27 Beverly Pl · Utica, NY 13501

$249,999

3 bd · 1.5 ba · 1,410 sqft · SingleFamily public records · 3 Days on market

Built 1930 0.40 ac lot Est $226k · 11% over

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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 +17.6/30.0
• Appreciation +10.0/10.0
• DSCR +5.5/10.0
• 1% rule +4.5/10.0
• Livability +4.0/5.0
• Schools +2.9/10.0
• ARV discount +2.6/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Let yourself fall in love with this charming craftsman style home! Set on a quiet end street, this home offers one level living and a light filled open floorplan. Gather around the wood burning fireplace in the living room or enjoy cooking in the spacious kitchen! There is a charming office nook and a lovely 3 season sunporch as well. The master space features 2 walk in closets and an ensuite bathroom. Upstairs is a second bedroom and a walk in attic. Another full guest bath completes the living space! The interior also features hardwood floors throughout and central a/c Outdoors enjoy the scenic wooded rear view from your large fenced in patio! Don't let this one slip away!

Key facts

• Wooded backyard view
• Private yard
• Quaint neighborhood

Tags

• WOODED BACKYARD VIEW
• 3-SEASON ROOM
• BRICK WOODBURNING FIREPLACE
• PRIVATE YARD
• PATIO
• QUAINT NEIGHBORHOOD

Property features AI

Exterior

• Parking: Detached garage; Shared driveway; 1 garage space
• Utilities: Public water connected; Sewer connected; Cable available; Power connected
• Home design: Single-story structure; Block foundation; Cedar and frame construction; Architectural shingle roof; Resale property; City street frontage; Irregular lot dimensions (approx. 100 x 172)
• Construction: Cedar siding; Frame construction; Architectural shingle roof; Block foundation; Year built: existing/unknown
• Exterior features: Blacktop driveway; Open patio and porch; Patio; Porch; Private yard; Near public transit; Residential lot; See remarks

Interior

• Kitchen: Gas oven; Gas range; Dishwasher; Refrigerator; Pantry
• Bedrooms: One main-level bedroom; Second-floor bedroom
• Flooring: Hardwood; Tile; Varies
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Ceiling fans; Dining area; Entrance foyer; Separate/formal living room; Jetted tub; Pantry; Bath in primary bedroom; Main-level primary; Thermal windows
• Laundry & utility: Washer; Dryer; Laundry located in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $196 ($2k/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 $238k (4.9% below list).
• Recommended offer: $238k (4.9% 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, 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.
• Zoned schools: Hugh R Jones Elementary School (math 47% / reading 62%, grade C, #908 of 2,108 statewide, top 46%, 405 students, 55% FRL); Senator James H Donovan Middle School (math 19% / reading 30%, grade F, #611 of 729 statewide, top 88%, 730 students, 84% FRL); Thomas R Proctor High School (math 86% / reading 62%, grade B+, #659 of 1,100 statewide, top 60%, 2,675 students, 76% FRL) — zoned schools at 71% FRL track the district average.
• Zoned-school proficiency averages 51% at this address vs 36% district-wide (+16 pts) — the actual schools serving this property are materially stronger than the Utica City School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 145 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 46d 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).

Forward outlook

• In year one you build about $27k of equity ($2k loan paydown + $25k 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 $70k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$43k 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.
• 7 sale attempts since 23y 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 $133k; list at $250k implies a 88% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $237,669 (4.9% below list)

Questions for the listing agent

1. Built in 1930 — 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: 0.95% ✗
• Cap rate: 7.23%
• Cash-on-cash: 3.35%
• DSCR: 1.15
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $225,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5 Patricia Ct	0.21mi	3/1.5	1,420 (+1%)	5mo	$295,000	$208	85
142 Farmington Rd	0.61mi	3/1.5	1,428 (+1%)	2mo	$295,500	$207	68
90 Ballantyne Brae	0.50mi	2/2.0 (-1)	1,428 (+1%)	1mo	$284,000	$199	66
124 Lyon Pl	0.59mi	3/1.5	1,344 (-5%)	8mo	$250,000	$186	58
803 Mildred Ave	0.71mi	4/2.0 (+1)	1,423 (+1%)	2mo	$115,000	$81	57
121 Lynch Ave	0.37mi	4/1.0 (+1)	1,560 (+11%)	2mo	$120,000	$77	56
101 Barton St	0.33mi	4/1.5 (+1)	1,560 (+11%)	7mo	$185,000	$119	56
303 French Rd	0.70mi	3/2.0	1,456 (+3%)	7mo	$334,000	$229	54
1913 Bradford Ave	0.71mi	4/1.0 (+1)	1,440 (+2%)	6mo	$206,700	$144	51
140 Lynch Ave	0.44mi	3/1.0	1,200 (-15%)	7mo	$191,500	$160	47
435 French Rd	0.66mi	3/1.0	1,279 (-9%)	6mo	$140,000	$109	47
912 Symonds Pl	0.71mi	3/2.0	1,296 (-8%)	8mo	$180,000	$139	44

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: 26.7%
• Equity multiple: 3.12×
• Total profit: $148,622
• Equity at exit: $225,219

10-year hold

• IRR: 23.4%
• Equity multiple: 7.11×
• Total profit: $427,887
• Equity at exit: $485,693

Cash invested: $70,000 (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: 145
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,377 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$267 /mo · $3,202/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$499
• Net cashflow: $196

