1601 Oneida St · Utica, NY 13501

$99,900

6 bd · 4.0 ba · 5,124 sqft · MultiFamily public records · 54 Days on market

Built 1950 $19/sqft · 75% below area

---

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 +2.5/5.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 2 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Key facts

• 2 parking spots
• Built 1950
• Listed 53 days

Property features AI

Finance

• Financial info: Owner pays: other (see remarks); Rent inclusions and operating expense details: see remarks; Four-unit property (total of 4 residential units)

Exterior

• Parking: Paved and unpaved parking with two or more spaces
• Utilities: Electricity available and connected (circuit breakers); Public water available and connected; Sewer available and connected; Cable available
• Home design: 2-story multifamily building; Existing condition
• Construction: Wood siding; Asphalt roof; Stone foundation; Built (existing structure)
• Exterior features: Flag lot; Lot dimensions approximately 40 x 120

Interior

• Kitchen: Eat-in kitchens in each unit
• Bedrooms: Four residential units: two 1-bedroom units, one 2-bedroom unit, and one 2-bedroom unit with porch (unit-level bedroom counts shown)
• Flooring: Laminate; Vinyl; Varies by unit
• Bathrooms: Each unit includes 1 full bathroom (4 full bathrooms total)
• Heating & cooling: Gas forced-air heating
• Interior features: Full basement; Varied flooring throughout
• Laundry & utility: Gas water heater; Separate electric meter for each unit (4 meters total); Single shared gas meter

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/?-bath units multifamily listed at $100k.

Deal economics

• At list price, monthly cash flow is $2k ($25k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 31.6% 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 $3,446/mo this rent would consume 79% 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 $11k of equity ($691 loan paydown + $10k 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 $28k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 20y 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 $40k; list at $100k implies a 150% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $96,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 3% 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 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 3.45% ✓
• Cap rate: 31.56%
• Cash-on-cash: 90.24%
• DSCR: 5.02
• GRM: 2.4

CMA / ARV

• ARV (median comp): $270,293
• List price: $99,900
• Delta: -63.04%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
29 Faxton St	0.08mi	7/4.0 (+1)	5,208 (+2%)	4mo	$226,500	$43	85
1534 Sunset Ave	0.39mi	5/— (-1)	4,950 (-3%)	19mo	$190,000	$38	55
18 Cottage Pl	0.73mi	5/4.0 (-1)	4,656 (-9%)	19mo	$150,000	$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: 99.3%
• Equity multiple: 7.73×
• Total profit: $188,387
• Equity at exit: $89,998

10-year hold

• IRR: 94.6%
• Equity multiple: 17.07×
• Total profit: $449,432
• Equity at exit: $194,084

Cash invested: $27,972 (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: 4.8×

Monthly cashflow live

• Estimated rent: $3,446 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$53 /mo · $640/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$724
• Net cashflow: $2,103

Break-even live

Break-even rent $783

Max offer price $99,900

Occupancy floor 34%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	—	$3,446
Total (2 units)			$3,446

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2026-06-19
   days on market $99,900 Active 54 DOM
2. 2026-06-18
   days on market $99,900 Active 53 DOM
3. 2026-06-17
   days on market $99,900 Active 52 DOM
4. 2026-06-16
   days on market $99,900 Active 51 DOM
5. 2026-06-15
   days on market $99,900 Active 50 DOM
6. 2026-06-14
   days on market $99,900 Active 48 DOM
7. 2026-06-13
   days on market $99,900 Active 47 DOM
8. 2026-06-10
   days on market $99,900 Active 45 DOM
9. 2026-06-09
   days on market $99,900 Active 44 DOM
10. 2026-06-08
    days on market $99,900 Active 43 DOM
11. 2026-06-07
    days on market $99,900 Active 42 DOM
12. 2026-06-03
    days on market $99,900 Active 38 DOM
13. 2026-06-02
    days on market $99,900 Active 37 DOM
14. 2026-06-01
    days on market $99,900 Active 36 DOM
15. 2026-05-31
    days on market $99,900 Active 35 DOM
16. 2026-05-30
    days on market $99,900 Active 34 DOM
17. 2026-04-26
    listed $99,900 Active 326-char remark
18. 2023-12-17
    listed $119,900 Active
19. 2023-02-18
    historical
20. 2022-08-20
    listed $119,900 Active
21. 2020-12-31
    soldstatus $40,000
22. 2010-08-13
    soldstatus $47,000
23. 2010-08-13
    soldstatus $47,000
24. 2010-03-09
    listed $54,900
25. 2009-12-13
    historical
26. 2008-06-12
    listed $54,900
27. 2007-11-17
    historical
28. 2007-05-21
    listed $69,900
29. 2007-02-02
    historical
30. 2006-05-04
    listed $69,900
31. 2005-04-01
    soldstatus $65,000

ⓘ 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: $640 · $53/mo
• Projected year-2 tax: $1,164 · $97/mo
• Expected delta: +$524/yr (+$44/mo · 81.8%)

ⓘ 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 3/10 Moderate
• 🌡 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: $41,352
• − Mortgage interest: −$5,596
• − Property taxes: −$640
• − Insurance: −$500
• − Repairs & maintenance: −$3,308
• − Management: −$3,308
• − Depreciation: −$2,906
• Taxable income: $25,094
• Est. tax owed @ 24.0%: −$6,022
• After-tax cash flow: $19,219/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

+53.7% since first listed

15 events — show timeline

• 2026-04-26 Listed $99,900 CNYIS
• 2023-12-17 Listed $119,900 CNYIS
• 2023-02-18 Listing Removed — CNYIS
• 2022-08-20 Listed $119,900 CNYIS
• 2020-12-31 Sold (Public Records) $40,000 Public Records
• 2010-08-13 Sold (Public Records) $47,000 Public Records
• 2010-08-13 Sold (MLS) $47,000 CNYIS
• 2010-03-09 Listed $54,900 CNYIS
• 2009-12-13 Listing Removed — CNYIS
• 2008-06-12 Listed $54,900 CNYIS
• 2007-11-17 Listing Removed — CNYIS
• 2007-05-21 Listed $69,900 CNYIS
• 2007-02-02 Listing Removed — CNYIS
• 2006-05-04 Listed $69,900 CNYIS
• 2005-04-01 Sold (Public Records) $65,000 Public Records

Property tax history

+4.0%/yr

Latest (2025): $640 · -30.4% YoY. Source: county tax records.