2610 Dunham Rd · Utica, NY 13501

$284,900

2 bd · 1.5 ba · 1,554 sqft · SingleFamily public records · 3 Days on market

Built 1950 6,532 sqft lot Est $289k · at est.

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Why this score? — see what drove the C- 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 +14.0/30.0
• Appreciation +10.0/10.0
• ARV discount +8.1/15.0
• DSCR +4.2/10.0
• Livability +4.0/5.0
• 1% rule +3.3/10.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to the Enchanted Cottage! Rejoice in hardwood floors, updated kitchen w/ granite and stainless appliances. This wonderful floor plan offers an open feel but still maintains a cozy flair . Don’t miss the bonus den/office located in the center of the home . Oversized Master w/ en-suite has washer/dryer hookups to make your one level living dreams come true ! This home also features a desirable double lot in the much sought-after Ridgewood section of the city that has a double driveway too! Central air conditioning, a large private yard & newer windows throughout make this a smart buy ! Spread out to the large dry basement that offers hang out areas plus tons of storage too!

Key facts

• 6,532 sq ft lot
• 2 garage spots
• Built 1950

Property features AI

Exterior

• Parking: Detached garage; 2-car garage
• Utilities: Electricity connected; Public water connected; Sewer connected
• Home design: Single-story home; Resale property; City street frontage
• Construction: Frame construction; Vinyl siding; Spray foam insulation; Asphalt roof; Block foundation; Built as existing (year built details: existing)
• Exterior features: Blacktop driveway; Partial fence; Patio; Open porch

Interior

• Kitchen: Dishwasher; Garbage disposal; Gas oven; Gas range; Microwave; Refrigerator
• Bedrooms: 3 main-level bedrooms
• Flooring: Carpet; Hardwood; Tile; Varies
• Bathrooms: 2 full bathrooms (both on main level)
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Breakfast bar; Den; Granite counters; Bedroom on main level; Main level primary; Primary suite; No stairs (accessible)
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $285k.

Deal economics

• At list price, monthly cash flow is $35 ($414/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $236k (17.3% below list).
• Recommended offer: $236k (17.3% 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: 143 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d 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).
• At $2,356/mo this rent would consume 54% 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 $30k of equity ($2k loan paydown + $28k 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 $80k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$49k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 21y 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.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $235,579 (17.3% below list)

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.83% ✗
• Cap rate: 6.44%
• Cash-on-cash: 0.52%
• DSCR: 1.02
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $289,044
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5 Patricia Ct	0.20mi	3/1.5 (+1)	1,420 (-9%)	5mo	$295,000	$208	67
142 Farmington Rd	0.29mi	3/1.5 (+1)	1,428 (-8%)	2mo	$295,500	$207	66
2803 Ogden Pl	0.65mi	3/1.5 (+1)	1,568 (+1%)	2mo	$265,000	$169	62
90 Ballantyne Brae	0.66mi	2/2.0	1,428 (-8%)	1mo	$284,000	$199	53
63 Higby Rd	0.42mi	2/1.5	1,328 (-14%)	9mo	$201,000	$151	49
58 Sunnyside Dr	0.54mi	3/2.0 (+1)	1,440 (-7%)	9mo	$265,000	$184	49
103 Harter Pl	0.62mi	3/2.0 (+1)	1,448 (-7%)	10mo	$210,000	$145	45
11 Brookline Dr	0.73mi	3/2.0 (+1)	1,653 (+6%)	8mo	$226,600	$137	42
56 Ballantyne Brae	0.63mi	3/1.5 (+1)	1,736 (+12%)	8mo	$234,500	$135	40
2 Upper Woods Cir	0.52mi	3/2.5 (+1)	1,776 (+14%)	9mo	$340,000	$191	36
5 Bonnie Ave	0.68mi	3/2.0 (+1)	1,359 (-12%)	8mo	$285,000	$210	34
124 Lyon Pl	0.74mi	3/1.5 (+1)	1,344 (-14%)	8mo	$250,000	$186	31

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: 24.6%
• Equity multiple: 2.97×
• Total profit: $157,311
• Equity at exit: $256,660

10-year hold

• IRR: 21.8%
• Equity multiple: 6.78×
• Total profit: $461,423
• Equity at exit: $553,498

Cash invested: $79,772 (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: 10.1×

Monthly cashflow live

• Estimated rent: $2,356 medium
• Mortgage (P&I): −$1,494
• Tax from tax record: −$214 /mo · $2,566/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$495
• Net cashflow: $35

Break-even live

Break-even rent $2,312

Max offer price $284,900

Occupancy floor 94%

Sensitivity live

Price	-10% $196	-5% $115	+0% $35	+5% $-46	+10% $-127
Rent	-10% $-152	-5% $-59	+0% $35	+5% $128	+10% $221
Rate	-1.0pp $178	-0.5pp $107	base $35	+0.5pp $-39	+1.0pp $-114

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: $71,225
• Closing costs: $8,547
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
225 Thieme Pl Utica, NY	3.0	2.0	1872	$2,150	$1.15	45d	1	0.90mi
11 Sanger Ave New Hartford, NY	3.0	2.5	1852	$3,750	$2.02	45d	1	0.98mi
1804 Storrs Ave Utica, NY	3.0	1.5	1633	$3,000	$1.84	45d	1	1.15mi
1503 Fox Pl Utica, NY	3.0	1.0	1119	$2,000	$1.79	45d	1	1.36mi

Listing history 11 events

1. 2026-05-15
   status Pending
2. 2026-05-12
   listed $284,900 Active
3. 2024-01-25
   soldstatus $789,500
4. 2022-01-19
   soldstatus $210,000 Closed Sale or Rented 705-char remark

   Show marketing remark (705 chars)

   Welcome to the Enchanted Cottage! Rejoice in hardwood floors, updated kitchen w/ granite and stainless appliances. This wonderful floor plan offers an open feel but still maintains a cozy flair . Don’t miss the bonus den/office located in the center of the home . Oversized Master w/ en-suite has washer/dryer hookups to make your one level living dreams come true ! This home also features a desirable double lot in the much sought-after Ridgewood section of the city that has a double driveway too! Central air conditioning, a large private yard & newer windows throughout make this a smart buy ! Spread out to the large dry basement that offers hang out areas plus tons of storage too!

