503 Coolidge Rd · Utica, NY 13502

$199,000

3 bd · 1.0 ba · 1,248 sqft · SingleFamily public records · 194 Days on market

Built 1945 8,100 sqft lot Est $231k · 14% 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 +25.5/30.0
• ARV discount +13.7/15.0
• DSCR +8.5/10.0
• 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

So many updates to this adorable move in ready cape. New bathrooms, updated kitchen, hardwoods, most new windows and insulation, new gutters, new finished basement family room, new furnace. Come check out this MUST SEE home. You will not be disappointed.

Key facts

• Master bath
• Fenced yard
• Primary suite

Tags

• PRIMARY SUITE
• MASTER BATH
• LARGE WALK-IN CLOSET
• PARTIALLY FINISHED BASEMENT
• FENCED YARD
• PRIVATE OUTDOOR RETREAT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $464 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $199k).
• Recommended offer: $175k (12.0% below list) — sets the bar for market timing.

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; 2 comparable units currently listed for rent nearby; 204 units permitted in Oneida County in 2024 (68 in 5+ unit buildings).
• At $2,295/mo this rent would consume 48% 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 $1k of loan paydown is wiped out by about $6k 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

• It's been on market 194 days — a 12% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 22y ago; this cycle's ask has dropped $30k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $116k; list at $199k implies a 72% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $175,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 194 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 9.09%
• Cash-on-cash: 10.00%
• DSCR: 1.45
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $230,880
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
503 Coolidge Rd	0.00mi	3/2.0	1,248 (0%)	1mo	$196,000	$157	95
704 Dawes Ave	0.31mi	3/2.0	1,224 (-2%)	5mo	$110,000	$90	74
409 Cosby Rd	0.26mi	3/1.0	1,146 (-8%)	2mo	$212,500	$185	72
162 Deerfield Dr W	0.27mi	4/2.0 (+1)	1,290 (+3%)	7mo	$215,000	$167	67
617 Cosby Rd	0.31mi	3/2.0	1,384 (+11%)	3mo	$259,000	$187	61
722 Locust Dr	0.46mi	4/1.5 (+1)	1,337 (+7%)	1mo	$300,000	$224	59
163 Forrest St	0.55mi	3/1.0	1,136 (-9%)	2mo	$277,000	$244	57
710 Buchanan Rd	0.36mi	4/2.0 (+1)	1,344 (+8%)	9mo	$210,000	$156	54
514 Rockhaven Rd	0.71mi	4/1.0 (+1)	1,349 (+8%)	7mo	$220,000	$163	43
401 Pinewood Dr	0.71mi	4/1.5 (+1)	1,349 (+8%)	9mo	$226,600	$168	39
459 Euclid Rd	0.74mi	4/1.5 (+1)	1,357 (+9%)	7mo	$280,000	$206	38
508 Tamarack St	0.63mi	4/3.0 (+1)	1,376 (+10%)	4mo	$275,000	$200	37

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: -1.3%
• Equity multiple: 0.95×
• Total profit: $-2,650
• Equity at exit: $29,672

10-year hold

• IRR: 8.4%
• Equity multiple: 1.64×
• Total profit: $35,853
• Equity at exit: $17,206

Cash invested: $55,720 (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: 7.2×

Monthly cashflow live

• Estimated rent: $2,295 medium
• Mortgage (P&I): −$1,044
• Tax from tax record: −$222 /mo · $2,668/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$482
• Net cashflow: $464

Break-even live

Break-even rent $1,707

Max offer price $199,000

Occupancy floor 75%

Sensitivity live

Price	-10% $577	-5% $521	+0% $464	+5% $408	+10% $352
Rent	-10% $283	-5% $374	+0% $464	+5% $555	+10% $646
Rate	-1.0pp $565	-0.5pp $515	base $464	+0.5pp $413	+1.0pp $360

