221 W 5th St S · Fulton, NY 13069

$105,000

1 bd · 1.0 ba · 988 sqft · SingleFamily public records · 36 Days on market

Built 1900 5,016 sqft lot Est $142k · 26% 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 +27.1/30.0
• ARV discount +15.0/15.0
• DSCR +9.4/10.0
• Appreciation +8.4/10.0
• 1% rule +6.8/10.0
• Livability +3.1/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Nice 1 bdr single family home for lease.

Key facts

• Built-in drawers
• Renovated home
• Bright white kitchen

Tags

• RENOVATED HOME
• BRIGHT WHITE KITCHEN
• SOLID SURFACE COUNTERS
• ENCLOSED PORCH
• FIRST FLOOR LAUNDRY
• BUILT-IN DRAWERS

🏷️ Possibly a rental listed for sale. The $105,000 price doesn't fit this home's estimated sale value (~$142,272) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $299 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $102k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.7% vs local median 6.9% in Fulton — 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 61/100 on livability (#907 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D, schools D-, crime F.
• Fulton City School District (town): math 29% / reading 43% proficiency, ranked #554 of 590 in NY (top 94%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 115 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 172 units permitted in Oswego County in 2024 (27 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($726 loan paydown + $7k appreciation (6.8% 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 (6.8% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($102k) is reasonable based on typical stale-listing flexibility.
• 3 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.
• Current owner paid $500; list at $105k implies a 20900% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $101,850 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 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 1900 — 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: 9.71%
• Cash-on-cash: 12.20%
• DSCR: 1.54
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $142,272
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
209 Phillips St	0.28mi	2/2.0 (+1)	958 (-3%)	20mo	$105,000	$110	56
206 Oak St	0.37mi	2/1.0 (+1)	888 (-10%)	12mo	$127,900	$144	51

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

Projected returns pro-forma

6.75% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.0%
• Equity multiple: 2.84×
• Total profit: $54,053
• Equity at exit: $71,025

10-year hold

• IRR: 24.9%
• Equity multiple: 5.87×
• Total profit: $143,043
• Equity at exit: $133,371

Cash invested: $29,400 (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 13069

• Home prices YoY: 2.3%
• Active inventory: 115
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,236 high
• Mortgage (P&I): −$551
• Tax from tax record: −$83 /mo · $1,000/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $299

Break-even live

Break-even rent $858

Max offer price $105,000

Occupancy floor 71%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
314 W 5th St S Unit 1 Fulton, NY	1.0	1.0	800	$1,075	$1.34	13d	1	0.16mi
414 Broadwell Ave Fulton, NY	2.0	2.0	736	$1,495	$2.03	44d	1	0.31mi
212 S 3rd St Apt 2 Fulton, NY	2.0	1.0	634	$1,295	$2.04	13d	1	0.63mi
20 Airport Rd Fulton, NY	2.0	1.0	1000	$1,435	$1.44	13d	2	0.90mi
609 Buffalo St Unit 2 Fulton, NY	1.0	1.0	550	$1,145	$2.08	13d	1	0.97mi
409 N 6th St Fulton, NY	2.0	1.0	840	$1,150	$1.37	21d	1	1.44mi

Listing history 15 events

1. 2026-06-18
   days on market $105,000 Active 36 DOM
2. 2026-06-17
   days on market $105,000 Active 35 DOM
3. 2026-06-16
   days on market $105,000 Active 34 DOM
4. 2026-06-15
   days on market $105,000 Active 33 DOM
5. 2026-06-14
   days on market $105,000 Active 31 DOM
6. 2026-06-13
   days on market $105,000 Active 30 DOM
7. 2026-06-10
   days on market $105,000 Active 28 DOM
8. 2026-06-09
   status $105,000 Active 27 DOM
9. 2026-02-10
   status Pending
10. 2026-01-14
    listed $105,000 Active
11. 2017-09-08
    historical
12. 2017-03-10
    listed $39,900 Active
13. 2010-09-28
    soldstatus $500 40-char remark

    Show marketing remark (40 chars)

    Nice 1 bdr single family home for lease.

14. 2010-06-21
    listed $500 40-char remark

    Show marketing remark (40 chars)

    Nice 1 bdr single family home for lease.

15. 2005-07-15
    soldstatus $31,000

ⓘ 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: $1,000 · $83/mo
• Projected year-2 tax: $1,387 · $116/mo
• Expected delta: +$387/yr (+$32/mo · 38.8%)

ⓘ 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 2/10 Low 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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,833
• − Mortgage interest: −$5,882
• − Property taxes: −$1,000
• − Insurance: −$525
• − Repairs & maintenance: −$1,187
• − Management: −$1,187
• − Depreciation: −$3,055
• Taxable income: $1,999
• Est. tax owed @ 24.0%: −$480
• After-tax cash flow: $3,106/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: Fulton City School District
• NCES district ID: 3611700
• Math proficiency: 29% ▼ -11.00%
• Reading proficiency: 43% ▲ 5.00%
• Median HH income: $43,337
• Composite: 30.49/100
• National rank: #6220
• State rank: #554 of 590 in NY

Livability — Fulton

• Score: 61/100
• State rank: #907
• US rank: #17723

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fulton, NY
• Population (ZIP): 23,176

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 (93%)
• Race & ethnicity: White 93% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Lithuanian 6% Romanian 6% Iranian 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% 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: ▲ 6.75%
• Current HPI: 304.443
• 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

+238.7% since first listed

7 events — show timeline

• 2026-02-10 Pending — CNYIS
• 2026-01-14 Listed $105,000 CNYIS
• 2017-09-08 Listing Removed — CNYIS
• 2017-03-10 Listed $39,900 CNYIS
• 2010-09-28 Sold (MLS) $500 CNYIS
• 2010-06-21 Listed $500 CNYIS
• 2005-07-15 Sold (Public Records) $31,000 Public Records

Property tax history

-3.2%/yr

Latest (2021): $1,000 · +0.0% YoY. Source: county tax records.