Break-even live

Break-even rent $2,129

Max offer price $249,999

Occupancy floor 87%

Sensitivity live

Price	-10% $337	-5% $266	+0% $196	+5% $125	+10% $54
Rent	-10% $8	-5% $102	+0% $196	+5% $289	+10% $383
Rate	-1.0pp $322	-0.5pp $259	base $196	+0.5pp $131	+1.0pp $65

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: $62,500
• Closing costs: $7,500
• 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	0.81mi
1804 Storrs Ave Utica, NY	3.0	1.5	1633	$3,000	$1.84	45d	1	0.92mi
1503 Fox Pl Utica, NY	3.0	1.0	1119	$2,000	$1.79	45d	1	0.95mi
11 Sanger Ave New Hartford, NY	3.0	2.5	1852	$3,750	$2.02	45d	1	1.20mi

Listing history 16 events

1. 2026-05-22
   listed $249,999 Active
2. 2019-02-14
   soldstatus $133,000 686-char remark

   Show marketing remark (686 chars)

   Let yourself fall in love with this charming craftsman style home! Set on a quiet end street, this home offers one level living and a light filled open floorplan. Gather around the wood burning fireplace in the living room or enjoy cooking in the spacious kitchen! There is a charming office nook and a lovely 3 season sunporch as well. The master space features 2 walk in closets and an ensuite bathroom. Upstairs is a second bedroom and a walk in attic. Another full guest bath completes the living space! The interior also features hardwood floors throughout and central a/c Outdoors enjoy the scenic wooded rear view from your large fenced in patio! Don't let this one slip away!

3. 2019-02-14
   soldstatus $133,000

   Show marketing remark (686 chars)

   Let yourself fall in love with this charming craftsman style home! Set on a quiet end street, this home offers one level living and a light filled open floorplan. Gather around the wood burning fireplace in the living room or enjoy cooking in the spacious kitchen! There is a charming office nook and a lovely 3 season sunporch as well. The master space features 2 walk in closets and an ensuite bathroom. Upstairs is a second bedroom and a walk in attic. Another full guest bath completes the living space! The interior also features hardwood floors throughout and central a/c Outdoors enjoy the scenic wooded rear view from your large fenced in patio! Don't let this one slip away!

4. 2018-11-27
   listed $129,900 686-char remark

   Show marketing remark (686 chars)

   Let yourself fall in love with this charming craftsman style home! Set on a quiet end street, this home offers one level living and a light filled open floorplan. Gather around the wood burning fireplace in the living room or enjoy cooking in the spacious kitchen! There is a charming office nook and a lovely 3 season sunporch as well. The master space features 2 walk in closets and an ensuite bathroom. Upstairs is a second bedroom and a walk in attic. Another full guest bath completes the living space! The interior also features hardwood floors throughout and central a/c Outdoors enjoy the scenic wooded rear view from your large fenced in patio! Don't let this one slip away!

5. 2016-02-11
   soldstatus $100,000 244-char remark

   Show marketing remark (244 chars)

   Charm pretty filled craftsman style home on dead end street. Fireplace living room, open floor plan, first floor master suite. Private backyard with patio overlooking ravine. Great price. A little TLC will go a long way with this adorable home.

6. 2016-02-08
   soldstatus $100,000
7. 2015-10-16
   listed $99,900 244-char remark

   Show marketing remark (244 chars)

   Charm pretty filled craftsman style home on dead end street. Fireplace living room, open floor plan, first floor master suite. Private backyard with patio overlooking ravine. Great price. A little TLC will go a long way with this adorable home.

8. 2015-09-08
   historical
9. 2015-07-20
   listed $109,900
10. 2015-07-10
    listed $109,900
11. 2015-07-06
    historical
12. 2015-06-07
    listed $124,900
13. 2004-01-27
    soldstatus $113,500
14. 2004-01-26
    soldstatus $113,500
15. 2003-10-27
    listed $109,900
16. 1996-09-30
    soldstatus $42,000

ⓘ 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: $3,202 · $267/mo
• Projected year-2 tax: $3,713 · $309/mo
• Expected delta: +$512/yr (+$43/mo · 16.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°F today · 16 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,520
• − Mortgage interest: −$14,004
• − Property taxes: −$3,202
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,282
• − Management: −$2,282
• − Depreciation: −$7,273
• Taxable loss: −$1,771
• Est. tax savings @ 24.0%: +$425
• After-tax cash flow: $2,772/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

+495.2% since first listed

16 events — show timeline

• 2026-05-22 Listed $249,999 CNYIS
• 2019-02-14 Sold (Public Records) $133,000 Public Records
• 2019-02-14 Sold (MLS) $133,000 CNYIS
• 2018-11-27 Listed $129,900 CNYIS
• 2016-02-11 Sold (MLS) $100,000 CNYIS
• 2016-02-08 Sold (Public Records) $100,000 Public Records
• 2015-10-16 Listed $99,900 CNYIS
• 2015-09-08 Listing Removed — CNYIS
• 2015-07-20 Listed $109,900 CNYIS
• 2015-07-10 Listed $109,900 CNYIS
• 2015-07-06 Listing Removed — CNYIS
• 2015-06-07 Listed $124,900 CNYIS
• 2004-01-27 Sold (Public Records) $113,500 Public Records
• 2004-01-26 Sold (MLS) $113,500 CNYIS
• 2003-10-27 Listed $109,900 CNYIS
• 1996-09-30 Sold (Public Records) $42,000 Public Records

Property tax history

+3.9%/yr

Latest (2025): $3,202 · +5.6% YoY. Source: county tax records.