36 Ballantyne Brae · Utica, NY 13501

$102,000

3 bd · 1.0 ba · 1,576 sqft · SingleFamily public records · 57 Days on market

Built 1930 6,405 sqft lot $65/sqft · 60% below area ↓ 5% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Opportunity waits for this 3-bedroom, 1-bath bungalow with potential. A walk-up attic and full basement offer excellent expansion and storage possibilities, while the deep backyard and detached one-car garage/shed add everyday convenience. The main level features a living room with a fireplace and a formal dining room, providing a solid foundation for a warm and inviting living space. With the right vision and updates, this home can truly shine. Bring your ideas and make it your own—being sold as-is.

Key facts

• Formal dining room
• Full basement
• Deep backyard

Tags

• WALK-UP ATTIC
• FULL BASEMENT
• DEEP BACKYARD
• DETACHED GARAGE
• LIVING ROOM WITH FIREPLACE
• FORMAL DINING ROOM

Property features AI

Exterior

• Parking: Detached garage (1 car)
• Utilities: Public water connected; Sewer connected
• Home design: Single-story home; Existing construction
• Construction: Vinyl siding; Block foundation
• Exterior features: Blacktop driveway; Open porch

Interior

• Kitchen: Gas oven; Gas range
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Hardwood; Varies
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Gas forced air heating
• Interior features: Separate/formal dining room; Separate/formal living room; Bedroom on main level; Full basement; One fireplace
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $102k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $102k).
• Recommended offer: $99k (3.0% below list) — sets the bar for market timing.
• Cap rate 19.5% 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; 3 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 $2,316/mo this rent would consume 53% 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 $11k of equity ($705 loan paydown + $10k 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 $29k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($99k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $98,940 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 2.27% ✓
• Cap rate: 19.48%
• Cash-on-cash: 47.10%
• DSCR: 3.10
• GRM: 3.7

CMA / ARV

• ARV (median comp): $214,056
• List price: $102,000
• Delta: -52.35%
• 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
56 Ballantyne Brae	0.03mi	3/1.5	1,736 (+10%)	8mo	$234,500	$135	73
12 Rose Pl	0.49mi	3/1.5	1,616 (+2%)	5mo	$185,600	$115	67
90 Ballantyne Brae	0.19mi	2/2.0 (-1)	1,428 (-9%)	1mo	$284,000	$199	65
101 Barton St	0.44mi	4/1.5 (+1)	1,560 (-1%)	7mo	$185,000	$119	65
1803 Baker Ave	0.54mi	3/2.0	1,638 (+4%)	1mo	$223,000	$136	63
121 Lynch Ave	0.62mi	4/1.0 (+1)	1,560 (-1%)	2mo	$120,000	$77	63
804 Symonds Pl	0.46mi	4/1.5 (+1)	1,661 (+5%)	4mo	$180,000	$108	59
1913 Bradford Ave	0.36mi	4/1.0 (+1)	1,440 (-9%)	6mo	$206,700	$144	59
5 Patricia Ct	0.44mi	3/1.5	1,420 (-10%)	5mo	$295,000	$208	57
103 Dryden Ave	0.51mi	4/1.5 (+1)	1,658 (+5%)	7mo	$130,000	$78	54
140 Proctor Blvd	0.29mi	4/2.0 (+1)	1,800 (+14%)	3mo	$287,000	$159	52
803 Mildred Ave	0.48mi	4/2.0 (+1)	1,423 (-10%)	2mo	$115,000	$81	51

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: 61.2%
• Equity multiple: 5.45×
• Total profit: $126,987
• Equity at exit: $91,890

10-year hold

• IRR: 54.7%
• Equity multiple: 12.13×
• Total profit: $317,882
• Equity at exit: $198,164

Cash invested: $28,560 (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: 3.7×

Monthly cashflow live

• Estimated rent: $2,316 medium
• Mortgage (P&I): −$535
• Tax from tax record: −$131 /mo · $1,573/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$486
• Net cashflow: $1,121

Break-even live

Break-even rent $897

Max offer price $102,000

Occupancy floor 47%

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: $25,500
• Closing costs: $3,060
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	0.55mi
1503 Fox Pl Utica, NY	3.0	1.0	1119	$2,000	$1.79	43d	1	0.87mi
225 Thieme Pl Utica, NY	3.0	2.0	1872	$2,150	$1.15	43d	1	1.17mi

Listing history 17 events

1. 2026-06-19
   days on market $102,000 Active 57 DOM
2. 2026-06-18
   days on market $102,000 Active 56 DOM
3. 2026-06-17
   days on market $102,000 Active 55 DOM
4. 2026-06-16
   days on market $102,000 Active 54 DOM
5. 2026-06-15
   days on market $102,000 Active 53 DOM
6. 2026-06-14
   days on market $102,000 Active 51 DOM
7. 2026-06-13
   days on market $102,000 Active 50 DOM
8. 2026-06-10
   days on market $102,000 Active 48 DOM
9. 2026-06-09
   days on market $102,000 Active 47 DOM
10. 2026-06-08
    days on market $102,000 Active 46 DOM
11. 2026-06-07
    days on market $102,000 Active 45 DOM
12. 2026-06-03
    days on market $102,000 Active 41 DOM
13. 2026-06-02
    days on market $102,000 Active 40 DOM
14. 2026-06-01
    days on market $102,000 Active 39 DOM
15. 2026-05-31
    days on market $102,000 Active 38 DOM
16. 2026-05-30
    days on market $102,000 Active 37 DOM
17. 2026-04-22
    listed $106,900 Active 511-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: $1,573 · $131/mo
• Projected year-2 tax: $1,648 · $137/mo
• Expected delta: +$75/yr (+$6/mo · 4.8%)

ⓘ 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 ≥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: $27,790
• − Mortgage interest: −$5,714
• − Property taxes: −$1,573
• − Insurance: −$510
• − Repairs & maintenance: −$2,223
• − Management: −$2,223
• − Depreciation: −$2,967
• Taxable income: $12,580
• Est. tax owed @ 24.0%: −$3,019
• After-tax cash flow: $10,433/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

-4.6% since first listed

2 events — show timeline

• 2026-05-27 Price Changed $102,000 CNYIS
• 2026-04-22 Listed $106,900 CNYIS

Property tax history

+5.8%/yr

Latest (2025): $1,573 · +13.8% YoY. Source: county tax records.