1412 Howard Ave · Utica, NY 13501

$175,000

6 bd · 2.0 ba · 1,846 sqft · MultiFamily public records · 32 Days on market

Built 1880 5,000 sqft lot Est $142k · 23% over

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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
• Appreciation +10.0/10.0
• Livability +4.0/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

Charming two-unit property with beautiful character and a rare oversized semi-fenced backyard in Utica! Featuring a 2-bedroom apartment and a 1-bedroom apartment, this property offers spacious living areas, natural wood kitchens, off-street parking, and a rear deck perfect for relaxing or entertaining. Conveniently located near schools, shopping, restaurants, hospitals, and downtown amenities. Great opportunity for owner-occupants or investors!

Key facts

• Rear deck
• Off-street parking
• 5,000 sq ft lot

Tags

• OVERSIZED SEMI-FENCED BACKYARD
• NATURAL WOOD KITCHENS
• OFF-STREET PARKING
• REAR DECK

Property features AI

Finance

• Financial info: Gross potential income reported as $9,900; Unit 1 actual rent $750 (month-to-month); Unit 2 actual rent $900 (month-to-month); Owner pays utilities, heat, hot water, water, electricity, gas, grounds care, snow removal; Operating expenses include utilities and water/sewer

Exterior

• Parking: Concrete paved parking with two or more spaces
• Utilities: Electricity connected; Public water connected; Sewer connected
• Home design: Two-story building; Resale property
• Construction: Wood siding; Spray foam insulation; Stone foundation; Asphalt shingle roof; Existing (previously built) structure
• Exterior features: Rectangular residential lot; City street frontage; 40 x 125 lot dimensions

Interior

• Kitchen: Eat-in kitchens; Dining area in each unit
• Bedrooms: One unit with 2 bedrooms; One unit with 1 bedroom
• Flooring: Ceramic tile; Hardwood; Laminate
• Bathrooms: Two full bathrooms (one in each unit)
• Heating & cooling: Heating available; Electric and gas heating; Forced air; Hot water heating
• Interior features: Full basement; Varied interior finishes
• Laundry & utility: Electric water heater; Gas water heater

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath multifamily listed at $175k.

Deal economics

• At list price, monthly cash flow is $986 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $175k).
• Recommended offer: $170k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.1% 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; 204 units permitted in Oneida County in 2024 (68 in 5+ unit buildings).
• At $2,630/mo this rent would consume 60% 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 $19k of equity ($1k loan paydown + $18k 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 $49k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1880 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $169,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% 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. 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. 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.
7. 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.
8. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.50% ✓
• Cap rate: 13.05%
• Cash-on-cash: 24.14%
• DSCR: 2.07
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $142,142
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1534 Brinckerhoff Ave	0.27mi	5/2.0 (-1)	2,044 (+11%)	1mo	$158,000	$77	64
1124 Dudley Ave	0.37mi	6/2.0	1,683 (-9%)	15mo	$130,000	$77	55
1204 Hart St	0.69mi	5/2.0 (-1)	1,648 (-11%)	16mo	$130,000	$79	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: 42.4%
• Equity multiple: 4.23×
• Total profit: $158,056
• Equity at exit: $157,654

10-year hold

• IRR: 36.6%
• Equity multiple: 9.49×
• Total profit: $416,015
• Equity at exit: $339,987

Cash invested: $49,000 (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: 143
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $2,630 high
• Mortgage (P&I): −$918
• Tax from tax record: −$101 /mo · $1,217/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$552
• Net cashflow: $986

Break-even live

Break-even rent $1,382

Max offer price $175,000

Occupancy floor 58%

Sensitivity live

Price	-10% $1,085	-5% $1,035	+0% $986	+5% $936	+10% $887
Rent	-10% $778	-5% $882	+0% $986	+5% $1,090	+10% $1,193
Rate	-1.0pp $1,074	-0.5pp $1,030	base $986	+0.5pp $940	+1.0pp $894

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
1× unit	2	1	$1,370
1× unit	1	1	$1,261
Total (2 units)			$2,630

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $175,000 Active 32 DOM
2. 2026-06-18
   days on market $175,000 Active 31 DOM
3. 2026-06-17
   days on market $175,000 Active 30 DOM
4. 2026-06-16
   days on market $175,000 Active 29 DOM
5. 2026-06-15
   days on market $175,000 Active 28 DOM
6. 2026-06-14
   days on market $175,000 Active 26 DOM
7. 2026-06-13
   days on market $175,000 Active 25 DOM
8. 2026-06-10
   days on market $175,000 Active 23 DOM
9. 2026-06-09
   days on market $175,000 Active 22 DOM
10. 2026-06-08
    days on market $175,000 Active 21 DOM
11. 2026-06-07
    days on market $175,000 Active 20 DOM
12. 2026-06-03
    days on market $175,000 Active 16 DOM
13. 2026-06-02
    days on market $175,000 Active 15 DOM
14. 2026-06-01
    days on market $175,000 Active 14 DOM
15. 2026-05-31
    days on market $175,000 Active 13 DOM
16. 2026-05-30
    days on market $175,000 Active 12 DOM
17. 2026-05-18
    listed $175,000 Active

ⓘ 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: $1,217 · $101/mo
• Projected year-2 tax: $2,087 · $174/mo
• Expected delta: +$870/yr (+$73/mo · 71.5%)

ⓘ 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) · 70% 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,560
• − Mortgage interest: −$9,803
• − Property taxes: −$1,217
• − Insurance: −$875
• − Repairs & maintenance: −$2,525
• − Management: −$2,525
• − Depreciation: −$5,091
• Taxable income: $9,525
• Est. tax owed @ 24.0%: −$2,286
• After-tax cash flow: $9,542/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

1 event — show timeline

• 2026-05-18 Listed $175,000 CNYIS

Property tax history

+4.0%/yr

Latest (2025): $1,217 · +5.6% YoY. Source: county tax records.