15 Kenyon Ct · Utica, NY 13501

$109,900

6 bd · 2.0 ba · 3,184 sqft · MultiFamily public records · 95 Days on market

Built 1920 5,662 sqft lot Est $220k · 50% under

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Why this score? — see what drove the C+ 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 +15.0/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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 MLS

UPDATES INCLUDE BATHS, UPSTAIRS KITCHEN(OAK CABINETS) TWO FURNACES (APPROX 8 YRS), PLUMBING, WIRING AND DOWNSTAIRS PORCH. ROOF 1 YR OLD. BEAUTIFUL, SPACIOUS APTS. W/ HARDWOOD UNDER CARPETS, LG CLOSETS, LAUNDRY IN EACH APT, DECORATIVE FIREPLACES, DRYER HOOKUPS GAS OR ELEC. WALLS ATTIC INSUL

Key facts

• Wraparound driveway
• Private backyard
• Immense potential

Tags

• PRIVATE BACKYARD
• WRAPAROUND DRIVEWAY
• UP-AND-DOWN CONFIGURATION
• IMMENSE POTENTIAL

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.0-bath units multifamily listed at $110k.

Deal economics

• At list price, monthly cash flow is $3k ($34k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $110k).
• Recommended offer: $100k (9.0% below list) — sets the bar for market timing.
• Cap rate 37.2% 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 $4,665/mo this rent would consume 107% 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 $12k of equity ($760 loan paydown + $11k 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 $31k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 95 days — a 9% lower offer ($100k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 22y ago; this cycle's ask is 57% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $69k; list at $110k implies a 59% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $100,009 (9.0% below list)

Questions for the listing agent

1. It's been on market 95 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 4.24% ✓
• Cap rate: 37.24%
• Cash-on-cash: 110.52%
• DSCR: 5.92
• GRM: 2.0

CMA / ARV

• ARV (on-the-fly): $219,696
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1924 Oneida St #1922	0.46mi	6/2.0	2,756 (-13%)	18mo	$160,000	$58	42
110 Thomas St	0.60mi	6/2.5	2,888 (-9%)	18mo	$200,000	$69	39

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: —
• Equity multiple: 8.82×
• Total profit: $240,489
• Equity at exit: $99,007

10-year hold

• IRR: —
• Equity multiple: 19.41×
• Total profit: $566,503
• Equity at exit: $213,512

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 13501

• Home prices YoY: 5.6%
• Active inventory: 143
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $4,665 medium
• Mortgage (P&I): −$576
• Tax from tax record: −$229 /mo · $2,749/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$980
• Net cashflow: $2,834

Break-even live

Break-even rent $1,077

Max offer price $109,900

Occupancy floor 34%

Sensitivity live

Price	-10% $2,896	-5% $2,865	+0% $2,834	+5% $2,803	+10% $2,772
Rent	-10% $2,466	-5% $2,650	+0% $2,834	+5% $3,018	+10% $3,203
Rate	-1.0pp $2,889	-0.5pp $2,862	base $2,834	+0.5pp $2,806	+1.0pp $2,777

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$4,666
Total (2 units)			$4,665

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: —

Listing history 8 events

1. 2025-09-14
   status Pending
2. 2025-06-19
   status Active
3. 2025-06-19
   price $109,900
4. 2025-04-20
   status Pending
5. 2025-04-14
   listed $69,900 Active
6. 2004-06-29
   soldstatus $69,000 292-char remark

   Show marketing remark (292 chars)

   UPDATES INCLUDE BATHS, UPSTAIRS KITCHEN(OAK CABINETS) TWO FURNACES (APPROX 8 YRS), PLUMBING, WIRING AND DOWNSTAIRS PORCH. ROOF 1 YR OLD. BEAUTIFUL, SPACIOUS APTS. W/ HARDWOOD UNDER CARPETS, LG CLOSETS, LAUNDRY IN EACH APT, DECORATIVE FIREPLACES, DRYER HOOKUPS GAS OR ELEC. WALLS ATTIC INSUL

7. 2004-06-29
   soldstatus $69,000

   Show marketing remark (292 chars)

   UPDATES INCLUDE BATHS, UPSTAIRS KITCHEN(OAK CABINETS) TWO FURNACES (APPROX 8 YRS), PLUMBING, WIRING AND DOWNSTAIRS PORCH. ROOF 1 YR OLD. BEAUTIFUL, SPACIOUS APTS. W/ HARDWOOD UNDER CARPETS, LG CLOSETS, LAUNDRY IN EACH APT, DECORATIVE FIREPLACES, DRYER HOOKUPS GAS OR ELEC. WALLS ATTIC INSUL

8. 2004-04-22
   listed $68,900 292-char remark

   Show marketing remark (292 chars)

   UPDATES INCLUDE BATHS, UPSTAIRS KITCHEN(OAK CABINETS) TWO FURNACES (APPROX 8 YRS), PLUMBING, WIRING AND DOWNSTAIRS PORCH. ROOF 1 YR OLD. BEAUTIFUL, SPACIOUS APTS. W/ HARDWOOD UNDER CARPETS, LG CLOSETS, LAUNDRY IN EACH APT, DECORATIVE FIREPLACES, DRYER HOOKUPS GAS OR ELEC. WALLS ATTIC INSUL

ⓘ 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: $2,749 · $229/mo
• Projected year-2 tax: $2,749 · $229/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $55,980
• − Mortgage interest: −$6,156
• − Property taxes: −$2,749
• − Insurance: −$550
• − Repairs & maintenance: −$4,478
• − Management: −$4,478
• − Depreciation: −$3,197
• Taxable income: $34,371
• Est. tax owed @ 24.0%: −$8,249
• After-tax cash flow: $25,761/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

+59.5% since first listed

8 events — show timeline

• 2025-09-14 Pending — Global MLS
• 2025-06-19 Relisted — Global MLS
• 2025-06-19 Price Changed $109,900 Global MLS
• 2025-04-20 Pending — Global MLS
• 2025-04-14 Listed $69,900 Global MLS
• 2004-06-29 Sold (Public Records) $69,000 Public Records
• 2004-06-29 Sold (MLS) $69,000 CNYIS
• 2004-04-22 Listed $68,900 CNYIS

Property tax history

+4.0%/yr

Latest (2025): $2,749 · +19.3% YoY. Source: county tax records.