425 Larchmont Ave · Utica, NY 13502

$195,000

3 bd · 1.0 ba · 1,344 sqft · SingleFamily public records · 100 Days on market

Built 1926 5,625 sqft lot Est $239k · 18% under

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Why this score? — see what drove the C 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 +20.9/30.0
• ARV discount +15.0/15.0
• DSCR +6.6/10.0
• 1% rule +5.3/10.0
• Livability +4.0/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Perfect turn key 3bed/1bath home with many newer updates including furnace, hot water heater, windows and refinished hardwoods. The kitchen features beautiful cherry cabinetry and the back porch is screened in. Sits on a double lot and is fenced in, perfect for kids and pets.

Key facts

• Functional kitchen
• Formal dining room
• Detached garage

Tags

• DETACHED GARAGE
• FULLY FENCED BACKYARD
• ADDITIONAL INCLUDED LOT
• FUNCTIONAL KITCHEN
• FORMAL DINING ROOM
• WOOD-BURNING FIREPLACE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $270 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $195k).
• Recommended offer: $177k (9.0% below list) — sets the bar for market timing.

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: General Herkimer Elementary School (math 29% / reading 42%, grade F, #1,566 of 2,108 statewide, top 74%, 597 students, 76% 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) — zoned schools at 76% FRL track the district average.
• Market conditions: 150 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 204 units permitted in Oneida County in 2024 (68 in 5+ unit buildings).
• This rent runs 41% of the median local income ($58k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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.

Negotiation context

• It's been on market 100 days — a 9% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 24y ago; this cycle's ask has dropped $20k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $117k; list at $195k implies a 67% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $177,450 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1926 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.03% ✓
• Cap rate: 7.95%
• Cash-on-cash: 5.93%
• DSCR: 1.26
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $239,232
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
425 Larchmont Ave	0.00mi	3/1.0	1,344 (0%)	0mo	$185,000	$138	100
411 Van Roen Rd	0.14mi	2/1.0 (-1)	1,250 (-7%)	1mo	$195,000	$156	76
440 Van Dyke Rd	0.30mi	3/1.0	1,408 (+5%)	4mo	$210,000	$149	75
222 Deerfield Dr E	0.34mi	3/1.0	1,376 (+2%)	7mo	$233,000	$169	74
459 Euclid Rd	0.30mi	4/1.5 (+1)	1,357 (+1%)	7mo	$280,000	$206	72
411 Linda View Ln	0.23mi	3/2.0	1,456 (+8%)	3mo	$400,100	$275	69
439 Van Dyke Rd	0.29mi	3/2.5	1,398 (+4%)	8mo	$295,000	$211	68
713 Deerfield Dr E	0.39mi	3/1.0	1,236 (-8%)	8mo	$215,000	$174	62
733 Deerfield Dr E	0.51mi	3/2.0	1,430 (+6%)	4mo	$255,000	$178	58
448 Van Roen Rd	0.30mi	3/2.0	1,500 (+12%)	7mo	$262,000	$175	56
459 Elmdale Ave	0.48mi	3/2.0	1,232 (-8%)	8mo	$300,000	$244	53
102 Hedgewood Pl	0.56mi	4/2.0 (+1)	1,500 (+12%)	7mo	$271,000	$181	39

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: -7.1%
• Equity multiple: 0.74×
• Total profit: $-14,405
• Equity at exit: $29,075

10-year hold

• IRR: 2.5%
• Equity multiple: 1.18×
• Total profit: $9,615
• Equity at exit: $16,860

Cash invested: $54,600 (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 13502

• Home prices YoY: -12.1%
• Active inventory: 150
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,000 medium
• Mortgage (P&I): −$1,023
• Tax from tax record: −$206 /mo · $2,476/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $270

Break-even live

Break-even rent $1,658

Max offer price $195,000

Occupancy floor 82%

Sensitivity live

Price	-10% $380	-5% $325	+0% $270	+5% $215	+10% $159
Rent	-10% $112	-5% $191	+0% $270	+5% $349	+10% $428
Rate	-1.0pp $368	-0.5pp $319	base $270	+0.5pp $219	+1.0pp $168

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	45d	6	0.62mi

Listing history 25 events

1. 2026-06-09
   status $195,000 Pending 100 DOM
2. 2026-06-08
   days on market $195,000 Active Under Contract 100 DOM
3. 2026-06-07
   days on market $195,000 Active Under Contract 99 DOM
4. 2026-06-03
   days on market $195,000 Active Under Contract 95 DOM
5. 2026-06-02
   days on market $195,000 Active Under Contract 94 DOM
6. 2026-06-01
   days on market $195,000 Active Under Contract 93 DOM
7. 2026-05-31
   days on market $195,000 Active Under Contract 92 DOM
8. 2026-05-30
   days on market $195,000 Active Under Contract 91 DOM
9. 2026-04-12
   historical Active Under Contract
10. 2026-04-05
    price $195,000
11. 2026-03-22
    price $205,000
12. 2026-02-28
    listed $215,000 Active
13. 2017-08-11
    soldstatus $117,000 276-char remark

    Show marketing remark (276 chars)

    Perfect turn key 3bed/1bath home with many newer updates including furnace, hot water heater, windows and refinished hardwoods. The kitchen features beautiful cherry cabinetry and the back porch is screened in. Sits on a double lot and is fenced in, perfect for kids and pets.

