17 Pleasant St · Utica, NY 13501

$199,000

4 bd · 1.5 ba · 2,416 sqft · SingleFamily public records · 45 Days on market

Built 1930 6,000 sqft lot Est $205k · at est.

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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 +25.6/30.0
• Appreciation +10.0/10.0
• ARV discount +8.9/15.0
• DSCR +8.5/10.0
• 1% rule +6.8/10.0
• Livability +4.0/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Check out this historic charmer! Located on Utica's famous Parkway, the walkability factor is off the charts on this one! This home features a grand living room with a wood burning fireplace and clever built ins, a formal dining room, a sunroom (or office?), a spacious kitchen and a formal dining room. The hardwood floors lead you throughout the first floor and up to the second, where there are 3 bedrooms, including a huge primary and a full bath. The finished 3rd floor can be a fun family room or 4th bedroom! There is a good sized deck overlooking the private yard and a 2 car garage. Outside you will appreciate the neighborhood and it's abundance of historic and architecturally pleasing ho

Key facts

• Formal dining room
• Clever built ins
• Spacious kitchen

Tags

• WOOD BURNING FIREPLACE
• CLEVER BUILT INS
• FORMAL DINING ROOM
• SUNROOM
• SPACIOUS KITCHEN
• HARDWOOD FLOORS

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $471 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $199k).
• Recommended offer: $193k (3.0% below list) — sets the bar for market timing.

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; 2 comparable units currently listed for rent nearby; 204 units permitted in Oneida County in 2024 (68 in 5+ unit buildings).
• At $2,351/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 $21k of equity ($1k loan paydown + $20k 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 $56k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($193k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 16y 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 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $193,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 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 1930 — 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 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: 1.18% ✓
• Cap rate: 9.13%
• Cash-on-cash: 10.14%
• DSCR: 1.45
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $205,360
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1904 Holland Ave	0.25mi	5/2.0 (+1)	2,323 (-4%)	10mo	$197,160	$85	66
1808 Storrs Ave	0.25mi	4/1.5	2,113 (-12%)	15mo	$190,000	$90	55
23 Bonnie Brae	0.66mi	4/2.0	2,330 (-4%)	9mo	$270,000	$116	54
1 Shaw St	0.28mi	4/3.0	2,734 (+13%)	9mo	$200,000	$73	51
1624 Sunset Ave	0.25mi	4/2.5	2,160 (-11%)	19mo	$179,900	$83	50
2210 Douglas Cres	0.75mi	3/2.5 (-1)	2,372 (-2%)	5mo	$350,000	$148	49
1420 Lenox Ave	0.64mi	5/2.0 (+1)	2,058 (-15%)	8mo	$150,000	$73	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: 31.7%
• Equity multiple: 3.48×
• Total profit: $138,408
• Equity at exit: $179,275

10-year hold

• IRR: 27.4%
• Equity multiple: 7.89×
• Total profit: $384,092
• Equity at exit: $386,613

Cash invested: $55,720 (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: 7.1×

Monthly cashflow live

• Estimated rent: $2,351 medium
• Mortgage (P&I): −$1,044
• Tax from tax record: −$260 /mo · $3,116/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$494
• Net cashflow: $471

Break-even live

Break-even rent $1,755

Max offer price $199,000

Occupancy floor 75%

Sensitivity live

Price	-10% $583	-5% $527	+0% $471	+5% $414	+10% $358
Rent	-10% $285	-5% $378	+0% $471	+5% $564	+10% $656
Rate	-1.0pp $571	-0.5pp $521	base $471	+0.5pp $419	+1.0pp $367

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1804 Storrs Ave Utica, NY	3.0	1.5	1633	$3,000	$1.84	44d	1	0.26mi
1642 Taylor Ave #1644 Utica, NY	3.0	1.0	2600	$1,650	$0.63	44d	1	1.03mi

