812 Watson Pl · Utica, NY 13502

$109,900

2 bd · 1.0 ba · 960 sqft · SingleFamily public records · 7 Days on market

Built 1920 4,000 sqft lot Est $131k · 16% under

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Why this score? — see what drove the B- 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 +26.4/30.0
• ARV discount +14.6/15.0
• DSCR +9.0/10.0
• 1% rule +6.5/10.0
• 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

Great opportunity for a first home. This 2-3 bedroom 1 bath Bungalow is priced to sell. Make it yours and add your finishing touches. .

Key facts

• 4,000 sq ft lot
• 2 garage spots
• Built 1920

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water (connected); Sewer connected
• Home design: Single-story existing home
• Construction: Aluminum siding; Block foundation
• Exterior features: Covered porch; Blacktop driveway; Rectangular residential lot (approx. 40 x 100), city street frontage

Interior

• Kitchen: Electric oven; Electric range
• Bedrooms: Three main-level bedrooms
• Flooring: Ceramic tile; Hardwood; Varies
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Kitchen island; Full basement
• Laundry & utility: Laundry located in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $289 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Cap rate 9.4% vs local median 7.7% in Utica — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 11 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $760 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 17y 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 $53k; list at $110k implies a 107% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $109,900

Questions for the listing agent

1. Built in 1920 — 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: 1.15% ✓
• Cap rate: 9.44%
• Cash-on-cash: 11.25%
• DSCR: 1.50
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $130,560
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1212 Oak St	0.34mi	2/1.0	973 (+1%)	6mo	$26,000	$27	77
1206 Oak St	0.31mi	3/1.0 (+1)	966 (+1%)	16mo	$143,100	$148	66
1222 Oswego St	0.35mi	3/1.0 (+1)	1,032 (+8%)	3mo	$125,500	$122	64
1317 Butternut St	0.42mi	3/1.0 (+1)	912 (-5%)	7mo	$183,000	$201	62
813 Mulberry St	0.17mi	3/1.0 (+1)	1,025 (+7%)	22mo	$80,000	$78	57
1570 Delaware Ave	0.40mi	3/2.0 (+1)	960 (0%)	20mo	$207,000	$216	56
818 Waverly Pl	0.05mi	3/1.0 (+1)	1,066 (+11%)	22mo	$53,000	$50	56
1302 Noyes St	0.44mi	3/1.0 (+1)	1,026 (+7%)	14mo	$138,500	$135	51
1325 Oswego St	0.46mi	3/1.5 (+1)	1,008 (+5%)	15mo	$137,000	$136	51
1305 Butternut St	0.37mi	3/2.0 (+1)	912 (-5%)	23mo	$168,000	$184	46
1237 Lincoln Ave	0.40mi	3/1.0 (+1)	1,043 (+9%)	23mo	$35,000	$34	42
1413 Old Burrstone Rd	0.69mi	3/1.5 (+1)	1,080 (+12%)	1mo	$236,900	$219	39

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: 0.5%
• Equity multiple: 1.02×
• Total profit: $556
• Equity at exit: $16,386

10-year hold

• IRR: 10.1%
• Equity multiple: 1.78×
• Total profit: $24,093
• Equity at exit: $9,502

Cash invested: $30,772 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,259 high
• Mortgage (P&I): −$576
• Tax from tax record: −$84 /mo · $1,008/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $289

Break-even live

Break-even rent $894

Max offer price $109,900

Occupancy floor 72%

Sensitivity live

Price	-10% $351	-5% $320	+0% $289	+5% $257	+10% $226
Rent	-10% $189	-5% $239	+0% $289	+5% $338	+10% $388
Rate	-1.0pp $344	-0.5pp $317	base $289	+0.5pp $260	+1.0pp $231

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1514 Genesee St Utica, NY	1.0	1.0	700	$900	$1.29	44d	1	0.18mi
11 Noyes St Unit 4 Utica, NY	2.0	1.0	1000	$1,125	$1.12	44d	1	0.28mi
1427 Oneida St Utica, NY	1.0	1.0	847	$995	$1.17	44d	2	0.43mi
1224 Whitesboro St Unit 3 Utica, NY	1.0	1.0	900	$950	$1.06	44d	1	0.84mi
1224 Whitesboro St Unit 1 Utica, NY	3.0	1.0	1100	$1,125	$1.02	44d	1	0.84mi
1503 Fox Pl Utica, NY	3.0	1.0	1119	$2,000	$1.79	44d	1	0.86mi
600 State St Utica, NY	1.0	1.0	750	$1,625	$2.17	44d	1	0.89mi
230 Genesee St Utica, NY	1.0	1.0	850	$1,600	$1.88	44d	1	1.02mi
221 Elizabeth St #2 Utica, NY	2.0	1.0	1100	$2,000	$1.82	45d	1	1.23mi
221 Elizabeth St Unit 1 Utica, NY	1.0	1.0	950	$1,500	$1.58	44d	1	1.23mi
119 Hotel St Utica, NY	1.0–2.0	1.0–2.0	1053	$2,300	$2.18	44d	14	1.37mi

Listing history 7 events

1. 2026-06-19
   days on market $109,900 Active 7 DOM
2. 2026-06-18
   days on market $109,900 Active 6 DOM
3. 2026-06-17
   days on market $109,900 Active 5 DOM
4. 2026-06-16
   days on market $109,900 Active 4 DOM
5. 2026-06-15
   days on market $109,900 Active 3 DOM
6. 2026-06-13
   remarks 569-char remark
7. 2026-06-13
   listed $109,900 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: $1,008 · $84/mo
• Projected year-2 tax: $1,433 · $119/mo
• Expected delta: +$425/yr (+$35/mo · 42.1%)

ⓘ 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 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: $15,109
• − Mortgage interest: −$6,156
• − Property taxes: −$1,008
• − Insurance: −$550
• − Repairs & maintenance: −$1,209
• − Management: −$1,209
• − Depreciation: −$3,197
• Taxable income: $1,781
• Est. tax owed @ 24.0%: −$427
• After-tax cash flow: $3,035/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

+155.6% since first listed

10 events — show timeline

• 2026-06-12 Listed $109,900 CNYIS
• 2019-07-18 Sold (Public Records) $53,000 Public Records
• 2019-07-18 Sold (MLS) $53,000 CNYIS
• 2019-05-06 Listed $59,000 CNYIS
• 2018-10-04 Sold (MLS) $51,000 CNYIS
• 2018-03-26 Listed $56,000 CNYIS
• 2009-08-17 Sold (MLS) $52,000 CNYIS
• 2009-07-31 Sold (Public Records) $54,500 Public Records
• 2009-02-17 Listed $54,000 CNYIS
• 2006-12-07 Sold (Public Records) $43,000 Public Records

Property tax history

-0.3%/yr

Latest (2025): $1,008 · -33.5% YoY. Source: county tax records.