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1 Patriot Cir Utica, NY	1.0–2.0	1.0–2.5	1451	$3,115	$2.15	44d	6	0.39mi
119 Hotel St Utica, NY	1.0–2.0	1.0–2.0	1053	$2,300	$2.18	44d	14	1.32mi

Listing history 12 events

1. 2026-04-13
   status Pending
2. 2026-03-20
   price $199,000
3. 2025-11-21
   price $225,000
4. 2025-10-01
   listed $229,000 Active
5. 2016-05-31
   soldstatus $115,500
6. 2016-05-27
   soldstatus $115,500 254-char remark

   Show marketing remark (254 chars)

   So many updates to this adorable move in ready cape. New bathrooms, updated kitchen, hardwoods, most new windows and insulation, new gutters, new finished basement family room, new furnace. Come check out this MUST SEE home. You will not be disappointed.

7. 2015-08-28
   listed $114,900 254-char remark

   Show marketing remark (254 chars)

   So many updates to this adorable move in ready cape. New bathrooms, updated kitchen, hardwoods, most new windows and insulation, new gutters, new finished basement family room, new furnace. Come check out this MUST SEE home. You will not be disappointed.

8. 2010-05-21
   soldstatus $108,120
9. 2005-02-22
   soldstatus $67,000 187-char remark

   Show marketing remark (187 chars)

   WELL-MAINTAINED CAPE COD ON A CORNER LOT IN A GREAT NEIGHBORHOOD. THE HOUSE HAS A NEW ROOF, FRESHLY PAINTED. REFINISHED HARDWOOD FLOORS AND ONE YR. OLD HOT WATER TANK AND A FENCE IN YARD.

10. 2005-02-22
    soldstatus $67,000

    Show marketing remark (187 chars)

    WELL-MAINTAINED CAPE COD ON A CORNER LOT IN A GREAT NEIGHBORHOOD. THE HOUSE HAS A NEW ROOF, FRESHLY PAINTED. REFINISHED HARDWOOD FLOORS AND ONE YR. OLD HOT WATER TANK AND A FENCE IN YARD.

11. 2004-10-27
    listed $72,900 187-char remark

    Show marketing remark (187 chars)

    WELL-MAINTAINED CAPE COD ON A CORNER LOT IN A GREAT NEIGHBORHOOD. THE HOUSE HAS A NEW ROOF, FRESHLY PAINTED. REFINISHED HARDWOOD FLOORS AND ONE YR. OLD HOT WATER TANK AND A FENCE IN YARD.

12. 2004-08-05
    soldstatus $30,000

ⓘ 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: $2,668 · $222/mo
• Projected year-2 tax: $3,016 · $251/mo
• Expected delta: +$348/yr (+$29/mo · 13.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 16 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: $27,543
• − Mortgage interest: −$11,147
• − Property taxes: −$2,668
• − Insurance: −$995
• − Repairs & maintenance: −$2,203
• − Management: −$2,203
• − Depreciation: −$5,789
• Taxable income: $2,537
• Est. tax owed @ 24.0%: −$609
• After-tax cash flow: $4,964/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

+563.3% since first listed

12 events — show timeline

• 2026-04-13 Pending — CNYIS
• 2026-03-20 Price Changed $199,000 CNYIS
• 2025-11-21 Price Changed $225,000 CNYIS
• 2025-10-01 Listed $229,000 CNYIS
• 2016-05-31 Sold (Public Records) $115,500 Public Records
• 2016-05-27 Sold (MLS) $115,500 CNYIS
• 2015-08-28 Listed $114,900 CNYIS
• 2010-05-21 Sold (Public Records) $108,120 Public Records
• 2005-02-22 Sold (Public Records) $67,000 Public Records
• 2005-02-22 Sold (MLS) $67,000 CNYIS
• 2004-10-27 Listed $72,900 CNYIS
• 2004-08-05 Sold (Public Records) $30,000 Public Records

Property tax history

+4.0%/yr

Latest (2025): $2,668 · +5.6% YoY. Source: county tax records.