1210 South St · Utica, NY 13501

$299,900

6 bd · 2.0 ba · 2,002 sqft · MultiFamily public records · 15 Days on market

Built 1900

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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 +30.0/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +8.2/10.0
• ARV discount +7.5/15.0
• 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: 2 units. confirmed

Listing remarks

Gorgeous, Well-Maintained East Utica 2-Family Home Meticulously maintained and beautifully updated, this exceptional East Utica 2-family home is situated on a huge lot with frontage on two streets. The property has been extensively renovated over the past several years, offering modern amenities and worry-free ownership. Recent updates include new vinyl siding, windows, and doors throughout the entire home. Interior improvements feature new sheetrock walls, new flooring on the first floor, and beautiful bamboo flooring on the second floor. Both apartments boast updated kitchens with granite countertops and stainless-steel appliances, along with fully renovated bathrooms. Major mechanical u

Key facts

• New doors
• New vinyl siding
• Huge lot

Tags

• EAST UTICA 2-FAMILY HOME
• HUGE LOT
• FRONTAGE ON TWO STREETS
• NEW VINYL SIDING
• NEW WINDOWS
• NEW DOORS

Property features AI

Finance

• Other: Two total units; Two separate gas meters; Two separate electric meters
• Financial info: Operating expense details: see remarks; Owner pays: see remarks; Rent includes: see remarks

Exterior

• Parking: Gravel parking; Two or more parking spaces
• Utilities: Cable available; Electricity available and connected (circuit breakers); Water available and connected (public); Sewer available and connected
• Home design: 2-story building; Resale property
• Construction: Asphalt roof; Vinyl siding; Blown-in insulation; Spray foam insulation; Copper plumbing; PEX plumbing; Stone foundation; Built existing (year built details: existing)
• Exterior features: Fully fenced yard; Covered patio/porch; Patio; Porch; Irregular lot shape; Near public transit

Interior

• Flooring: Ceramic tile; Hardwood; Laminate; Varied flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump cooling; Electric heating; Gas heating; Forced air; Multiple heating units
• Interior features: Sliding glass doors
• Laundry & utility: Washer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.0-bath units multifamily listed at $300k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive. Per door: $643/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $300k).
• Recommended offer: $295k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.4% 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 $3,964/mo this rent would consume 91% 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 $32k of equity ($2k loan paydown + $30k 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 $84k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$52k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($295k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 13y 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 $75k; list at $300k implies a 300% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $295,401 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.32% ✓
• Cap rate: 11.44%
• Cash-on-cash: 18.39%
• DSCR: 1.82
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $132,132
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1033 Kossuth Ave	0.33mi	6/2.0	2,012 (+0%)	14mo	$127,200	$63	72
915 Blandina St	0.39mi	6/2.0	2,068 (+3%)	15mo	$135,000	$65	64
1709 Catherine St	0.72mi	6/2.0	1,998 (-0%)	11mo	$169,900	$85	57
1004 Rudolph Pl	0.59mi	6/2.0	2,112 (+6%)	10mo	$145,000	$69	55
517 Jefferson Ave	0.41mi	5/2.5 (-1)	2,192 (+10%)	4mo	$150,000	$68	54
911 South St	0.31mi	6/2.0	2,262 (+13%)	12mo	$150,000	$66	54
629 Lansing St	0.71mi	6/2.0	1,840 (-8%)	18mo	$59,900	$33	38
511 Hubbell St	0.63mi	5/2.0 (-1)	2,276 (+14%)	17mo	$94,000	$41	29

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: 37.9%
• Equity multiple: 3.92×
• Total profit: $245,221
• Equity at exit: $270,174

10-year hold

• IRR: 32.7%
• Equity multiple: 8.83×
• Total profit: $657,518
• Equity at exit: $582,640

Cash invested: $83,972 (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: 12.6×

Monthly cashflow live

• Estimated rent: $3,964 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$147 /mo · $1,763/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$832
• Net cashflow: $1,287

Break-even live

Break-even rent $2,335

Max offer price $299,900

Occupancy floor 63%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$3,964
Total (2 units)			$3,964

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-19
   days on market $299,900 Active 15 DOM
2. 2026-06-18
   days on market $299,900 Active 14 DOM
3. 2026-06-17
   days on market $299,900 Active 13 DOM
4. 2026-06-16
   days on market $299,900 Active 12 DOM
5. 2026-06-15
   days on market $299,900 Active 11 DOM
6. 2026-06-14
   days on market $299,900 Active 9 DOM
7. 2026-06-13
   days on market $299,900 Active 8 DOM
8. 2026-06-10
   days on market $299,900 Active 6 DOM
9. 2026-06-09
   days on market $299,900 Active 5 DOM
10. 2026-06-08
    days on market $299,900 Active 4 DOM
11. 2026-06-07
    remarks 699-char remark
12. 2026-06-07
    listed $299,900 Active 3 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: $1,763 · $147/mo
• Projected year-2 tax: $3,416 · $285/mo
• Expected delta: +$1,653/yr (+$138/mo · 93.7%)

ⓘ 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: $47,568
• − Mortgage interest: −$16,799
• − Property taxes: −$1,763
• − Insurance: −$1,500
• − Repairs & maintenance: −$3,805
• − Management: −$3,805
• − Depreciation: −$8,724
• Taxable income: $11,171
• Est. tax owed @ 24.0%: −$2,681
• After-tax cash flow: $12,763/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

+275.3% since first listed

3 events — show timeline

• 2026-06-04 Listed $299,900 CNYIS
• 2015-10-30 Sold (Public Records) $75,000 Public Records
• 2013-11-20 Listed $79,900 CNYIS

Property tax history

+4.0%/yr

Latest (2025): $1,763 · +5.6% YoY. Source: county tax records.