104 Dryden Ave · Utica, NY 13502

$235,000

3 bd · 1.5 ba · 2,180 sqft · SingleFamily public records · 5 Days on market

Built 1919 4,000 sqft lot Est $312k · 25% 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 +22.9/30.0
• ARV discount +15.0/15.0
• DSCR +7.4/10.0
• 1% rule +5.5/10.0
• 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

Meticulous modern 4 Bed. , 2 Bath Colonial. Numerous updates throughout. Formal Dining Rm, Liv. Rm w/ fireplace, Master Bed. w/ attached retreat/sitting area. Extremely well maintained. Spacious rooms & plenty of storage. Full Attic w/ expansion potential. Just what you have been waiting for.

Key facts

• Hardwood flooring
• Formal dining room
• Oversized foyer

Tags

• OVERSIZED FOYER
• FRENCH DOORS
• FIREPLACED LIVING ROOM
• FORMAL DINING ROOM
• ABUNDANT NATURAL LIGHT
• HARDWOOD FLOORING

Property features AI

Exterior

• Parking: Detached garage; 1 garage space
• Utilities: Public water connected; Sewer connected; Electric service with circuit breakers
• Home design: Two-story existing home; Vinyl siding; Shingle roof; Stone foundation; Resale property
• Construction: Vinyl siding construction; Shingle roof; Stone foundation; Built (existing)
• Exterior features: Blacktop driveway; Play structure; Rectangular residential lot (40 x 100, approximately 0.0918 acres); City street frontage

Interior

• Kitchen: Gas oven; Gas range; Microwave; Dishwasher; Refrigerator
• Bedrooms: Total of 9 rooms (includes living areas)
• Flooring: Carpet; Hardwood; Varied flooring
• Bathrooms: 2 full bathrooms; 1 main-level bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Ceiling fan(s); Separate formal dining room; Separate formal living room; Full basement
• Laundry & utility: Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $413 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $235k).

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: 150 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d 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 $2,467/mo this rent would consume 51% of the median local household income ($58k/yr) (locally 1604% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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.
• 2 sale attempts since 12y 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 $103k; list at $235k implies a 127% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1919 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $235,000

Questions for the listing agent

1. Built in 1919 — 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. 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.
6. 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.
7. 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: 1.05% ✓
• Cap rate: 8.40%
• Cash-on-cash: 7.53%
• DSCR: 1.34
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $311,740
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
117 Proctor Blvd	0.34mi	4/1.5 (+1)	2,012 (-8%)	10mo	$360,000	$179	58
102 Hartford Pl	0.59mi	3/1.5	2,038 (-6%)	8mo	$269,900	$132	55
2210 Douglas Cres	0.51mi	3/2.5	2,372 (+9%)	5mo	$350,000	$148	54
171 Proctor Blvd	0.56mi	4/1.5 (+1)	2,106 (-3%)	12mo	$210,000	$100	54
2219 Douglas Cres	0.50mi	3/1.5	1,888 (-13%)	3mo	$360,000	$191	52
119 Eastwood Ave	0.59mi	3/1.5	2,031 (-7%)	12mo	$365,000	$180	51
109 Patricia Ln	0.46mi	4/2.5 (+1)	2,293 (+5%)	12mo	$368,000	$160	51
2642 Remington Rd	0.75mi	4/3.0 (+1)	2,142 (-2%)	2mo	$305,000	$142	50
18 Geer Ave	0.60mi	4/1.5 (+1)	2,340 (+7%)	8mo	$335,000	$143	48
2 Cromwell Pl	0.37mi	4/1.5 (+1)	1,890 (-13%)	12mo	$186,500	$99	46
23 Bonnie Brae	0.63mi	4/2.0 (+1)	2,330 (+7%)	9mo	$270,000	$116	45
806 Mildred Ave	0.61mi	4/1.5 (+1)	1,974 (-9%)	11mo	$210,000	$106	42

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: -4.8%
• Equity multiple: 0.82×
• Total profit: $-11,794
• Equity at exit: $35,039

10-year hold

• IRR: 4.9%
• Equity multiple: 1.36×
• Total profit: $23,531
• Equity at exit: $20,319

Cash invested: $65,800 (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: 7.9×

Monthly cashflow live

• Estimated rent: $2,467 medium
• Mortgage (P&I): −$1,232
• Tax from tax record: −$206 /mo · $2,469/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$518
• Net cashflow: $413

Break-even live

Break-even rent $1,944

Max offer price $235,000

Occupancy floor 78%

Sensitivity live

Price	-10% $546	-5% $479	+0% $413	+5% $346	+10% $280
Rent	-10% $218	-5% $316	+0% $413	+5% $510	+10% $608
Rate	-1.0pp $531	-0.5pp $473	base $413	+0.5pp $352	+1.0pp $290

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
225 Thieme Pl Utica, NY	3.0	2.0	1872	$2,150	$1.15	45d	1	0.77mi
1804 Storrs Ave Utica, NY	3.0	1.5	1633	$3,000	$1.84	45d	1	0.96mi
26 Paris Rd New Hartford, NY	2.0	1.0	2280	$1,800	$0.79	45d	1	1.30mi
11 Sanger Ave New Hartford, NY	3.0	2.5	1852	$3,750	$2.02	45d	1	1.34mi

Listing history 4 events

1. 2026-05-21
   listed $235,000 Active
2. 2015-01-23
   soldstatus $103,350 299-char remark

   Show marketing remark (299 chars)

   Meticulous modern 4 Bed. , 2 Bath Colonial. Numerous updates throughout. Formal Dining Rm, Liv. Rm w/ fireplace, Master Bed. w/ attached retreat/sitting area. Extremely well maintained. Spacious rooms & plenty of storage. Full Attic w/ expansion potential. Just what you have been waiting for.

3. 2015-01-09
   soldstatus $97,500
4. 2014-04-24
   listed $104,900 299-char remark

   Show marketing remark (299 chars)

   Meticulous modern 4 Bed. , 2 Bath Colonial. Numerous updates throughout. Formal Dining Rm, Liv. Rm w/ fireplace, Master Bed. w/ attached retreat/sitting area. Extremely well maintained. Spacious rooms & plenty of storage. Full Attic w/ expansion potential. Just what you have been waiting for.

ⓘ 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: $2,469 · $206/mo
• Projected year-2 tax: $3,220 · $268/mo
• Expected delta: +$751/yr (+$63/mo · 30.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,605
• − Mortgage interest: −$13,164
• − Property taxes: −$2,469
• − Insurance: −$1,175
• − Repairs & maintenance: −$2,368
• − Management: −$2,368
• − Depreciation: −$6,836
• Taxable income: $1,224
• Est. tax owed @ 24.0%: −$294
• After-tax cash flow: $4,662/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

+124.0% since first listed

4 events — show timeline

• 2026-05-21 Listed $235,000 CNYIS
• 2015-01-23 Sold (MLS) $103,350 CNYIS
• 2015-01-09 Sold (Public Records) $97,500 Public Records
• 2014-04-24 Listed $104,900 CNYIS

Property tax history

+2.8%/yr

Latest (2025): $2,469 · +8.4% YoY. Source: county tax records.