208 W Utica St · Oswego, NY 13126

$139,900

4 bd · 1.0 ba · 1,392 sqft · SingleFamily public records · 57 Days on market

Built 1880 0.57 ac lot Est $187k · 25% 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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +5.0/5.0
• Appreciation +3.9/10.0
• Schools +3.8/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This 4-bed colonial is located close to Oswego HS on W. Utica St. Being sold "AS IS", this 1-bath home has a new roof ('12) to go along with its vinyl siding and concrete driveway. Sitting on a huge city lot, this home also boasts very generous square footage inside.

Key facts

• New kitchen
• Formal dining room
• Oversized lot

Tags

• OVERSIZED LOT
• NEW KITCHEN
• FORMAL DINING ROOM
• WELCOMING FRONT PORCH
• NEW WINDOWS
• WALKING DISTANCE TO SCHOOLS

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $785 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $136k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.0% vs local median 8.8% in Oswego — 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 75/100 on livability (#265 in NY, #4,189 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D+, crime F, commute F.
• Oswego City School District (town): math 39% / reading 51% proficiency, ranked #465 of 590 in NY (top 79%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+19.2%/yr); 168 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 172 units permitted in Oswego County in 2024 (27 in 5+ unit buildings).
• This rent runs 40% of the median local income ($65k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-2.2%/yr); year-one equity from $967 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Oswego County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-2.2% appreciation + 8.0% rent growth), your $39k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago; this cycle's ask has dropped $9k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $135,703 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 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 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: 1.55% ✓
• Cap rate: 13.02%
• Cash-on-cash: 24.03%
• DSCR: 2.07
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $186,528
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
208 W Utica St	0.00mi	3/1.0 (-1)	1,392 (0%)	1mo	$129,000	$93	94
152 W Cayuga St	0.35mi	4/2.0	1,360 (-2%)	8mo	$132,000	$97	69
221 W 7th St	0.50mi	3/1.0 (-1)	1,398 (+0%)	6mo	$70,000	$50	66
119 W Cayuga St	0.47mi	3/1.0 (-1)	1,289 (-7%)	1mo	$172,380	$134	60
27 Hart St	0.55mi	3/2.0 (-1)	1,428 (+3%)	3mo	$230,000	$161	58
70 W 7th St	0.64mi	3/1.5 (-1)	1,420 (+2%)	6mo	$116,000	$82	55
81 Niagara St	0.61mi	3/1.0 (-1)	1,305 (-6%)	3mo	$120,000	$92	54
25 Franklin Ave	0.71mi	3/1.0 (-1)	1,356 (-3%)	6mo	$259,900	$192	53
8 Sunrise Dr	0.25mi	3/2.0 (-1)	1,576 (+13%)	8mo	$245,000	$155	51
114 W Schuyler St	0.59mi	3/2.0 (-1)	1,482 (+6%)	3mo	$50,000	$34	50
20 Governor St	0.41mi	3/1.0 (-1)	1,187 (-15%)	8mo	$165,000	$139	45
77 W 7th St	0.64mi	3/2.0 (-1)	1,596 (+15%)	0mo	$225,000	$141	36

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-2.25% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 24.2%
• Equity multiple: 2.10×
• Total profit: $43,210
• Equity at exit: $25,560

10-year hold

• IRR: 34.1%
• Equity multiple: 5.04×
• Total profit: $158,168
• Equity at exit: $20,326

Cash invested: $39,172 (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 13126

• Home prices YoY: -0.8%
• Rents YoY: 19.2%
• Active inventory: 168
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $2,173 high
• Mortgage (P&I): −$734
• Tax from tax record: −$140 /mo · $1,681/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$456
• Net cashflow: $785

Break-even live

Break-even rent $1,180

Max offer price $139,900

Occupancy floor 59%

Sensitivity live

Price	-10% $864	-5% $824	+0% $785	+5% $745	+10% $705
Rent	-10% $613	-5% $699	+0% $785	+5% $870	+10% $956
Rate	-1.0pp $855	-0.5pp $820	base $785	+0.5pp $748	+1.0pp $711

