10 Grant St · Utica, NY 13501

$287,900

4 bd · 1.5 ba · 1,865 sqft · SingleFamily public records · 6 Days on market

Built 1925 6,900 sqft lot Est $198k · 46% over

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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).

• Cash flow +14.5/30.0
• Appreciation +10.0/10.0
• DSCR +4.4/10.0
• Livability +4.0/5.0
• 1% rule +3.2/10.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks

Completely remodeled South Utica corner lot home. Move right in. Home features new stainless steel island style kitchen with new cabinets, flooring, + fixtures. Expansive style layout with trey ceilings and recessed lighting. Enjoy your new spa like main bathroom with walk-in shower and soaking tub. New windows, flooring, + lighting. Just know that your exterior is complete with new roof, siding, + windows. Enjoy your new private fenced in backyard with new vinyl fencing. Remodeled garage + porches. Like we said, pack your bags and move right into this fantastic South Utica opportunity. Your new home awaits!!!

Key facts

• Soaking tub
• New vinyl fencing
• Walk-in shower

Tags

• SPA LIKE MAIN BATHROOM
• WALK-IN SHOWER
• SOAKING TUB
• PRIVATE FENCED IN BACKYARD
• NEW VINYL FENCING
• REMODELED GARAGE

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $288k.

Deal economics

• At list price, monthly cash flow is $63 ($759/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $235k (18.3% below list).
• Recommended offer: $235k (18.3% below list) — sets the bar for 1% rule.

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 $2,351/mo this rent would consume 54% 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 $31k of equity ($2k loan paydown + $29k 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 $81k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$49k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 4y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $169k; list at $288k implies a 70% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $235,121 (18.3% below list)

Questions for the listing agent

1. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.82% ✗
• Cap rate: 6.56%
• Cash-on-cash: 0.94%
• DSCR: 1.04
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $197,690
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
119 Pleasant St	0.29mi	4/1.5	1,913 (+3%)	2mo	$192,500	$101	80
1548 Kemble St	0.30mi	4/2.0	1,906 (+2%)	14mo	$180,200	$95	69
18 Avery Pl	0.20mi	4/2.0	1,694 (-9%)	9mo	$200,000	$118	66
1628 Miller St	0.61mi	4/1.0	1,900 (+2%)	7mo	$55,000	$29	60
1803 Baker Ave	0.32mi	3/2.0 (-1)	1,638 (-12%)	1mo	$223,000	$136	57
806 Mildred Ave	0.57mi	4/1.5	1,974 (+6%)	11mo	$210,000	$106	55
804 Symonds Pl	0.61mi	4/1.5	1,661 (-11%)	4mo	$180,000	$108	50
12 Rose Pl	0.45mi	3/1.5 (-1)	1,616 (-13%)	5mo	$185,600	$115	47
28 Prospect St	0.73mi	4/1.5	1,703 (-9%)	9mo	$163,500	$96	44
1214 Noyes St	0.71mi	5/2.0 (+1)	1,750 (-6%)	9mo	$125,000	$71	42
1420 Lenox Ave	0.58mi	5/2.0 (+1)	2,058 (+10%)	8mo	$150,000	$73	42
225 Pleasant St	0.65mi	3/2.0 (-1)	1,600 (-14%)	11mo	$187,620	$117	30

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: 24.9%
• Equity multiple: 2.99×
• Total profit: $160,741
• Equity at exit: $259,363

10-year hold

• IRR: 22.0%
• Equity multiple: 6.83×
• Total profit: $470,020
• Equity at exit: $559,326

Cash invested: $80,612 (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: 10.2×

Monthly cashflow live

• Estimated rent: $2,351 medium
• Mortgage (P&I): −$1,510
• Tax from tax record: −$164 /mo · $1,974/yr
• Insurance: −$120
• HOA: −$0
• Vacancy / Maint / Mgmt: −$494
• Net cashflow: $63

Break-even live

Break-even rent $2,271

Max offer price $287,900

Occupancy floor 92%

Sensitivity live

Price	-10% $226	-5% $145	+0% $63	+5% $-18	+10% $-100
Rent	-10% $-123	-5% $-30	+0% $63	+5% $156	+10% $249
Rate	-1.0pp $208	-0.5pp $136	base $63	+0.5pp $-11	+1.0pp $-87

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: $71,975
• Closing costs: $8,637
• 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	44d	1	0.35mi
1642 Taylor Ave #1644 Utica, NY	3.0	1.0	2600	$1,650	$0.63	44d	1	0.93mi
1124 Dudley Ave Unit 1 Utica, NY	3.0	1.0	1300	$1,400	$1.08	44d	1	1.12mi

Listing history 13 events

1. 2026-03-05
   status Pending
2. 2026-02-27
   listed $287,900 Active
3. 2026-02-21
   historical
4. 2025-11-21
   listed $294,900 Active
5. 2025-10-08
   historical
6. 2025-08-07
   price $299,900
7. 2025-07-08
   listed $325,000 Active
8. 2023-10-31
   soldstatus $169,000
9. 2023-02-28
   historical
10. 2022-11-09
    listed $169,000 Active
11. 2022-09-21
    historical
12. 2022-08-29
    listed $200,000 Active
13. 2002-09-30
    soldstatus $14,000

ⓘ 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: $1,974 · $164/mo
• Projected year-2 tax: $3,420 · $285/mo
• Expected delta: +$1,446/yr (+$120/mo · 73.2%)

ⓘ 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 · 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: $28,215
• − Mortgage interest: −$16,127
• − Property taxes: −$1,974
• − Insurance: −$1,440
• − Repairs & maintenance: −$2,257
• − Management: −$2,257
• − Depreciation: −$8,375
• Taxable loss: −$4,215
• Est. tax savings @ 24.0%: +$1,012
• After-tax cash flow: $1,771/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

+1956.4% since first listed

13 events — show timeline

• 2026-03-05 Pending — CNYIS
• 2026-02-27 Listed $287,900 CNYIS
• 2026-02-21 Listing Removed — CNYIS
• 2025-11-21 Listed $294,900 CNYIS
• 2025-10-08 Listing Removed — CNYIS
• 2025-08-07 Price Changed $299,900 CNYIS
• 2025-07-08 Listed $325,000 CNYIS
• 2023-10-31 Sold (Public Records) $169,000 Public Records
• 2023-02-28 Listing Removed — CNYIS
• 2022-11-09 Listed $169,000 CNYIS
• 2022-09-21 Listing Removed — WNYREIS
• 2022-08-29 Listed $200,000 WNYREIS
• 2002-09-30 Sold (Public Records) $14,000 Public Records

Property tax history

+3.4%/yr

Latest (2025): $1,974 · -0.4% YoY. Source: county tax records.