807 Mcvean St · Utica, NY 13502

$160,000

6 bd · 2.0 ba · 2,204 sqft · Townhouse public records · 34 Days on market

Built 1900 3,185 sqft lot Est $165k · at est.

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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 +28.2/30.0
• DSCR +10.0/10.0
• ARV discount +8.9/15.0
• 1% rule +7.3/10.0
• 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

Seller-owner financing and land contract options available for qualified buyers! Great opportunity at 807 McVean Street in Utica. This 2-unit duplex offers two spacious apartments, each featuring 3 bedrooms, 1 full bathroom, living room, formal dining room, kitchen, and included oven/range and refrigerator. One unit is currently rented for $1,200/month, and the second unit is currently vacant but was previously rented for $1,300/month, giving the property potential rental income of $2,500/month. Both units have separate utilities, gas heat, public water/sewer, and access to a full basement. The hot water tanks were installed approximately 3–4 years ago. The property also offers off-st

Key facts

• 2 parking spots
• Built 1900
• Listed 33 days

Property features AI

Finance

• Other: Two-unit property with separate gas and electric meters for each unit; Operating expense details referenced in remarks
• Financial info: Property is resale; Tenant is responsible for all utilities (for rental units); Assessed value noted (public record)

Exterior

• Parking: Paved parking with two or more spaces
• Utilities: Electricity connected; Public water connected; Sewer connected
• Home design: 2-story wood-sided property; Existing construction
• Construction: Wood siding; Copper plumbing
• Exterior features: Rectangular residential lot with 35 x 91 dimensions; City street and main thoroughfare frontage

Interior

• Flooring: Ceramic tile; Hardwood; Laminate; Varies
• Bathrooms: 2 full bathrooms
• Heating & cooling: Gas forced-air heating
• Interior features: Full basement; Varied flooring including ceramic tile, hardwood and laminate
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath townhouse listed at $160k.

Deal economics

• At list price, monthly cash flow is $506 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $155k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.1% 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: 150 active listings in the ZIP; 204 units permitted in Oneida County in 2024 (68 in 5+ unit buildings).
• This rent runs 41% of the median local income ($58k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 $45k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $40k; list at $160k 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.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $155,200 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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: 1.23% ✓
• Cap rate: 10.09%
• Cash-on-cash: 13.56%
• DSCR: 1.60
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $165,300
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
806 Wager St	0.02mi	6/2.0	2,334 (+6%)	18mo	$179,900	$77	74
1207 Gray Ave	0.34mi	6/2.0	2,236 (+2%)	13mo	$135,000	$60	71
1513-1515 Lincoln Ave	0.41mi	6/2.0	2,496 (+13%)	5mo	$171,000	$69	55
147 Eagle St	0.62mi	5/2.0 (-1)	2,260 (+2%)	15mo	$45,000	$20	49
820 Shaw St Unit 1-2	0.55mi	6/2.0	2,048 (-7%)	18mo	$154,500	$75	48
1620 Oneida St	0.75mi	5/3.0 (-1)	2,076 (-6%)	1mo	$173,000	$83	46

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: 3.7%
• Equity multiple: 1.14×
• Total profit: $6,318
• Equity at exit: $23,857

10-year hold

• IRR: 13.2%
• Equity multiple: 2.05×
• Total profit: $47,001
• Equity at exit: $13,834

Cash invested: $44,800 (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: 6.8×

Monthly cashflow live

• Estimated rent: $1,963 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$139 /mo · $1,665/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$412
• Net cashflow: $506

Break-even live

Break-even rent $1,322

Max offer price $160,000

Occupancy floor 69%

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $160,000 Active 34 DOM
2. 2026-06-18
   days on market $160,000 Active 33 DOM
3. 2026-06-17
   days on market $160,000 Active 32 DOM
4. 2026-06-16
   days on market $160,000 Active 31 DOM
5. 2026-06-15
   days on market $160,000 Active 30 DOM
6. 2026-06-14
   days on market $160,000 Active 28 DOM
7. 2026-06-13
   days on market $160,000 Active 27 DOM
8. 2026-06-10
   days on market $160,000 Active 25 DOM
9. 2026-06-09
   days on market $160,000 Active 24 DOM
10. 2026-06-08
    days on market $160,000 Active 23 DOM
11. 2026-06-07
    days on market $160,000 Active 22 DOM
12. 2026-06-03
    days on market $160,000 Active 18 DOM
13. 2026-06-02
    days on market $160,000 Active 17 DOM
14. 2026-06-01
    days on market $160,000 Active 16 DOM
15. 2026-05-31
    days on market $160,000 Active 15 DOM
16. 2026-05-30
    days on market $160,000 Active 14 DOM
17. 2026-05-16
    listed $160,000 Active
18. 2006-09-13
    soldstatus $40,000
19. 2005-05-02
    soldstatus $31,000

ⓘ 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: $1,665 · $139/mo
• Projected year-2 tax: $2,184 · $182/mo
• Expected delta: +$520/yr (+$43/mo · 31.2%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 70% 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 1/10 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: $23,557
• − Mortgage interest: −$8,962
• − Property taxes: −$1,665
• − Insurance: −$800
• − Repairs & maintenance: −$1,885
• − Management: −$1,885
• − Depreciation: −$4,655
• Taxable income: $3,706
• Est. tax owed @ 24.0%: −$890
• After-tax cash flow: $5,187/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

+416.1% since first listed

3 events — show timeline

• 2026-05-16 Listed $160,000 CNYIS
• 2006-09-13 Sold (Public Records) $40,000 Public Records
• 2005-05-02 Sold (Public Records) $31,000 Public Records

Property tax history

+4.0%/yr

Latest (2025): $1,665 · +5.6% YoY. Source: county tax records.