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
143 Liberty St Unit A Oswego, NY	4.0	2.0	1700	$2,480	$1.46	14d	1	0.25mi
135 W Mohawk St Oswego, NY	3.0	1.0	1103	$1,700	$1.54	14d	1	0.30mi
188 W Bridge St Oswego, NY	4.0	1.0	1008	$1,800	$1.79	14d	1	0.33mi
161 W Bridge St Unit A Oswego, NY	4.0	2.0	1400	$2,240	$1.60	14d	1	0.37mi
6 Lathrop St Oswego, NY	3.0	1.0	1100	$1,725	$1.57	14d	1	0.37mi
153 W Bridge St Unit A Oswego, NY	4.0	1.5	1800	$2,340	$1.30	14d	1	0.38mi
130 W Bridge St Unit A Oswego, NY	4.0	2.0	1700	$2,500	$1.47	14d	1	0.40mi
136 W Cayuga St Unit A Oswego, NY	4.0	2.0	1600	$2,300	$1.44	14d	1	0.43mi
141 W Cayuga St Oswego, NY	4.0	1.0	1311	$2,100	$1.60	14d	1	0.44mi
105 W Oneida St Unit A Oswego, NY	4.0	2.0	1800	$2,540	$1.41	14d	1	0.44mi
85 Liberty St Unit A Oswego, NY	4.0	2.0	1800	$2,500	$1.39	14d	1	0.45mi
175 W 8th St Unit 1 A Oswego, NY	5.0	2.0	1800	$2,625	$1.46	44d	1	0.46mi
148 W Seneca St Unit A Oswego, NY	4.0	2.0	1800	$2,400	$1.33	14d	1	0.47mi
23 NW 9th St Oswego, NY	4.0	1.5	1700	$2,300	$1.35	14d	1	0.49mi
164 W Schuyler St Unit A Oswego, NY	3.0	2.0	1400	$1,755	$1.25	14d	1	0.53mi
103 W 8th St Unit A Oswego, NY	4.0	2.0	1800	$2,400	$1.33	14d	1	0.57mi
39 W 6th St Unit 2-A Oswego, NY	3.0	1.0	1500	$1,725	$1.15	14d	1	0.75mi
7040 State Route 104 Oswego, NY	5.0	2.0	1800	$2,625	$1.46	14d	1	0.76mi
25 W Mohawk St Unit TH Oswego, NY	3.0	1.0	1150	$1,745	$1.52	44d	1	0.76mi
4 Murray St Oswego, NY	4.0	2.0	1589	$1,800	$1.13	14d	1	1.02mi
7093 State Route 104 Oswego, NY	5.0	2.0	1800	$2,750	$1.53	14d	1	1.02mi
14 Pond Path Oswego, NY	3.0	1.5	1408	$2,300	$1.63	14d	1	1.42mi

Listing history 12 events

1. 2026-03-03
   soldstatus $129,000
2. 2026-03-03
   soldstatus $129,000
3. 2025-11-29
   status Pending
4. 2025-10-20
   price $139,900
5. 2025-10-01
   listed $149,000 Active
6. 2019-10-24
   soldstatus $62,000
7. 2019-10-23
   soldstatus $62,000 Closed Sale or Rented 277-char remark

   Show marketing remark (277 chars)

   This 4-bed colonial is located close to Oswego HS on W. Utica St. Being sold "AS IS", this 1-bath home has a new roof ('12) to go along with its vinyl siding and concrete driveway. Sitting on a huge city lot, this home also boasts very generous square footage inside.

8. 2019-09-23
   status Pending Sale 277-char remark

   Show marketing remark (277 chars)

   This 4-bed colonial is located close to Oswego HS on W. Utica St. Being sold "AS IS", this 1-bath home has a new roof ('12) to go along with its vinyl siding and concrete driveway. Sitting on a huge city lot, this home also boasts very generous square footage inside.

9. 2019-08-14
   status Under Contract- Do Not Show 277-char remark

   Show marketing remark (277 chars)

   This 4-bed colonial is located close to Oswego HS on W. Utica St. Being sold "AS IS", this 1-bath home has a new roof ('12) to go along with its vinyl siding and concrete driveway. Sitting on a huge city lot, this home also boasts very generous square footage inside.