Listing history 32 events

1. 2026-04-10
   soldstatus $225,000
2. 2026-03-23
   status Pending
3. 2026-02-06
   listed $199,000 Active
4. 2026-02-05
   historical
5. 2025-12-18
   price $215,000
6. 2025-11-17
   listed $225,000 Active
7. 2025-07-09
   historical
8. 2025-03-24
   status Pending
9. 2025-01-20
   listed $240,000 Active
10. 2022-11-15
    soldstatus $189,000
11. 2022-11-14
    soldstatus $189,000 Closed Sale or Rented
12. 2022-09-13
    status Under Contract- Do Not Show
13. 2022-08-19
    price $189,000
14. 2022-07-21
    price $197,000
15. 2022-07-06
    listed $209,900 Active
16. 2021-06-07
    soldstatus $160,000
17. 2021-06-02
    soldstatus $160,000
18. 2020-12-08
    listed $179,000
19. 2017-08-04
    soldstatus $64,000
20. 2017-04-05
    listed $62,900
21. 2015-07-19
    historical
22. 2015-04-27
    listed $124,900
23. 2013-08-13
    historical
24. 2013-05-10
    listed $119,900
25. 2013-05-07
    historical
26. 2013-04-03
    listed $124,900
27. 2012-05-23
    historical
28. 2012-02-16
    listed $129,900
29. 2010-07-30
    soldstatus $123,600
30. 2010-07-30
    soldstatus $123,600
31. 2010-05-21
    listed $124,900
32. 2001-08-24
    soldstatus $69,000

ⓘ 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: $3,116 · $260/mo
• Projected year-2 tax: $3,240 · $270/mo
• Expected delta: +$123/yr (+$10/mo · 4.0%)

ⓘ 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 3/10 Moderate
• 🌡 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: $28,207
• − Mortgage interest: −$11,147
• − Property taxes: −$3,116
• − Insurance: −$995
• − Repairs & maintenance: −$2,257
• − Management: −$2,257
• − Depreciation: −$5,789
• Taxable income: $2,647
• Est. tax owed @ 24.0%: −$635
• After-tax cash flow: $5,014/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

+226.1% since first listed

32 events — show timeline

• 2026-04-10 Sold (Public Records) $225,000 Public Records
• 2026-03-23 Pending — CNYIS
• 2026-02-06 Listed $199,000 CNYIS
• 2026-02-05 Listing Removed — CNYIS
• 2025-12-18 Price Changed $215,000 CNYIS
• 2025-11-17 Listed $225,000 CNYIS
• 2025-07-09 Listing Removed — CNYIS
• 2025-03-24 Pending — CNYIS
• 2025-01-20 Listed $240,000 CNYIS
• 2022-11-15 Sold (Public Records) $189,000 Public Records
• 2022-11-14 Sold (MLS) $189,000 CNYIS
• 2022-09-13 Pending — CNYIS
• 2022-08-19 Price Changed $189,000 CNYIS
• 2022-07-21 Price Changed $197,000 CNYIS
• 2022-07-06 Listed $209,900 CNYIS
• 2021-06-07 Sold (Public Records) $160,000 Public Records
• 2021-06-02 Sold (MLS) $160,000 CNYIS
• 2020-12-08 Listed $179,000 CNYIS
• 2017-08-04 Sold (MLS) $64,000 CNYIS
• 2017-04-05 Listed $62,900 CNYIS
• 2015-07-19 Listing Removed — CNYIS
• 2015-04-27 Listed $124,900 CNYIS
• 2013-08-13 Listing Removed — CNYIS
• 2013-05-10 Listed $119,900 CNYIS
• 2013-05-07 Listing Removed — CNYIS
• 2013-04-03 Listed $124,900 CNYIS
• 2012-05-23 Listing Removed — CNYIS
• 2012-02-16 Listed $129,900 CNYIS
• 2010-07-30 Sold (Public Records) $123,600 Public Records
• 2010-07-30 Sold (MLS) $123,600 CNYIS
• 2010-05-21 Listed $124,900 CNYIS
• 2001-08-24 Sold (Public Records) $69,000 Public Records

Property tax history

+3.9%/yr

Latest (2025): $3,116 · +5.6% YoY. Source: county tax records.