27 Meadowbrook Dr · Utica, NY 13413

$279,900

3 bd · 2.0 ba · 1,691 sqft · SingleFamily public records · 5 Days on market

Built 1982 0.33 ac lot Est $340k · 18% under

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Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Cash flow +8.0/30.0
• Schools +6.1/10.0
• Livability +4.0/5.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity, space, and summer-ready outdoor living all come together at 27 Meadowbrook Dr. This affordable 4-bedroom, 2-bath New Hartford tri-level offers multiple living areas, a flexible layout, and the kind of square footage that gives you room to grow, work, relax, or entertain. The lower level adds valuable bonus space, while the attached garage brings everyday convenience. Outside, the fenced in-ground pool, deck area, and spacious yard create the perfect setup for enjoying the warmer months. Set on a neighborhood street in a desirable New Hartford location, this well-maintained home has been lovingly cared for for over 40 years and is ready for its next owner to bring fresh ideas an

Key facts

• Deck area
• Spacious yard
• In-ground pool

Tags

• IN-GROUND POOL
• DECK AREA
• SPACIOUS YARD
• FLEXIBLE LAYOUT
• MULTIPLE LIVING AREAS
• VALUABLE BONUS SPACE

Property features AI

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water (connected); Sewer connected
• Home design: 3-story home; Resale property; Vinyl siding
• Construction: Built previously (existing); Block foundation
• Exterior features: Blacktop driveway; Deck; Fully fenced yard; Private yard; In-ground pool; See remarks

Interior

• Kitchen: Free-standing range; Oven; Refrigerator; Eat-in kitchen
• Bedrooms: Total rooms: 12
• Flooring: Carpet; Varied flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric baseboard heating
• Interior features: Den; Eat-in kitchen; Primary bedroom with private bath; Finished basement; Recreation room; Sitting room; Sunroom; Family room
• Laundry & utility: Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $-287 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $229k (18.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $223k (20.2% below list).
• Recommended offer: $223k (20.2% below list) — sets the bar for 1% rule.
• Cap rate 5.1% vs local median 7.7% in Utica — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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.
• New Hartford Central School District (suburban): math 65% / reading 76% proficiency, ranked #128 of 590 in NY (top 22%) — strong family-tenant draw, lease renewals of 3-5y typical; only 9% free/reduced lunch — higher-income household profile.
• Market conditions: 100 active listings in the ZIP; solid renter incomes; 204 units permitted in Oneida County in 2024 (68 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $223,430 (20.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.80% ✗
• Cap rate: 5.06%
• Cash-on-cash: -4.39%
• DSCR: 0.80
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $339,891
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
31 Meadowbrook Dr	0.04mi	4/2.0 (+1)	1,544 (-9%)	3mo	$400,000	$259	76
14 Meadowbrook Dr	0.13mi	4/2.5 (+1)	1,755 (+4%)	14mo	$352,000	$201	69
4 Lindale Ave	0.57mi	3/2.0	1,840 (+9%)	20mo	$340,000	$185	42
518 Higby Rd	0.71mi	4/2.0 (+1)	1,828 (+8%)	24mo	$310,000	$170	28

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: -23.7%
• Equity multiple: 0.19×
• Total profit: $-63,499
• Equity at exit: $41,734

10-year hold

• IRR: -18.5%
• Equity multiple: 0.00×
• Total profit: $-78,363
• Equity at exit: $24,201

Cash invested: $78,372 (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 13413

• Active inventory: 100
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,234 medium
• Mortgage (P&I): −$1,468
• Tax from tax record: −$467 /mo · $5,606/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$469
• Net cashflow: $-287

Break-even live

Break-even rent $2,597

Max offer price $229,283

Occupancy floor —

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: $69,975
• Closing costs: $8,397
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-10
   status $279,900 Pending 5 DOM
2. 2026-06-09
   days on market $279,900 Active 5 DOM
3. 2026-06-08
   days on market $279,900 Active 4 DOM
4. 2026-06-07
   days on market $279,900 Active 3 DOM
5. 2026-06-05
   remarks 699-char remark
6. 2026-06-05
   listed $279,900 Active 1 DOM

ⓘ 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: $5,606 · $467/mo
• Projected year-2 tax: $5,606 · $467/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 2/10 Low 7 d/yr ≥93°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: $26,812
• − Mortgage interest: −$15,679
• − Property taxes: −$5,606
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,145
• − Management: −$2,145
• − Depreciation: −$8,143
• Taxable loss: −$8,305
• Est. tax savings @ 24.0%: +$1,993
• After-tax cash flow: $-1,445/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: New Hartford Central School District
• NCES district ID: 3620370
• Math proficiency: 65% ▼ -7.00%
• Reading proficiency: 76% ▲ 5.00%
• Median HH income: $67,028
• Composite: 61.37/100
• National rank: #769
• State rank: #128 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

• County: Oneida County · 89,710 people
• City population: 72,968
• Metro: Utica-Rome, NY
• Population (ZIP): 16,742
• Household income: $95,261
• Rent vs Own: 23.0% rent · 77.0% own
• Severe rent burden: 395.0

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 (88%)
• Race & ethnicity: White 88% Asian 4% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Romanian 8% Lithuanian 4% Subsaharan African 3%
• Foreign-born: 11% · Vietnam, China, Canada
• Languages at home: 86% English-only · Other Indo-European 4% Other Asian/Pacific 3% Russian/Polish/Slavic 2%

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: ▼ -210.17%
• Current HPI: 295.4235
• 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

1 event — show timeline

• 2026-06-04 Listed $279,900 CNYIS

Property tax history

+5.3%/yr

Latest (2025): $5,606 · +3.7% YoY. Source: county tax records.