211 Kossuth Ave · Utica, NY 13501

$64,850

None bd · None ba · 5,280 sqft · MultiFamily · 142 Days on market

Built 1900 Poor condition 2,480 sqft lot $12/sqft · 76% below area ↓ 7% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Key facts

• 2,480 sq ft lot
• Built 1900
• Listed 141 days

What this means for you Summary

Snapshot

• This is a multifamily listed at $65k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $618 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.7% 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 31% 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 $7k of equity ($448 loan paydown + $6k 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 $18k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 142 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $57,068 (12.0% below list)

Questions for the listing agent

1. It's been on market 142 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 2.08% ✓
• Cap rate: 17.73%
• Cash-on-cash: 40.86%
• DSCR: 2.82
• GRM: 4.0

CMA / ARV

• ARV (median comp): $273,091
• List price: $64,850
• Delta: -76.25%
• 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
727 Jay St	0.32mi	8/4.0	5,190 (-2%)	7mo	$70,000	$13	76
509 Lansing St	0.73mi	5/—	5,260 (-0%)	4mo	$95,000	$18	62
1338 Blandina St	0.56mi	12/4.0	5,148 (-2%)	10mo	$212,000	$41	62
1009 George Pl	0.55mi	9/4.0	5,529 (+5%)	9mo	$170,000	$31	59
929 Rutger St	0.43mi	5/—	5,531 (+5%)	16mo	$220,000	$40	58
754 Blandina St	0.40mi	6/4.0	4,767 (-10%)	11mo	$255,000	$53	56
1006 White Pl	0.54mi	8/4.0	4,828 (-9%)	18mo	$125,000	$26	46
628 Blandina St	0.54mi	10/4.0	5,868 (+11%)	16mo	$129,000	$22	42
501 Niagara St	0.59mi	8/4.0	4,500 (-15%)	22mo	$144,500	$32	30

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: 55.9%
• Equity multiple: 5.12×
• Total profit: $74,722
• Equity at exit: $58,422

10-year hold

• IRR: 49.5%
• Equity multiple: 11.41×
• Total profit: $189,113
• Equity at exit: $125,989

Cash invested: $18,158 (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: 4.0×

Monthly cashflow live

• Estimated rent: $1,350 medium
• Mortgage (P&I): −$340
• Tax est. 1.5%: −$81 /mo · $973/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $618

Break-even live

Break-even rent $567

Max offer price $64,850

Occupancy floor 49%

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: $16,212
• Closing costs: $1,946
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $64,850 Active 142 DOM
2. 2026-06-18
   days on market $64,850 Active 141 DOM
3. 2026-06-17
   days on market $64,850 Active 140 DOM
4. 2026-06-16
   days on market $64,850 Active 139 DOM
5. 2026-06-15
   days on market $64,850 Active 138 DOM
6. 2026-06-14
   days on market $64,850 Active 136 DOM
7. 2026-06-13
   days on market $64,850 Active 135 DOM
8. 2026-06-10
   days on market $64,850 Active 133 DOM
9. 2026-06-09
   days on market $64,850 Active 132 DOM
10. 2026-06-08
    days on market $64,850 Active 131 DOM
11. 2026-06-07
    days on market $64,850 Active 130 DOM
12. 2026-06-03
    days on market $64,850 Active 126 DOM
13. 2026-06-02
    days on market $64,850 Active 125 DOM
14. 2026-06-01
    days on market $64,850 Active 124 DOM
15. 2026-05-31
    days on market $64,850 Active 123 DOM
16. 2026-05-30
    days on market $64,850 Active 122 DOM
17. 2026-04-20
    price $64,850
18. 2026-01-28
    listed $69,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $16,200
• − Mortgage interest: −$3,633
• − Property taxes: −$973
• − Insurance: −$324
• − Repairs & maintenance: −$1,296
• − Management: −$1,296
• − Depreciation: −$1,887
• Taxable income: $6,792
• Est. tax owed @ 24.0%: −$1,630
• After-tax cash flow: $5,790/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.

Condition & rehab AI · 1 photo

Poor 20/100 Extensive rehab

This multi-family property requires extensive renovation, including exterior and interior repairs, roof replacement, and system upgrades, to bring it up to market standards.

Repairs flagged

• Major siding — Severe weathering and damage
• Major roof — Missing shingles and visible damage
• Major flooring — Exposed subflooring and missing tiles
• Major interior walls — Paint peeling and visible damage
• Major systems — Likely outdated or non-functional

Value-add opportunities

• Both exterior renovation — Improves curb appeal and structural integrity
• Both interior renovation — Enhances living space and value
• Both roof replacement — Critical for structural safety and longevity
• Both flooring replacement — Improves living space and value
• Both system upgrades — Ensures functionality and energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
siding · Severe weathering and damage	Major	$15,000–50,000
roof · Missing shingles and visible damage	Major	$15,000–50,000
flooring · Exposed subflooring and missing tiles	Major	$15,000–50,000
interior walls · Paint peeling and visible damage	Major	$15,000–50,000
systems · Likely outdated or non-functional	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both exterior renovation — Improves curb appeal and structural integrity ↑
• Both interior renovation — Enhances living space and value ↑
• Both roof replacement — Critical for structural safety and longevity ↑
• Both flooring replacement — Improves living space and value ↑
• Both system upgrades — Ensures functionality and energy efficiency ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-7.2% since first listed

2 events — show timeline

• 2026-04-20 Price Changed $64,850 CNYIS
• 2026-01-28 Listed $69,900 CNYIS