816 Utica St · Fulton, NY 13069

$100,000

3 bd · 1.0 ba · 1,440 sqft · SingleFamily public records · 12 Days on market

Built 1900 0.25 ac lot Est $131k · 24% 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

Listing remarks

Charming 3-bedroom home lovingly owned by the same family for 26 years-ready for its next chapter! First-floor laundry. Outside, you’ll find a yard perfect for entertaining, gardening, or relaxing, along with two driveways — one on each side of the home — providing plenty of parking. The property also includes a detached 1-car garage plus three additional sheds. Home is being sold AS IS. This home offers plenty of potential for someone looking to make it their own.

Key facts

• Two driveways
• First-floor laundry
• Detached garage

Tags

• FIRST-FLOOR LAUNDRY
• YARD FOR ENTERTAINING
• TWO DRIVEWAYS
• DETACHED GARAGE
• THREE ADDITIONAL SHEDS

Property features AI

Exterior

• Parking: Detached garage; 1 garage space
• Utilities: Public water connected; Sewer connected
• Home design: Single-story; Existing (previously built) construction
• Construction: Wood siding; Blown-in insulation; Stone foundation
• Exterior features: Gravel driveway; See remarks

Interior

• Kitchen: Electric cooktop; Microwave; Dishwasher; Refrigerator
• Bedrooms: Total of 8 rooms (includes bedrooms and living spaces)
• Flooring: Hardwood; Luxury vinyl; Vinyl; Varies
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Steam heating; Heating present (see remarks)
• Interior features: Separate/formal dining room; Kitchen island; Full basement
• Laundry & utility: Main-level laundry; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $473 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Cap rate 12.0% 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; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 172 units permitted in Oswego County in 2024 (27 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($691 loan paydown + $7k 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 $28k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $37k; list at $100k implies a 170% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $100,000

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.58% ✓
• Cap rate: 11.97%
• Cash-on-cash: 20.27%
• DSCR: 1.90
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $131,040
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
117 S 7th St	0.16mi	3/1.0	1,347 (-6%)	2mo	$50,000	$37	80
609 Seneca St	0.28mi	3/1.0	1,381 (-4%)	2mo	$118,450	$86	79
1019 Emery St	0.27mi	3/1.5	1,419 (-2%)	7mo	$175,530	$124	77
524 Rochester St	0.25mi	4/2.0 (+1)	1,460 (+1%)	1mo	$80,000	$55	76
614 Utica St	0.19mi	4/1.0 (+1)	1,374 (-5%)	3mo	$25,000	$18	76
611 Erie St	0.33mi	3/1.5	1,320 (-8%)	1mo	$110,000	$83	68
10 N 8th St	0.18mi	3/2.0	1,316 (-9%)	7mo	$150,000	$114	68
871 Oneida St	0.27mi	4/1.5 (+1)	1,512 (+5%)	5mo	$172,000	$114	68
700 Fay St	0.67mi	3/1.0	1,448 (+1%)	4mo	$195,000	$135	65
407 State St	0.49mi	2/1.5 (-1)	1,380 (-4%)	2mo	$125,000	$91	62
229 S 12th St	0.46mi	2/1.0 (-1)	1,532 (+6%)	3mo	$25,000	$16	60
17 N 5th St	0.36mi	4/2.0 (+1)	1,650 (+15%)	7mo	$192,000	$116	44

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: 33.8%
• Equity multiple: 3.27×
• Total profit: $63,570
• Equity at exit: $67,643

10-year hold

• IRR: 30.9%
• Equity multiple: 6.81×
• Total profit: $162,573
• Equity at exit: $127,020

Cash invested: $28,000 (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: 5.3×

Monthly cashflow live

• Estimated rent: $1,585 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$213 /mo · $2,554/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $473

Break-even live

Break-even rent $986

Max offer price $100,000

Occupancy floor 65%

Sensitivity live

Price	-10% $530	-5% $501	+0% $473	+5% $445	+10% $416
Rent	-10% $348	-5% $410	+0% $473	+5% $536	+10% $598
Rate	-1.0pp $523	-0.5pp $498	base $473	+0.5pp $447	+1.0pp $421

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
303 S 5th St Fulton, NY	4.0	1.5	1800	$1,850	$1.03	14d	1	0.41mi
312 Utica St Fulton, NY	3.0	1.0	1060	$1,300	$1.23	14d	1	0.47mi
262 W 4th St S Unit 1 Fulton, NY	3.0	1.0	1316	$1,500	$1.14	44d	1	1.14mi

Listing history 7 events

1. 2026-06-07
   statusdays on market $100,000 Pending 12 DOM
2. 2026-06-02
   days on market $100,000 Active 10 DOM
3. 2026-06-01
   days on market $100,000 Active 9 DOM
4. 2026-05-31
   days on market $100,000 Active 8 DOM
5. 2026-05-30
   days on market $100,000 Active 7 DOM
6. 2026-05-23
   listed $100,000 Active
7. 2000-09-25
   soldstatus $37,000

ⓘ 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: $2,554 · $213/mo
• Projected year-2 tax: $2,554 · $213/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 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥95°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 0% 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: $19,017
• − Mortgage interest: −$5,602
• − Property taxes: −$2,554
• − Insurance: −$500
• − Repairs & maintenance: −$1,521
• − Management: −$1,521
• − Depreciation: −$2,909
• Taxable income: $4,409
• Est. tax owed @ 24.0%: −$1,058
• After-tax cash flow: $4,618/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
• 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

+170.3% since first listed

2 events — show timeline

• 2026-05-23 Listed $100,000 CNYIS
• 2000-09-25 Sold (Public Records) $37,000 Public Records

Property tax history

+4.3%/yr

Latest (2025): $2,554 · +3.1% YoY. Source: county tax records.