1567 West St · Utica, NY 13501

$135,000

3 bd · 1.5 ba · 1,132 sqft · SingleFamily public records · 412 Days on market

Built 1880 4,356 sqft lot $119/sqft · 11% below area Est $152k · 11% under

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Why this score? — see what drove the A- 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
• ARV discount +12.4/15.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +8.2/10.0
• 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

Nice mostly updated East Utica bungalow , featuring 3 bedrooms 1 and half bath. freshly painted, with nice size backyard.

Key facts

• 4,356 sq ft lot
• Built 1880
• Listed 412 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $577 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $119k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.4% 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; 5 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 41% 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 $14k of equity ($933 loan paydown + $14k 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 $38k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 412 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 16y ago; this cycle's ask has dropped $35k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $10k; list at $135k implies a 1250% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1880 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $118,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 412 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1880 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.32% ✓
• Cap rate: 11.42%
• Cash-on-cash: 18.32%
• DSCR: 1.82
• GRM: 6.3

CMA / ARV

• ARV (median comp): $151,685
• List price: $135,000
• Delta: -11.00%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1553 Neilson St	0.17mi	3/1.0	1,110 (-2%)	3mo	$62,500	$56	84
407 Pleasant St	0.39mi	3/1.5	1,148 (+1%)	9mo	$190,000	$166	72
1637 Taylor Ave	0.41mi	3/2.0	1,102 (-3%)	8mo	$130,000	$118	68
1650 Saint Agnes Ave	0.51mi	3/1.0	1,196 (+6%)	8mo	$179,900	$150	58
1630 Dudley Ave	0.28mi	3/1.0	1,212 (+7%)	22mo	$78,000	$64	55
630 Rosemont Pl	0.61mi	3/1.0	1,125 (-1%)	18mo	$185,000	$164	53
1620 Clementian St	0.59mi	2/1.5 (-1)	1,092 (-4%)	12mo	$164,697	$151	52
1653 Taylor Ave	0.42mi	3/1.5	1,300 (+15%)	10mo	$137,000	$105	48
1657 Saint Jane Ave	0.57mi	3/2.0	1,267 (+12%)	5mo	$189,900	$150	47
19 Genesee Ct #19	0.61mi	2/2.0 (-1)	1,260 (+11%)	4mo	$75,000	$60	43
5 Walker St	0.48mi	4/1.0 (+1)	1,231 (+9%)	20mo	$138,000	$112	40
606 Steele Pl	0.65mi	4/2.0 (+1)	1,224 (+8%)	22mo	$175,000	$143	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: 37.9%
• Equity multiple: 3.92×
• Total profit: $110,248
• Equity at exit: $121,619

10-year hold

• IRR: 32.6%
• Equity multiple: 8.82×
• Total profit: $295,682
• Equity at exit: $262,275

Cash invested: $37,800 (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: 6.3×

Monthly cashflow live

• Estimated rent: $1,781 high
• Mortgage (P&I): −$708
• Tax from tax record: −$65 /mo · $783/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $577

Break-even live

Break-even rent $1,050

Max offer price $135,000

Occupancy floor 63%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11 Noyes St Unit 4 Utica, NY	2.0	1.0	1000	$1,125	$1.12	43d	1	0.67mi
1124 Dudley Ave Unit 1 Utica, NY	3.0	1.0	1300	$1,400	$1.08	43d	1	0.69mi
239 Genesee St Utica, NY	1.0–2.0	1.0–2.0	1200	$2,700	$2.25	43d	15	0.96mi
221 Elizabeth St #2 Utica, NY	2.0	1.0	1100	$2,000	$1.82	44d	1	1.10mi
119 Hotel St Utica, NY	1.0–2.0	1.0–2.0	1053	$2,300	$2.18	43d	14	1.33mi

Listing history 19 events

1. 2026-06-03
   statusdays on market $135,000 Pending 412 DOM
2. 2026-06-02
   days on market $135,000 Active 411 DOM
3. 2026-06-01
   days on market $135,000 Active 410 DOM
4. 2026-05-31
   days on market $135,000 Active 409 DOM
5. 2026-05-30
   days on market $135,000 Active 408 DOM
6. 2026-04-16
   price $135,000 123-char remark

   Show marketing remark (123 chars)

   Nice mostly updated East Utica bungalow , featuring 3 bedrooms 1 and half bath. freshly painted, with nice size backyard.

7. 2025-08-12
   price $145,000 123-char remark

   Show marketing remark (123 chars)

   Nice mostly updated East Utica bungalow , featuring 3 bedrooms 1 and half bath. freshly painted, with nice size backyard.

8. 2025-05-11
   price $149,900 123-char remark

   Show marketing remark (123 chars)

   Nice mostly updated East Utica bungalow , featuring 3 bedrooms 1 and half bath. freshly painted, with nice size backyard.

9. 2025-04-17
   status Active

   Show marketing remark (123 chars)

   Nice mostly updated East Utica bungalow , featuring 3 bedrooms 1 and half bath. freshly painted, with nice size backyard.

10. 2025-04-17
    listed $170,000 Active 123-char remark

    Show marketing remark (123 chars)

    Nice mostly updated East Utica bungalow , featuring 3 bedrooms 1 and half bath. freshly painted, with nice size backyard.

11. 2025-01-15
    historical
12. 2024-09-06
    status Pending
13. 2024-08-21
    historical Active Under Contract
14. 2024-07-17
    listed $140,000 Active
15. 2010-05-27
    historical
16. 2010-02-16
    listed $19,900
17. 2010-02-16
    historical
18. 2010-02-16
    listed $19,900
19. 2003-09-16
    soldstatus $10,000

ⓘ 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: $783 · $65/mo
• Projected year-2 tax: $1,532 · $128/mo
• Expected delta: +$749/yr (+$62/mo · 95.7%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 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: $21,366
• − Mortgage interest: −$7,562
• − Property taxes: −$783
• − Insurance: −$675
• − Repairs & maintenance: −$1,709
• − Management: −$1,709
• − Depreciation: −$3,927
• Taxable income: $5,000
• Est. tax owed @ 24.0%: −$1,200
• After-tax cash flow: $5,726/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

+1250.0% since first listed

14 events — show timeline

• 2026-04-16 Price Changed $135,000 CNYIS
• 2025-08-12 Price Changed $145,000 CNYIS
• 2025-05-11 Price Changed $149,900 CNYIS
• 2025-04-17 Relisted — CNYIS
• 2025-04-17 Listed $170,000 CNYIS
• 2025-01-15 Listing Removed — CNYIS
• 2024-09-06 Pending — CNYIS
• 2024-08-21 Contingent — CNYIS
• 2024-07-17 Listed $140,000 CNYIS
• 2010-05-27 Listing Removed — CNYIS
• 2010-02-16 Listed $19,900 CNYIS
• 2010-02-16 Listing Removed — CNYIS
• 2010-02-16 Listed $19,900 CNYIS
• 2003-09-16 Sold (Public Records) $10,000 Public Records

Property tax history

-2.4%/yr

Latest (2025): $783 · -47.2% YoY. Source: county tax records.