10. 2019-05-28
    price $69,900 277-char remark

    Show marketing remark (277 chars)

    This 4-bed colonial is located close to Oswego HS on W. Utica St. Being sold "AS IS", this 1-bath home has a new roof ('12) to go along with its vinyl siding and concrete driveway. Sitting on a huge city lot, this home also boasts very generous square footage inside.

11. 2019-04-23
    listed $74,900 Active 277-char remark

    Show marketing remark (277 chars)

    This 4-bed colonial is located close to Oswego HS on W. Utica St. Being sold "AS IS", this 1-bath home has a new roof ('12) to go along with its vinyl siding and concrete driveway. Sitting on a huge city lot, this home also boasts very generous square footage inside.

12. 2003-10-21
    soldstatus $65,000

ⓘ 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: $1,681 · $140/mo
• Projected year-2 tax: $2,023 · $169/mo
• Expected delta: +$341/yr (+$28/mo · 20.3%)

ⓘ 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 ≥93°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,075
• − Mortgage interest: −$7,837
• − Property taxes: −$1,681
• − Insurance: −$700
• − Repairs & maintenance: −$2,086
• − Management: −$2,086
• − Depreciation: −$4,070
• Taxable income: $7,615
• Est. tax owed @ 24.0%: −$1,828
• After-tax cash flow: $7,587/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: Oswego City School District
• NCES district ID: 3622050
• Math proficiency: 39% ▼ -7.00%
• Reading proficiency: 51% ▲ 9.00%
• Median HH income: $45,835
• Composite: 38.2/100
• National rank: #4257
• State rank: #465 of 590 in NY

Livability — Oswego

• Score: 75/100
• State rank: #265
• US rank: #4189

Category grades

Amenities B+ Commute F Cost of living A+ Crime F Employment D- Housing A+ Health & safety A+ User ratings A-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oswego, NY
• County: Oswego County · 36,495 people
• City population: 36,495
• Metro: Syracuse, NY
• Population (ZIP): 36,495
• Household income: $65,346
• Rent vs Own: 34.5% rent · 65.5% own
• Severe rent burden: 1341.0

Population outlook (Oswego County) Hauer SSP2

• Today (2025): 114,465 people
• By 2030: 109,968 · -3.9%
• By 2040: 99,205 · -13.3%
• By 2050: 87,979 · -23.1%
• By 2075: 65,100 · -43.1%
• By 2100: 47,117 · -58.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Hispanic / Latino 5% Two or more races 5% Black 2% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2%
• Common ancestry: Romanian 6% Lithuanian 4% Italian 2%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · Spanish 3% Other Asian/Pacific 1% Other Indo-European 1%

Political lean MEDSL · Oswego

• 2024 margin: Strong R (+24.2) · D 37.9% · R 62.1%
• 2008→2024 swing: -26.6pp toward R · 2008: 2.5pp · 2024: -24.2pp
• All cycles: 2024: R+24.2 2020: R+20.2 2016: R+23.2 2012: D+7.9 2008: D+2.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -2.25%
• Current HPI: 295.5134
• Rent YoY: ▲ 19.18%
• Metro: Syracuse, 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

+98.5% since first listed

12 events — show timeline

• 2026-03-03 Sold (Public Records) $129,000 Public Records
• 2026-03-03 Sold (Public Records) $129,000 Public Records
• 2025-11-29 Pending — CNYIS
• 2025-10-20 Price Changed $139,900 CNYIS
• 2025-10-01 Listed $149,000 CNYIS
• 2019-10-24 Sold (Public Records) $62,000 Public Records
• 2019-10-23 Sold (MLS) $62,000 CNYIS
• 2019-09-23 Pending — CNYIS
• 2019-08-14 Pending — CNYIS
• 2019-05-28 Price Changed $69,900 CNYIS
• 2019-04-23 Listed $74,900 CNYIS
• 2003-10-21 Sold (Public Records) $65,000 Public Records

Property tax history

+15.8%/yr

Latest (2025): $1,681 · +24.7% YoY. Source: county tax records.