14. 2017-08-11
    soldstatus $117,000

    Show marketing remark (276 chars)

    Perfect turn key 3bed/1bath home with many newer updates including furnace, hot water heater, windows and refinished hardwoods. The kitchen features beautiful cherry cabinetry and the back porch is screened in. Sits on a double lot and is fenced in, perfect for kids and pets.

15. 2017-05-08
    listed $124,900 276-char remark

    Show marketing remark (276 chars)

    Perfect turn key 3bed/1bath home with many newer updates including furnace, hot water heater, windows and refinished hardwoods. The kitchen features beautiful cherry cabinetry and the back porch is screened in. Sits on a double lot and is fenced in, perfect for kids and pets.

16. 2012-10-19
    soldstatus $106,000 274-char remark

    Show marketing remark (274 chars)

    NEW PRICE! Pride of ownership throughout this light filled North Utica 3BD home. Cherry kitchen, granite counters. Hardwoods. Lots of updates. Newer roof, windows and furnace. Screened in porch. Fenced yard. Double lot. Sidewalk. Great location. All this and a great price!!

17. 2012-10-19
    soldstatus $106,000

    Show marketing remark (274 chars)

    NEW PRICE! Pride of ownership throughout this light filled North Utica 3BD home. Cherry kitchen, granite counters. Hardwoods. Lots of updates. Newer roof, windows and furnace. Screened in porch. Fenced yard. Double lot. Sidewalk. Great location. All this and a great price!!

18. 2012-10-19
    listed $109,900

    Show marketing remark (274 chars)

    NEW PRICE! Pride of ownership throughout this light filled North Utica 3BD home. Cherry kitchen, granite counters. Hardwoods. Lots of updates. Newer roof, windows and furnace. Screened in porch. Fenced yard. Double lot. Sidewalk. Great location. All this and a great price!!

19. 2012-04-19
    historical

    Show marketing remark (274 chars)

    NEW PRICE! Pride of ownership throughout this light filled North Utica 3BD home. Cherry kitchen, granite counters. Hardwoods. Lots of updates. Newer roof, windows and furnace. Screened in porch. Fenced yard. Double lot. Sidewalk. Great location. All this and a great price!!

20. 2012-04-19
    listed $109,900 274-char remark

    Show marketing remark (274 chars)

    NEW PRICE! Pride of ownership throughout this light filled North Utica 3BD home. Cherry kitchen, granite counters. Hardwoods. Lots of updates. Newer roof, windows and furnace. Screened in porch. Fenced yard. Double lot. Sidewalk. Great location. All this and a great price!!

21. 2012-01-26
    listed $114,900
22. 2006-08-15
    soldstatus $112,500
23. 2002-07-15
    soldstatus $63,000
24. 2002-07-15
    soldstatus $63,000
25. 2002-05-05
    listed $69,900

ⓘ 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: $2,476 · $206/mo
• Projected year-2 tax: $2,886 · $240/mo
• Expected delta: +$410/yr (+$34/mo · 16.6%)

ⓘ 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 2/10 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: $24,000
• − Mortgage interest: −$10,923
• − Property taxes: −$2,476
• − Insurance: −$975
• − Repairs & maintenance: −$1,920
• − Management: −$1,920
• − Depreciation: −$5,673
• Taxable income: $113
• Est. tax owed @ 24.0%: −$27
• After-tax cash flow: $3,211/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): 34,037
• Household income: $57,835
• Rent vs Own: 40.8% rent · 59.2% own
• Severe rent burden: 1604.0

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: 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%

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

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

+179.0% since first listed

17 events — show timeline

• 2026-04-12 Contingent — CNYIS
• 2026-04-05 Price Changed $195,000 CNYIS
• 2026-03-22 Price Changed $205,000 CNYIS
• 2026-02-28 Listed $215,000 CNYIS
• 2017-08-11 Sold (Public Records) $117,000 Public Records
• 2017-08-11 Sold (MLS) $117,000 CNYIS
• 2017-05-08 Listed $124,900 CNYIS
• 2012-10-19 Listed $109,900 CNYIS
• 2012-10-19 Sold (MLS) $106,000 CNYIS
• 2012-10-19 Sold (MLS) $106,000 CNYIS
• 2012-04-19 Listed $109,900 CNYIS
• 2012-04-19 Listing Removed — CNYIS
• 2012-01-26 Listed $114,900 CNYIS
• 2006-08-15 Sold (Public Records) $112,500 Public Records
• 2002-07-15 Sold (Public Records) $63,000 Public Records
• 2002-07-15 Sold (MLS) $63,000 CNYIS
• 2002-05-05 Listed $69,900 CNYIS

Property tax history

+3.9%/yr

Latest (2025): $2,476 · +5.6% YoY. Source: county tax records.