1150 Kossuth Ave · Utica, NY 13501

$49,900

5 bd · 2.0 ba · 2,140 sqft · MultiFamily public records · 1 Days on market

Built 1821 0.25 ac lot

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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 +15.0/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +4.0/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

Attention investors and savvy homebuyers! This large rehab-ready multi-family property is full of potential and ready for your vision. Whether you're looking for your next profitable flip or a long-term income-producing rental, this property offers an excellent opportunity. Conveniently located near shopping, dining, and everyday amenities, it also features a spacious yard with plenty of outdoor space. Ideal for an investor or owner-occupant willing to put in some sweat equity. Cash buyers only. Assignment of contract.

Key facts

• Spacious yard
• Outdoor space
• 0.25 acre lot

Tags

• SPACIOUS YARD
• OUTDOOR SPACE

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Duplex; 2,140 total living area
• Construction: Vinyl siding
• Exterior features: Quarter-acre lot

Interior

• Kitchen: Kitchen in each unit
• Bedrooms: Unit 1: 3 bedrooms (one on 1st level); Unit 2: 2 bedrooms (one on 2nd level)
• Bathrooms: Two full bathrooms (one on 1st level, one on 2nd level); Unit 1: 1 full bath; Unit 2: 1 full bath
• Heating & cooling: Forced air heating; Natural gas heating
• Interior features: Full basement
• Laundry & utility: Utilities: Public water and public sewer

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath multifamily listed at $50k.

Deal economics

• At list price, monthly cash flow is $2k ($27k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $50k).
• Cap rate 59.6% 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; 204 units permitted in Oneida County in 2024 (68 in 5+ unit buildings).
• At $3,301/mo this rent would consume 75% 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 $5k of equity ($345 loan paydown + $5k 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 $14k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 26y 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 $22k; list at $50k implies a 127% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1821 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $49,900

Questions for the listing agent

1. Built in 1821 — 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 6.62% ✓
• Cap rate: 59.63%
• Cash-on-cash: 190.49%
• DSCR: 9.48
• GRM: 1.3

CMA / ARV

• ARV (on-the-fly): $145,520
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1004 Rudolph Pl	0.31mi	6/2.0 (+1)	2,112 (-1%)	10mo	$145,000	$69	70
911 South St	0.21mi	6/2.0 (+1)	2,262 (+6%)	12mo	$150,000	$66	66
914 Eagle St	0.14mi	6/2.0 (+1)	2,400 (+12%)	5mo	$150,000	$63	64
1154 Leeds St	0.11mi	5/3.0	2,422 (+13%)	11mo	$228,000	$94	60
517 Jefferson Ave	0.67mi	5/2.5	2,192 (+2%)	4mo	$150,000	$68	59
810 South St	0.17mi	6/2.0 (+1)	2,452 (+15%)	8mo	$195,000	$80	56
1222 Mummery St	0.42mi	5/2.0	2,401 (+12%)	6mo	$195,000	$81	55
514 Mary St	0.68mi	5/2.0	2,096 (-2%)	13mo	$75,000	$36	54
1017 Smith Pl	0.25mi	6/2.0 (+1)	2,400 (+12%)	13mo	$110,000	$46	52
740 Jay St	0.69mi	4/2.0 (-1)	2,112 (-1%)	13mo	$142,000	$67	50
719 South St	0.27mi	6/2.0 (+1)	2,424 (+13%)	14mo	$170,000	$70	49
1418 Brinckerhoff Ave	0.72mi	6/2.0 (+1)	2,406 (+12%)	9mo	$105,001	$44	33

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: —
• Equity multiple: 13.06×
• Total profit: $168,513
• Equity at exit: $44,954

10-year hold

• IRR: —
• Equity multiple: 28.58×
• Total profit: $385,313
• Equity at exit: $96,945

Cash invested: $13,972 (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: 2.5×

Monthly cashflow live

• Estimated rent: $3,301 high
• Mortgage (P&I): −$262
• Tax from tax record: −$107 /mo · $1,289/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$693
• Net cashflow: $2,218

Break-even live

Break-even rent $494

Max offer price $49,900

Occupancy floor 28%

Sensitivity live

Price	-10% $2,246	-5% $2,232	+0% $2,218	+5% $2,204	+10% $2,190
Rent	-10% $1,957	-5% $2,088	+0% $2,218	+5% $2,348	+10% $2,479
Rate	-1.0pp $2,243	-0.5pp $2,231	base $2,218	+0.5pp $2,205	+1.0pp $2,192

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,300
Total (2 units)			$3,301

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-09
   status $49,900 Pending 1 DOM
2. 2026-06-09
   remarks 524-char remark
3. 2026-06-09
   listed $49,900 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: $1,289 · $107/mo
• Projected year-2 tax: $1,289 · $107/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 3/10 Moderate 7 d/yr ≥95°F today · 17 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: $39,612
• − Mortgage interest: −$2,795
• − Property taxes: −$1,289
• − Insurance: −$250
• − Repairs & maintenance: −$3,169
• − Management: −$3,169
• − Depreciation: −$1,452
• Taxable income: $27,489
• Est. tax owed @ 24.0%: −$6,597
• After-tax cash flow: $20,017/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

+13.7% since first listed

10 events — show timeline

• 2026-06-08 Listed $49,900 Global MLS
• 2009-01-16 Sold (Public Records) $22,000 Public Records
• 2007-12-22 Listing Removed — CNYIS
• 2007-06-25 Listed $59,900 CNYIS
• 2004-11-21 Listing Removed — CNYIS
• 2004-05-25 Listed $54,900 CNYIS
• 2003-12-20 Listing Removed — CNYIS
• 2003-06-23 Listed $64,900 CNYIS
• 2001-02-20 Sold (MLS) $36,040 CNYIS
• 2000-08-23 Listed $43,900 CNYIS

Property tax history

+3.4%/yr

Latest (2025): $1,289 · -0.4% YoY. Source: county tax records.