23
    days on market $95,000 Active 41 DOM
35. 2026-06-22
    days on market $95,000 Active 40 DOM
36. 2026-06-18
    days on market $95,000 Active 37 DOM
37. 2026-06-17
    days on market $95,000 Active 36 DOM
38. 2026-06-16
    days on market $95,000 Active 35 DOM
39. 2026-06-15
    days on market $95,000 Active 34 DOM
40. 2026-06-14
    days on market $95,000 Active 32 DOM
41. 2026-06-13
    pricedays on market $95,000 Active 31 DOM
42. 2026-06-10
    days on market $104,500 Active 29 DOM
43. 2026-06-09
    days on market $104,500 Active 28 DOM
44. 2026-06-08
    days on market $104,500 Active 27 DOM
45. 2026-06-07
    days on market $104,500 Active 26 DOM
46. 2026-06-02
    days on market $104,500 Active 21 DOM
47. 2026-06-01
    days on market $104,500 Active 20 DOM
48. 2026-05-31
    days on market $104,500 Active 19 DOM
49. 2026-05-30
    days on market $104,500 Active 18 DOM
50. 2026-05-12
    listed $109,900 Active 636-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: $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: $32,496
• − Mortgage interest: −$5,036
• − Property taxes: −$3,624
• − Insurance: −$450
• − Repairs & maintenance: −$2,600
• − Management: −$2,600
• − Depreciation: −$2,615
• Taxable income: $15,572
• Est. tax owed @ 24.0%: −$3,737
• After-tax cash flow: $12,204/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 · 2 photos

Fair 45/100 Moderate rehab Est. rehab $41,975–$75,555 screening

The home requires significant repairs to the roof and exterior siding, as well as routine maintenance to the HVAC and mechanical systems. These repairs and maintenance will improve the home's condition and increase its value for both resale and rental.

Repairs flagged

• Major roof — Signs of wear and discoloration suggest a major repair is needed.
• Minor exterior siding — Some minor damage and discoloration is visible, which can be repaired with paint or minor repairs.
• Minor HVAC/mechanicals — Some signs of wear are visible, which can be addressed with routine maintenance or minor repairs.

Value-add opportunities

• Both repair roof — Repairing the roof will improve the home's appearance and increase its value for both resale and rental. ↑
• Both paint exterior siding — Painting the exterior siding will improve the home's curb appeal and increase its value for both resale and rental. ↑
• Both service HVAC/mechanicals — Servicing the HVAC and mechanical systems will ensure they are functioning properly and will increase the home's value for both resale and rental. ↑

ⓘ 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 41/100

Zoned Schools

Elementary Fairgrieve School F NY #2,024/2,108 Nat'l #36,424/41,679 Middle Fulton Junior High School F NY #611/729 Nat'l #10,474/14,009 High G Ray Bodley High School A NY #379/1,100 Nat'l #721/17,239

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

C Composite livability gradescore 61/100

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
• County: Oswego · 114,465 people
• Metro: Syracuse, NY
• Population (ZIP): 23,176
• Household income: $63,156
• Rent vs Own: 33.7% rent · 66.3% own
• Severe rent burden: 8% of renters

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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%

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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%

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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

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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

Finance

• Financial info: Property operates as a 2-unit multifamilyEach unit currently rents for $800 (actual rent)Both units are month-to-monthOperating expenses include insuranceTenants pay all utilities

Exterior

• Parking: Paved parking
• Utilities: Public water connectedSewer connected
• Home design: 2-story buildingResale property
• Construction: Aluminum sidingExisting construction
• Exterior features: Paved parkingRectangular residential lotCity street frontageLot dimensions approximately 33 x 100

Interior

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

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.