411 James St · Utica, NY 13501

$134,000

6 bd · 2.0 ba · 2,128 sqft · MultiFamily public records · 7 Days on market

Built 1930 2,555 sqft lot $63/sqft · 51% below area

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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 +9.4/10.0
• 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: 1 unit. estimate disagrees with records

Key facts

• 2,555 sq ft lot
• Built 1930
• Listed 7 days

Property features AI

Finance

• Other: Two total units; Two electric meters; Four separate gas meters
• Financial info: Owner pays water; Rent includes water; Operating expenses include water/sewer; One unit currently rented at $950/month

Exterior

• Parking: On-street parking (see remarks)
• Utilities: Public water connected; Sewer connected
• Home design: 2-story multifamily property; Resale property; Aluminum and vinyl siding (see remarks)
• Construction: Built (existing); Aluminum siding; Vinyl siding
• Exterior features: Rectangular residential lot; City street frontage

Interior

• Kitchen: Each unit includes an oven/range and refrigerator; Unit 1: dining area with kitchen; Unit 2: dining area with living room
• Bedrooms: Two 3-bedroom units (each unit has 3 bedrooms)
• Flooring: Ceramic tile; Laminate; Varies
• Bathrooms: Unit 1: 1 full bath and 1 half bath; Unit 2: 1 full bath
• Heating & cooling: Gas heating; Forced air; Radiator heating
• Interior features: Full basement
• Laundry & utility: Each unit includes washer and dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath multifamily listed at $134k.

Deal economics

• At list price, monthly cash flow is $676 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $134k).
• Cap rate 12.3% 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).
• This rent runs 44% of the median local income ($53k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $14k of equity ($926 loan paydown + $13k 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 $38k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 29y 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 $85k; list at $134k implies a 58% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $134,000

Questions for the listing agent

1. Built in 1930 — 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 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: 1.44% ✓
• Cap rate: 12.35%
• Cash-on-cash: 21.62%
• DSCR: 1.96
• GRM: 5.8

CMA / ARV

• ARV (median comp): $271,696
• List price: $134,000
• Delta: -50.68%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1534 Brinckerhoff Ave	0.13mi	5/2.0 (-1)	2,044 (-4%)	1mo	$158,000	$77	82
1559 Taylor Ave	0.10mi	6/2.0	2,304 (+8%)	6mo	$200,000	$87	76
1529 Dudley Ave	0.12mi	6/2.0	2,194 (+3%)	21mo	$55,000	$25	71
1681 West St	0.36mi	6/2.0	2,216 (+4%)	21mo	$200,000	$90	58
1418 Brinckerhoff Ave	0.27mi	6/2.0	2,406 (+13%)	9mo	$105,001	$44	58
1539 Brinckerhoff Ave	0.13mi	5/2.0 (-1)	2,412 (+13%)	17mo	$179,900	$75	53
141 Eagle St	0.71mi	5/2.0 (-1)	2,193 (+3%)	6mo	$36,500	$17	52
504 Arthur St	0.27mi	6/3.0	2,288 (+8%)	24mo	$130,000	$57	51
1415 Elm St	0.61mi	5/2.0 (-1)	2,260 (+6%)	19mo	$90,000	$40	41

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: 40.4%
• Equity multiple: 4.09×
• Total profit: $116,018
• Equity at exit: $120,718

10-year hold

• IRR: 34.9%
• Equity multiple: 9.20×
• Total profit: $307,763
• Equity at exit: $260,333

Cash invested: $37,520 (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: 5.8×

Monthly cashflow live

• Estimated rent: $1,933 medium
• Mortgage (P&I): −$703
• Tax from tax record: −$92 /mo · $1,110/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $676

Break-even live

Break-even rent $1,077

Max offer price $134,000

Occupancy floor 60%

Sensitivity live

Price	-10% $752	-5% $714	+0% $676	+5% $638	+10% $600
Rent	-10% $523	-5% $600	+0% $676	+5% $752	+10% $829
Rate	-1.0pp $743	-0.5pp $710	base $676	+0.5pp $641	+1.0pp $606

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: $33,500
• Closing costs: $4,020
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-05-13
   listed $134,000 Active
2. 2023-11-17
   historical
3. 2023-05-17
   listed $119,000 Active
4. 2023-05-15
   historical
5. 2022-11-15
   listed $119,000 Active
6. 2021-04-06
   historical
7. 2021-01-05
   listed $57,900
8. 2006-12-04
   soldstatus $85,000
9. 2005-09-01
   historical
10. 2005-03-05
    listed $59,900
11. 2003-11-04
    soldstatus $30,000
12. 1998-03-11
    historical
13. 1997-10-11
    listed $29,000

ⓘ 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: $1,110 · $92/mo
• Projected year-2 tax: $1,687 · $141/mo
• Expected delta: +$577/yr (+$48/mo · 52.0%)

ⓘ 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 ≥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: $23,196
• − Mortgage interest: −$7,506
• − Property taxes: −$1,110
• − Insurance: −$670
• − Repairs & maintenance: −$1,856
• − Management: −$1,856
• − Depreciation: −$3,898
• Taxable income: $6,300
• Est. tax owed @ 24.0%: −$1,512
• After-tax cash flow: $6,600/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

+362.1% since first listed

14 events — show timeline

• 2026-05-20 Pending — CNYIS
• 2026-05-13 Listed $134,000 CNYIS
• 2023-11-17 Listing Removed — CNYIS
• 2023-05-17 Listed $119,000 CNYIS
• 2023-05-15 Listing Removed — CNYIS
• 2022-11-15 Listed $119,000 CNYIS
• 2021-04-06 Listing Removed — CNYIS
• 2021-01-05 Listed $57,900 CNYIS
• 2006-12-04 Sold (Public Records) $85,000 Public Records
• 2005-09-01 Listing Removed — CNYIS
• 2005-03-05 Listed $59,900 CNYIS
• 2003-11-04 Sold (Public Records) $30,000 Public Records
• 1998-03-11 Listing Removed — CNYIS
• 1997-10-11 Listed $29,000 CNYIS

Property tax history

+4.0%/yr

Latest (2025): $1,110 · +5.6% YoY. Source: county tax records.