601 Eagle St · Utica, NY 13501

$170,000

4 bd · 2.0 ba · 1,584 sqft · SingleFamily public records · 9 Days on market

Built 1900 1,433 sqft lot Est $193k · 12% under

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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 +21.0/30.0
• ARV discount +12.9/15.0
• Appreciation +10.0/10.0
• DSCR +6.7/10.0
• 1% rule +4.9/10.0
• Livability +4.0/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• 1,433 sq ft lot
• Parking
• Built 1900

Property features AI

Finance

• Other: Flag lot; Near public transit

Exterior

• Parking: Carport
• Utilities: Cable available; Electricity available and connected (circuit breakers); Public water available and connected; Sewer available and connected
• Home design: Two-story house; Existing construction
• Construction: Aluminum siding; Stone foundation; Copper and PEX plumbing; Asphalt roof
• Exterior features: Blacktop driveway; Partial fencing; Fence; Open porch

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: Four bedrooms (three on second floor, one on second floor listed as Bedroom 4); Bedroom locations include second floor and basement (one bedroom listed in basement)
• Flooring: Hardwood and varied flooring
• Bathrooms: Two full bathrooms; One main-level bathroom
• Heating & cooling: Gas heating; Forced air; Has heating
• Interior features: Separate/formal dining room; Entrance foyer; Eat-in kitchen; Separate/formal living room; Full basement
• Laundry & utility: Laundry in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $241 ($3k/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 $168k (0.9% below list).
• Recommended offer: $168k (0.9% 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, 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; 3 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).
• This rent runs 38% 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 $18k of equity ($1k loan paydown + $17k 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 $48k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 9y 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 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $168,456 (0.9% below list)

Questions for the listing agent

1. Built in 1900 — 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: 0.99% ✗
• Cap rate: 7.99%
• Cash-on-cash: 6.07%
• DSCR: 1.27
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $193,248
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1036 Morris St	0.27mi	4/2.0	1,504 (-5%)	11mo	$149,400	$99	70
726 Sherman Dr	0.60mi	3/1.5 (-1)	1,610 (+2%)	5mo	$266,500	$166	58
1220 Greenview Dr	0.62mi	4/2.0	1,680 (+6%)	8mo	$215,000	$128	54
1135 Mc Quade Ave	0.34mi	4/2.0	1,370 (-14%)	11mo	$160,000	$117	53
1537 Dudley Ave	0.49mi	3/2.0 (-1)	1,729 (+9%)	6mo	$132,500	$77	52
1517 Miller St	0.56mi	4/2.0	1,364 (-14%)	0mo	$60,000	$44	50
1644 Saint Agnes Ave	0.70mi	3/1.5 (-1)	1,555 (-2%)	9mo	$179,000	$115	50
908 South St	0.57mi	5/2.0 (+1)	1,482 (-6%)	10mo	$200,000	$135	50
1505 Brookside Ave	0.55mi	3/1.5 (-1)	1,728 (+9%)	3mo	$210,000	$122	49
1227 Hillview Dr	0.72mi	3/1.5 (-1)	1,410 (-11%)	0mo	$210,000	$149	41
1555 Neilson	0.58mi	4/1.0	1,392 (-12%)	10mo	$145,000	$104	40
916 Armory Dr	0.68mi	3/2.0 (-1)	1,386 (-12%)	5mo	$275,000	$198	38

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: 28.7%
• Equity multiple: 3.27×
• Total profit: $107,894
• Equity at exit: $153,149

10-year hold

• IRR: 24.9%
• Equity multiple: 7.42×
• Total profit: $305,619
• Equity at exit: $330,273

Cash invested: $47,600 (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: 8.4×

Monthly cashflow live

• Estimated rent: $1,685 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$128 /mo · $1,532/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $241

Break-even live

Break-even rent $1,380

Max offer price $170,000

Occupancy floor 81%

Sensitivity live

Price	-10% $337	-5% $289	+0% $241	+5% $193	+10% $145
Rent	-10% $108	-5% $174	+0% $241	+5% $307	+10% $374
Rate	-1.0pp $326	-0.5pp $284	base $241	+0.5pp $197	+1.0pp $152

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1124 Dudley Ave Unit 1 Utica, NY	3.0	1.0	1300	$1,400	$1.08	44d	1	0.20mi
807 Eagle St Utica, NY	3.0	1.0	1526	$1,300	$0.85	44d	1	0.43mi
1804 Storrs Ave Utica, NY	3.0	1.5	1633	$3,000	$1.84	44d	1	1.38mi

Listing history 7 events

1. 2026-06-19
   days on market $170,000 Active 9 DOM
2. 2026-06-18
   days on market $170,000 Active 8 DOM
3. 2026-06-17
   days on market $170,000 Active 7 DOM
4. 2026-06-16
   days on market $170,000 Active 6 DOM
5. 2026-06-15
   days on market $170,000 Active 5 DOM
6. 2026-06-14
   days on market $170,000 Active 3 DOM
7. 2026-06-13
   listed $170,000 Active 2 DOM

ⓘ 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: $1,532 · $128/mo
• Projected year-2 tax: $2,203 · $184/mo
• Expected delta: +$670/yr (+$56/mo · 43.7%)

ⓘ 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 · 17 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: $20,215
• − Mortgage interest: −$9,523
• − Property taxes: −$1,532
• − Insurance: −$850
• − Repairs & maintenance: −$1,617
• − Management: −$1,617
• − Depreciation: −$4,945
• Taxable income: $130
• Est. tax owed @ 24.0%: −$31
• After-tax cash flow: $2,858/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

+278.6% since first listed

3 events — show timeline

• 2026-06-09 Listed $170,000 CNYIS
• 2018-02-28 Listing Removed — CNYIS
• 2017-08-15 Listed $44,900 CNYIS

Property tax history

+4.0%/yr

Latest (2025): $1,532 · +5.6% YoY. Source: county tax records.