254 Blossom Ln · Utica, NY 13502

$69,900

2 bd · 1.0 ba · 910 sqft · Manufactured · 9 Days on market

Built 1984

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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
• ARV discount +7.5/15.0
• Schools +5.6/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for convenient one level living. .. located in popular Strawberry Hills is this Pristine Clean Affordable 2 bedroom home. Updates to include brand new (gutted) bath with laundry hookups, new stainless steel refrigerator & gas stove, new hot water tank, all new laminate & carpeting flooring, new lighting & fan fixtures, added insulation in wall, ceiling & floors, all new pex plumbing, new subflooring, new ceiling in hall, bathroom & bedrooms, new interior door & exterior doors, new skirting around the home, Also features Central Air & includes a shed. Park approval required. Lot rent is $525 per month which includes trash pickup. See pics & disclosure for more details of the many features & benefits this home has to offer.

Key facts

• Large deck
• Parking
• Built 1984

Tags

• MASSIVE ROOFTOP ADDITION
• CUSTOM CONSTRUCTED COVERAGE
• LARGE DECK
• HIGH EFFICIENCY GAS FURNACE
• NEW BATH WITH LAUNDRY HOOKUPS
• STAINLESS STEEL REFRIGERATOR

Property features AI

Finance

• Other: Irregular residential lot; City street frontage; Manufactured by Zimmer Homes
• HOA & community: Land lease: $525

Exterior

• Parking: Carport; Driveway
• Utilities: Public water (connected); Sewer connected; Cable available; Circuit breaker electric
• Home design: Single-wide mobile home; Single-story; Existing (pre-owned) condition
• Construction: Vinyl siding; PEX plumbing; Metal roof
• Exterior features: Deck; Blacktop driveway; Shed(s)/storage

Interior

• Kitchen: Gas oven; Gas range; Range hood; Refrigerator; Exhaust fan
• Bedrooms: 2 main-level bedrooms
• Flooring: Carpet; Laminate; Varied flooring
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Breakfast bar; Ceiling fan(s); Eat-in kitchen; Separate/formal living room; Bath in primary bedroom; Main level primary
• Laundry & utility: Washer; Dryer; Main-level laundry; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $70k.

Deal economics

• At list price, monthly cash flow is $616 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Cap rate 16.9% vs local median 7.8% 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, crime F.
• Whitesboro Central School District (suburban): math 68% / reading 61% proficiency, ranked #174 of 590 in NY (top 30%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Deerfield Elementary School (math 72% / reading 57%, grade B, #591 of 2,108 statewide, top 31%, 318 students, 35% FRL); Whitesboro Middle School (math 58% / reading 62%, grade B, #157 of 729 statewide, top 22%, 474 students, 40% FRL); Whitesboro High School (math 94%, 938 students, 34% FRL).
• Market conditions: 150 active listings in the ZIP; 54 units permitted in Herkimer County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $483 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Herkimer County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 2y 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 $37k; list at $70k implies a 89% gain — meaningful room to come down on a strong offer.

Recommended offer $69,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.99% ✓
• Cap rate: 16.87%
• Cash-on-cash: 37.79%
• DSCR: 2.68
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $37,310
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
254 Blossom Ln	0.00mi	2/1.0	910 (0%)	13mo	$37,000	$41	89
170 Concord Dr	0.18mi	2/2.0	900 (-1%)	4mo	$35,000	$39	82
153 Rodeo Dr	0.25mi	2/1.0	800 (-12%)	7mo	$20,000	$25	63
608 Kilkenny Dr	0.46mi	3/1.0 (+1)	853 (-6%)	2mo	$64,400	$75	61
149 Country Rd	0.13mi	3/1.0 (+1)	980 (+8%)	19mo	$25,000	$26	60
635 Kilkenny Dr	0.49mi	3/1.0 (+1)	853 (-6%)	4mo	$65,000	$76	59
422 Donegal Dr	0.48mi	2/2.0	1,008 (+11%)	8mo	$15,000	$15	49
135 Concord Dr	0.29mi	3/1.0 (+1)	813 (-11%)	24mo	$49,000	$60	44

