4 Salt Rd · Constantia, NY 13044

$50,000

3 bd · 2.0 ba · 1,711 sqft · Manufactured public records · 22 Days on market

Built 1995 1.09 ac lot ↓ 23% since listing

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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
• ARV discount +7.5/15.0
• Schools +3.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Opportunity awaits. Over 1,700 sqft this 3 bed, 2 bath house sitting on over an acre is minutes from Oneida Lake. 1.5 detached garage, large front porch and shed on property. House needs work but has tons of potential. Sold AS-IS.

Key facts

• Large front porch
• Over an acre
• Detached garage

Tags

• OVER AN ACRE
• LARGE FRONT PORCH
• DETACHED GARAGE
• SHED ON PROPERTY
• MINUTES FROM ONEIDA LAKE

Property features AI

Exterior

• Parking: Detached garage; Driveway
• Utilities: Circuit breaker electric; Well water; Septic tank
• Home design: Single-story home; Vinyl siding; Existing condition
• Construction: Vinyl siding construction; Pillar/post/pier and slab foundation; Built as existing (year built details: existing)
• Exterior features: Blacktop driveway; Deck; Open porch; Shed(s) / storage

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: 3 main-level bedrooms
• Flooring: Carpet; Hardwood; Laminate; Varies
• Bathrooms: 2 full bathrooms (both on main level)
• Heating & cooling: Forced air heating; Central air conditioning; Electric water heater
• Interior features: Eat-in kitchen; Separate/formal living room; Home office; Bath in primary bedroom; Bedroom on main level
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $50k.

Deal economics

• At list price, monthly cash flow is $676 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $49k (1.5% below list) — sets the bar for market timing.
• Cap rate 22.5% vs local median 3.3% in Constantia — 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 65/100 on livability (#672 in NY) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: schools D-, amenities F, commute F.
• Central Square Central School District (suburban): math 40% / reading 40% proficiency, ranked #507 of 590 in NY (top 86%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 12 active listings in the ZIP; 172 units permitted in Oswego County in 2024 (27 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($346 loan paydown + $5k appreciation (10.0% local appreciation)).
• Oswego County population projected at -23% 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 $14k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($49k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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.

Recommended offer $49,250 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 2.59% ✓
• Cap rate: 22.52%
• Cash-on-cash: 57.96%
• DSCR: 3.58
• GRM: 3.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 70.4%
• Equity multiple: 6.02×
• Total profit: $70,317
• Equity at exit: $45,044

10-year hold

• IRR: 64.2%
• Equity multiple: 13.37×
• Total profit: $173,245
• Equity at exit: $97,139

Cash invested: $14,000 (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 13044

• Home prices YoY: 33.5%
• Active inventory: 12
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,293 medium
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $750/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $676

Break-even live

Break-even rent $437

Max offer price $50,000

Occupancy floor 43%

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $50,000 Active 22 DOM
2. 2026-06-17
   days on market $50,000 Active 21 DOM
3. 2026-06-16
   days on market $50,000 Active 20 DOM
4. 2026-06-15
   days on market $50,000 Active 19 DOM
5. 2026-06-13
   days on market $50,000 Active 17 DOM
6. 2026-06-12
   days on market $50,000 Active 16 DOM
7. 2026-06-09
   days on market $50,000 Active 13 DOM
8. 2026-06-08
   days on market $50,000 Active 12 DOM
9. 2026-06-07
   days on market $50,000 Active 11 DOM
10. 2026-06-07
    days on market $50,000 Active 10 DOM
11. 2026-06-04
    days on market $50,000 Active 7 DOM
12. 2026-06-02
    days on market $50,000 Active 6 DOM
13. 2026-06-01
    days on market $50,000 Active 5 DOM
14. 2026-05-31
    days on market $50,000 Active 4 DOM
15. 2026-05-27
    listed $50,000 Active
16. 2023-12-31
    historical
17. 2023-10-27
    historical Continue to Show- Under Contract
18. 2023-09-25
    status Active
19. 2023-09-07
    historical Continue to Show- Under Contract
20. 2023-08-02
    price $61,900
21. 2023-07-19
    listed $65,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥94°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,520
• − Mortgage interest: −$2,801
• − Property taxes: −$750
• − Insurance: −$250
• − Repairs & maintenance: −$1,242
• − Management: −$1,242
• − Depreciation: −$1,455
• Taxable income: $7,781
• Est. tax owed @ 24.0%: −$1,868
• After-tax cash flow: $6,247/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: Central Square Central School District
• NCES district ID: 3606900
• Math proficiency: 40% ▼ -18.00%
• Reading proficiency: 40% ▼ -12.00%
• Median HH income: $55,807
• Composite: 35.05/100
• National rank: #5035
• State rank: #507 of 590 in NY

Livability — Constantia

• Score: 65/100
• State rank: #672
• US rank: #12597

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,884

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 (91%)
• Race & ethnicity: White 91% Two or more races 9% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2%
• Common ancestry: Lithuanian 14% Portuguese 4% Romanian 4%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · Spanish 4% French/Haitian/Cajun 3% German/W. Germanic 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: ▲ 65.34%
• Current HPI: 260.47
• Rent YoY: —
• Metro: —
• 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

-23.1% since first listed

7 events — show timeline

• 2026-05-27 Listed $50,000 CNYIS
• 2023-12-31 Listing Removed — CNYIS
• 2023-10-27 Contingent — CNYIS
• 2023-09-25 Relisted — CNYIS
• 2023-09-07 Contingent — CNYIS
• 2023-08-02 Price Changed $61,900 CNYIS
• 2023-07-19 Listed $65,000 CNYIS

Property tax history

+2.1%/yr

Latest (2025): $3,569 · +1.1% YoY. Source: county tax records.