5. 2022-01-19
   soldstatus $210,000

   Show marketing remark (705 chars)

   Welcome to the Enchanted Cottage! Rejoice in hardwood floors, updated kitchen w/ granite and stainless appliances. This wonderful floor plan offers an open feel but still maintains a cozy flair . Don’t miss the bonus den/office located in the center of the home . Oversized Master w/ en-suite has washer/dryer hookups to make your one level living dreams come true ! This home also features a desirable double lot in the much sought-after Ridgewood section of the city that has a double driveway too! Central air conditioning, a large private yard & newer windows throughout make this a smart buy ! Spread out to the large dry basement that offers hang out areas plus tons of storage too!

6. 2021-12-15
   status Pending Sale 705-char remark

   Show marketing remark (705 chars)

   Welcome to the Enchanted Cottage! Rejoice in hardwood floors, updated kitchen w/ granite and stainless appliances. This wonderful floor plan offers an open feel but still maintains a cozy flair . Don’t miss the bonus den/office located in the center of the home . Oversized Master w/ en-suite has washer/dryer hookups to make your one level living dreams come true ! This home also features a desirable double lot in the much sought-after Ridgewood section of the city that has a double driveway too! Central air conditioning, a large private yard & newer windows throughout make this a smart buy ! Spread out to the large dry basement that offers hang out areas plus tons of storage too!

7. 2021-11-18
   historical Continue to Show- Under Contract 705-char remark

   Show marketing remark (705 chars)

   Welcome to the Enchanted Cottage! Rejoice in hardwood floors, updated kitchen w/ granite and stainless appliances. This wonderful floor plan offers an open feel but still maintains a cozy flair . Don’t miss the bonus den/office located in the center of the home . Oversized Master w/ en-suite has washer/dryer hookups to make your one level living dreams come true ! This home also features a desirable double lot in the much sought-after Ridgewood section of the city that has a double driveway too! Central air conditioning, a large private yard & newer windows throughout make this a smart buy ! Spread out to the large dry basement that offers hang out areas plus tons of storage too!

8. 2021-11-05
   listed $219,900 Active 705-char remark

   Show marketing remark (705 chars)

   Welcome to the Enchanted Cottage! Rejoice in hardwood floors, updated kitchen w/ granite and stainless appliances. This wonderful floor plan offers an open feel but still maintains a cozy flair . Don’t miss the bonus den/office located in the center of the home . Oversized Master w/ en-suite has washer/dryer hookups to make your one level living dreams come true ! This home also features a desirable double lot in the much sought-after Ridgewood section of the city that has a double driveway too! Central air conditioning, a large private yard & newer windows throughout make this a smart buy ! Spread out to the large dry basement that offers hang out areas plus tons of storage too!

9. 2005-08-15
   soldstatus $95,000 175-char remark

   Show marketing remark (175 chars)

   HARD TO FIND RIDGEWOOD RANCH WITH 2 FULL BATHS, INCLUDING MASTER. NEWER BATHS AND SOME NEW WINDOWS. GREAT NEIGHBORHOOD YARD. HANDICAP ACCESSIBLE. DOUBLE LOT! DON`T MISS OUT!

10. 2005-06-06
    listed $102,500 175-char remark

    Show marketing remark (175 chars)

    HARD TO FIND RIDGEWOOD RANCH WITH 2 FULL BATHS, INCLUDING MASTER. NEWER BATHS AND SOME NEW WINDOWS. GREAT NEIGHBORHOOD YARD. HANDICAP ACCESSIBLE. DOUBLE LOT! DON`T MISS OUT!

11. 1993-06-11
    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: $2,566 · $214/mo
• Projected year-2 tax: $3,690 · $308/mo
• Expected delta: +$1,125/yr (+$94/mo · 43.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 72% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,269
• − Mortgage interest: −$15,959
• − Property taxes: −$2,566
• − Insurance: −$1,424
• − Repairs & maintenance: −$2,262
• − Management: −$2,262
• − Depreciation: −$8,288
• Taxable loss: −$4,490
• Est. tax savings @ 24.0%: +$1,078
• After-tax cash flow: $1,492/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

+338.3% since first listed

11 events — show timeline

• 2026-05-15 Pending — CNYIS
• 2026-05-12 Listed $284,900 CNYIS
• 2024-01-25 Sold (Public Records) $789,500 Public Records
• 2022-01-19 Sold (Public Records) $210,000 Public Records
• 2022-01-19 Sold (MLS) $210,000 CNYIS
• 2021-12-15 Pending — CNYIS
• 2021-11-18 Contingent — CNYIS
• 2021-11-05 Listed $219,900 CNYIS
• 2005-08-15 Sold (MLS) $95,000 CNYIS
• 2005-06-06 Listed $102,500 CNYIS
• 1993-06-11 Sold (Public Records) $65,000 Public Records

Property tax history

+4.0%/yr

Latest (2025): $2,566 · +5.6% YoY. Source: county tax records.