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 33.8%
• Equity multiple: 2.43×
• Total profit: $27,945
• Equity at exit: $10,422

10-year hold

• IRR: 40.7%
• Equity multiple: 4.83×
• Total profit: $74,961
• Equity at exit: $6,044

Cash invested: $19,572 (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 13502

• Home prices YoY: -12.1%
• Active inventory: 150
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,392 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$87 /mo · $1,048/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $616

Break-even live

Break-even rent $611

Max offer price $69,900

Occupancy floor 51%

Sensitivity live

Price	-10% $665	-5% $640	+0% $616	+5% $592	+10% $568
Rent	-10% $506	-5% $561	+0% $616	+5% $671	+10% $726
Rate	-1.0pp $651	-0.5pp $634	base $616	+0.5pp $598	+1.0pp $580

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-22
   days on market $69,900 Active 9 DOM
2. 2026-06-19
   days on market $69,900 Active 7 DOM
3. 2026-06-18
   days on market $69,900 Active 6 DOM
4. 2026-06-17
   days on market $69,900 Active 5 DOM
5. 2026-06-16
   days on market $69,900 Active 4 DOM
6. 2026-06-15
   days on market $69,900 Active 3 DOM
7. 2026-06-13
   remarks 679-char remark
8. 2026-06-13
   listed $69,900 Active 1 DOM

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥96°F today · 16 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: $16,699
• − Mortgage interest: −$3,915
• − Property taxes: −$1,048
• − Insurance: −$350
• − Repairs & maintenance: −$1,336
• − Management: −$1,336
• − Depreciation: −$2,033
• Taxable income: $6,680
• Est. tax owed @ 24.0%: −$1,603
• After-tax cash flow: $5,792/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: Whitesboro Central School District
• NCES district ID: 3631320
• Math proficiency: 68% ▼ -7.00%
• Reading proficiency: 61% ▼ -2.00%
• Median HH income: $59,732
• Composite: 55.77/100
• National rank: #1217
• State rank: #174 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

• County: Oneida County · 89,710 people
• City population: 72,968
• Metro: Utica-Rome, NY
• Population (ZIP): 34,037
• Household income: $57,835
• Rent vs Own: 40.8% rent · 59.2% own
• Severe rent burden: 1604.0

Population outlook (Herkimer County) Hauer SSP2

• Today (2025): 59,340 people
• By 2030: 56,838 · -4.2%
• By 2040: 51,098 · -13.9%
• By 2050: 45,080 · -24.0%
• By 2075: 32,648 · -45.0%
• By 2100: 22,266 · -62.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Hispanic / Latino 11% Black 9% Two or more races 7% Asian 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 5% Dominican 2%
• Common ancestry: Romanian 11% Lithuanian 3% American 2%
• Foreign-born: 12% · Canada, Philippines, China
• Languages at home: 81% English-only · Spanish 7% Russian/Polish/Slavic 4% Other Asian/Pacific 3%

Political lean MEDSL · Herkimer

• 2024 margin: Solid R (+36.4) · D 31.8% · R 68.2%
• 2008→2024 swing: -27.1pp toward R · 2008: -9.3pp · 2024: -36.4pp
• All cycles: 2024: R+36.4 2020: R+30.5 2016: R+34.5 2012: R+8.4 2008: R+9.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -50.76%
• Current HPI: 368.3955
• 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

+40.1% since first listed

6 events — show timeline

• 2026-06-12 Listed $69,900 CNYIS
• 2025-05-21 Pending — CNYIS
• 2025-05-21 Sold (MLS) $37,000 CNYIS
• 2025-04-04 Price Changed $39,000 CNYIS
• 2025-01-16 Price Changed $42,900 CNYIS
• 2024-12-11 Listed $49,900 CNYIS