1165 Hammond Ave · Utica, NY 13501

$159,900

2 bd · 1.0 ba · 984 sqft · SingleFamily public records · 31 Days on market

Built 1924 5,960 sqft lot $162/sqft · 20% below area Est $199k · 20% 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 +22.9/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +7.4/10.0
• 1% rule +5.3/10.0
• Livability +4.0/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Hardwood floors throughout. This home has great charm. Enclosed front porch.

Key facts

• Formal dining room
• Private backyard
• Eat-in kitchen

Tags

• FORMAL DINING ROOM
• EAT-IN KITCHEN
• PRIVATE BACKYARD
• STRONG INVESTMENT OPPORTUNITY
• SHORT-TERM RENTAL SETUP

Property features AI

Exterior

• Parking: No garage
• Utilities: Electricity connected (circuit breakers); Public water connected; Sewer connected; High-speed internet available
• Home design: Single-story home; Resale property
• Construction: Vinyl siding; Blown-in insulation; Block foundation; Existing structure
• Exterior features: Blacktop driveway; Near public transit; Rectangular residential lot; City street frontage

Interior

• Kitchen: Gas oven; Gas range; Refrigerator; Pantry
• Bedrooms: Three main-level bedrooms; Convertible bedroom
• Flooring: Ceramic tile; Laminate; Tile; Varied flooring
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Gas forced-air heating
• Interior features: Separate/formal dining room; Eat-in kitchen; Separate/formal living room; Pantry; Skylights
• Laundry & utility: Washer and dryer in basement; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $282 ($3k/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.

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; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 204 units permitted in Oneida County in 2024 (68 in 5+ unit buildings).
• This rent runs 38% 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 $17k of equity ($1k loan paydown + $16k 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 $45k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y 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 $51k; list at $160k implies a 214% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1924 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $155,103 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 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 1924 — 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: 1.03% ✓
• Cap rate: 8.41%
• Cash-on-cash: 7.55%
• DSCR: 1.34
• GRM: 8.1

CMA / ARV

• ARV (median comp): $198,873
• List price: $159,900
• Delta: -19.60%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1217 Hillview Dr	0.20mi	3/1.0 (+1)	1,046 (+6%)	17mo	$170,000	$163	61
714 Blandina St	0.59mi	2/1.5	1,062 (+8%)	5mo	$148,400	$140	53
1603 Harrison Ave	0.72mi	3/1.0 (+1)	1,026 (+4%)	3mo	$175,000	$171	52
1034 Mason St	0.30mi	3/1.0 (+1)	912 (-7%)	22mo	$166,800	$183	51
1004 Kossuth Ave	0.39mi	2/1.0	884 (-10%)	20mo	$45,000	$51	48
1409 Conkling Ave	0.62mi	3/1.0 (+1)	926 (-6%)	15mo	$124,000	$134	44
1307 Brinckerhoff Ave	0.71mi	2/1.0	860 (-13%)	12mo	$85,500	$99	36
630 Rosemont Pl	0.68mi	3/1.0 (+1)	1,125 (+14%)	18mo	$185,000	$164	24

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: 29.8%
• Equity multiple: 3.34×
• Total profit: $104,988
• Equity at exit: $144,051

10-year hold

• IRR: 25.8%
• Equity multiple: 7.59×
• Total profit: $295,019
• Equity at exit: $310,651

Cash invested: $44,772 (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: 8.1×

Monthly cashflow live

• Estimated rent: $1,648 high
• Mortgage (P&I): −$839
• Tax from tax record: −$115 /mo · $1,380/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $282

Break-even live

Break-even rent $1,291

Max offer price $159,900

Occupancy floor 78%

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
221 Elizabeth St #2 Utica, NY	2.0	1.0	1100	$2,000	$1.82	44d	1	1.12mi
221 Elizabeth St Unit 1 Utica, NY	1.0	1.0	950	$1,500	$1.58	44d	1	1.12mi
230 Genesee St Utica, NY	1.0	1.0	850	$1,600	$1.88	44d	1	1.25mi
119 Hotel St Utica, NY	1.0–2.0	1.0–2.0	1053	$2,300	$2.18	44d	14	1.30mi
1427 Oneida St Utica, NY	1.0	1.0	847	$995	$1.17	44d	2	1.43mi
214 Wildwood Rdg Frankfort, NY	2.0	1.5	1040	$2,200	$2.12	44d	1	1.47mi

Listing history 11 events

1. 2026-06-07
   statusdays on market $159,900 Pending 31 DOM
2. 2026-06-03
   days on market $159,900 Active Under Contract 28 DOM
3. 2026-06-02
   days on market $159,900 Active Under Contract 27 DOM
4. 2026-06-01
   days on market $159,900 Active Under Contract 26 DOM
5. 2026-05-31
   days on market $159,900 Active Under Contract 25 DOM
6. 2026-05-30
   days on market $159,900 Active Under Contract 24 DOM
7. 2026-05-11
   historical Active Under Contract 823-char remark
8. 2026-05-06
   listed $159,900 Active 823-char remark
9. 2014-06-13
   soldstatus $51,000 76-char remark

   Show marketing remark (76 chars)

   Hardwood floors throughout. This home has great charm. Enclosed front porch.

10. 2014-06-11
    soldstatus $51,000
11. 2014-03-26
    listed $57,500 76-char remark

    Show marketing remark (76 chars)

    Hardwood floors throughout. This home has great charm. Enclosed front porch.

ⓘ 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: $1,380 · $115/mo
• Projected year-2 tax: $2,041 · $170/mo
• Expected delta: +$661/yr (+$55/mo · 47.9%)

ⓘ 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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°F today · 17 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: $19,773
• − Mortgage interest: −$8,957
• − Property taxes: −$1,380
• − Insurance: −$800
• − Repairs & maintenance: −$1,582
• − Management: −$1,582
• − Depreciation: −$4,652
• Taxable income: $821
• Est. tax owed @ 24.0%: −$197
• After-tax cash flow: $3,181/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

+178.1% since first listed

6 events — show timeline

• 2026-06-06 Pending — CNYIS
• 2026-05-11 Contingent — CNYIS
• 2026-05-06 Listed $159,900 CNYIS
• 2014-06-13 Sold (MLS) $51,000 CNYIS
• 2014-06-11 Sold (Public Records) $51,000 Public Records
• 2014-03-26 Listed $57,500 CNYIS

Property tax history

+2.0%/yr

Latest (2025): $1,380 · +10.7% YoY. Source: county tax records.