480 Van Rensselaer Rd · Utica, NY 13502

$239,900

3 bd · 1.0 ba · 1,073 sqft · SingleFamily public records · 3 Days on market

Built 1965 9,000 sqft lot Est $235k · at est.

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Why this score? — see what drove the D- 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 +12.9/30.0
• ARV discount +6.6/15.0
• Livability +4.0/5.0
• DSCR +3.9/10.0
• 1% rule +3.2/10.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great North Utica 3 bedroom ranch offers large living room, eat-in kitchen, new bathroom & family room in the basement. New windows. Front entry door, freshly painted. Nice landscaping, large fully fenced in yard, patio, 1 stall attached garage and shed. Home conveniently located near schools, shopping & thruway.

Key facts

• Fully renovated
• Updated kitchen
• Home gym

Tags

• FULLY RENOVATED
• UPDATED KITCHEN
• STAINLESS STEEL APPLIANCES
• FINISHED LOWER LEVEL
• HOME GYM
• FENCED BACKYARD

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water connected; Sewer connected
• Home design: Single-story home; Shingle roof; Vinyl siding; Block foundation; Existing (previously built)
• Construction: Vinyl siding construction; Shingle roof; Block foundation; Built previously (existing)
• Exterior features: Blacktop driveway; Partial fence; Rectangular residential lot (60 x 150)

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Microwave; Refrigerator
• Bedrooms: Three main-level bedrooms
• Flooring: Luxury vinyl
• Bathrooms: One full bathroom; One half bathroom (main level)
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Eat-in kitchen; Separate/formal living room; Combined living and dining area; Finished basement
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $-17 ($-208/yr) — negative.
• To cash-flow at today's rent, offer at most $237k (1.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $196k (18.2% below list).
• Recommended offer: $196k (18.2% below list) — sets the bar for 1% rule.

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: 150 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 204 units permitted in Oneida County in 2024 (68 in 5+ unit buildings).
• This rent runs 41% of the median local income ($58k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Oneida County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 6y 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 $122k; list at $240k implies a 96% gain — meaningful room to come down on a strong offer.

Recommended offer $196,276 (18.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1965 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.82% ✗
• Cap rate: 6.21%
• Cash-on-cash: -0.31%
• DSCR: 0.99
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $234,987
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
631 Herkimer Rd	0.48mi	3/1.0	1,008 (-6%)	6mo	$195,000	$193	62
454 Elmhurst Rd	0.45mi	3/1.0	988 (-8%)	5mo	$212,000	$215	61
202 Stephen Dr	0.13mi	3/2.0	918 (-14%)	5mo	$189,000	$206	61
461 Van Ellis Rd	0.31mi	3/1.0	952 (-11%)	11mo	$212,000	$223	58
458 Van Ellis Rd	0.28mi	3/2.0	952 (-11%)	10mo	$230,000	$242	56
100 Wells Dr	0.53mi	3/1.0	983 (-8%)	8mo	$214,900	$219	55
405 Van Roen Rd	0.37mi	2/2.0 (-1)	1,152 (+7%)	8mo	$250,000	$217	55
5485 Walker Rd	0.50mi	2/1.0 (-1)	1,156 (+8%)	5mo	$190,000	$164	55
459 Elmdale Ave	0.24mi	3/2.0	1,232 (+15%)	8mo	$300,000	$244	54
427 Elmhurst Rd	0.48mi	2/1.0 (-1)	977 (-9%)	8mo	$214,900	$220	51
647 Beaumond Pl	0.68mi	3/1.0	960 (-10%)	1mo	$239,900	$250	50
10603 Cosby Manor Rd	0.74mi	3/1.0	1,226 (+14%)	5mo	$129,900	$106	38

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: -16.8%
• Equity multiple: 0.40×
• Total profit: $-40,003
• Equity at exit: $35,770

10-year hold

• IRR: -8.7%
• Equity multiple: 0.46×
• Total profit: $-36,358
• Equity at exit: $20,742

Cash invested: $67,172 (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: 10.2×

Monthly cashflow live

• Estimated rent: $1,963 medium
• Mortgage (P&I): −$1,258
• Tax from tax record: −$210 /mo · $2,519/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$412
• Net cashflow: $-17

Break-even live

Break-even rent $1,985

Max offer price $236,841

Occupancy floor 96%

Sensitivity live

Price	-10% $118	-5% $51	+0% $-17	+5% $-85	+10% $-153
Rent	-10% $-172	-5% $-95	+0% $-17	+5% $60	+10% $138
Rate	-1.0pp $103	-0.5pp $44	base $-17	+0.5pp $-79	+1.0pp $-143

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1 Patriot Cir Utica, NY	1.0–2.0	1.0–2.5	1451	$3,115	$2.15	44d	6	0.62mi

Listing history 4 events

1. 2026-05-21
   listed $239,900 Active
2. 2020-05-11
   soldstatus $122,324
3. 2020-05-08
   soldstatus $122,324 326-char remark

   Show marketing remark (326 chars)

   Great North Utica 3 bedroom ranch offers large living room, eat-in kitchen, new bathroom & family room in the basement. New windows. Front entry door, freshly painted. Nice landscaping, large fully fenced in yard, patio, 1 stall attached garage and shed. Home conveniently located near schools, shopping & thruway.

4. 2020-03-03
   listed $114,900 326-char remark

   Show marketing remark (326 chars)

   Great North Utica 3 bedroom ranch offers large living room, eat-in kitchen, new bathroom & family room in the basement. New windows. Front entry door, freshly painted. Nice landscaping, large fully fenced in yard, patio, 1 stall attached garage and shed. Home conveniently located near schools, shopping & thruway.

ⓘ 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: $2,519 · $210/mo
• Projected year-2 tax: $3,286 · $274/mo
• Expected delta: +$768/yr (+$64/mo · 30.5%)

ⓘ 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 ≥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: $23,553
• − Mortgage interest: −$13,438
• − Property taxes: −$2,519
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,884
• − Management: −$1,884
• − Depreciation: −$6,979
• Taxable loss: −$4,350
• Est. tax savings @ 24.0%: +$1,044
• After-tax cash flow: $836/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): 34,037
• Household income: $57,835
• Rent vs Own: 40.8% rent · 59.2% own
• Severe rent burden: 1604.0

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: 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 · 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: ▼ -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

+108.8% since first listed

4 events — show timeline

• 2026-05-21 Listed $239,900 CNYIS
• 2020-05-11 Sold (Public Records) $122,324 Public Records
• 2020-05-08 Sold (MLS) $122,324 CNYIS
• 2020-03-03 Listed $114,900 CNYIS

Property tax history

+4.0%/yr

Latest (2025): $2,519 · +5.6% YoY. Source: county tax records.