130 E 6th St · Oswego, NY 13126

$259,000

5 bd · 2.0 ba · 2,626 sqft · MultiFamily public records · 32 Days on market

Built 1840 6,000 sqft lot $99/sqft · 17% above area Est $222k · 17% over

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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 +29.6/30.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• 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
• ARV discount +0.0/15.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Charming neighborhood colonial home with apartment! This home has seen many recent updates. .. Fresh Paint inside and out, New railings and posts on the front porch, some new carpeting/rugs, updated light fixtures, updated kitchen. .. and much more! If you are looking for a nice home with income potential, this is it! Don't forget the extra storage space in the garage!

Key facts

• Covered porch
• Private basement
• In-unit laundry

Tags

• PRIVATE ENTRANCE
• COVERED PORCH
• PRIVATE BASEMENT
• IN-UNIT LAUNDRY
• SEPARATELY METERED
• INDIVIDUAL ELECTRICAL PANELS

Property features AI

Finance

• Other: Owner pays grounds care, trash collection, and water; Rent includes gardener, trash collection, and water
• Financial info: Property contains 2 total units; Each unit has separate gas and electric meters; One unit currently leased at $1,000/month; Operating expenses include electric, utilities, and water/sewer (see remarks)

Exterior

• Parking: Detached or attached garage providing 2 garage spaces; Paved parking with two or more spaces
• Utilities: Public water connected; Sewer connected
• Home design: Two-story multifamily property; Resale condition
• Construction: Vinyl siding; Stone foundation; Existing (previously built)
• Exterior features: Covered porch

Interior

• Kitchen: Oven/range; Refrigerator
• Bedrooms: One unit with 2 bedrooms; One unit with 3 bedrooms
• Flooring: Carpet; Hardwood; Laminate; Varies by area
• Bathrooms: Two full bathrooms total (one full bath in each unit)
• Heating & cooling: Gas forced-air heating
• Interior features: Storage space; See remarks for additional interior details
• Laundry & utility: Washer hookup; Dryer available in units; Electric and gas water heaters

What this means for you Summary

Snapshot

• This is a 1×3bd/1.0ba + 1×2bd/1.0ba units multifamily listed at $259k.

Deal economics

• At list price, monthly cash flow is $937 ($11k/yr) — positive. Per door: $468/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $259k).
• Recommended offer: $251k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.6% vs local median 8.8% in Oswego — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 11 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).
• At $3,362/mo this rent would consume 62% of the median local household income ($65k/yr) (locally 1341% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-2.2%/yr); year-one equity from $2k of loan paydown is wiped out by about $6k 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 $73k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($251k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 15y 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 $155k; list at $259k implies a 67% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1840 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $251,230 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1840 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.30% ✓
• Cap rate: 10.63%
• Cash-on-cash: 15.50%
• DSCR: 1.69
• GRM: 6.4

CMA / ARV

• ARV (median comp): $222,154
• List price: $259,000
• Delta: 16.59%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
148 E 2nd St	0.23mi	5/2.0	2,534 (-4%)	0mo	$50,000	$20	83
103 E 7th St	0.13mi	6/2.0 (+1)	2,438 (-7%)	13mo	$148,000	$61	66
177 E 7th St	0.21mi	6/2.0 (+1)	2,966 (+13%)	5mo	$194,700	$66	59
231 Duer St	0.25mi	6/2.0 (+1)	2,804 (+7%)	18mo	$138,000	$49	57
290 Duer St	0.37mi	4/3.0 (-1)	2,944 (+12%)	15mo	$215,000	$73	41
292 Duer St Unit A	0.38mi	4/3.0 (-1)	2,944 (+12%)	15mo	$215,000	$73	41
222 W 3rd St	0.61mi	4/3.0 (-1)	2,741 (+4%)	17mo	$200,000	$73	41

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: 13.6%
• Equity multiple: 1.60×
• Total profit: $43,637
• Equity at exit: $47,319

10-year hold

• IRR: 24.8%
• Equity multiple: 3.80×
• Total profit: $202,906
• Equity at exit: $37,631

Cash invested: $72,520 (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: 11.5×

Monthly cashflow live

• Estimated rent: $3,362 high
• Mortgage (P&I): −$1,358
• Tax from tax record: −$253 /mo · $3,039/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$706
• Net cashflow: $937

Break-even live

Break-even rent $2,176

Max offer price $259,000

Occupancy floor 67%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
1× unit	3	1	$1,873
1× unit	2	1	$1,489
Total (2 units)			$3,362

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: $64,750
• Closing costs: $7,770
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
152 W 7th St Unit A Oswego, NY	4.0	2.5	2340	$2,300	$0.98	13d	1	0.83mi
175 W 8th St Unit 1 A Oswego, NY	5.0	2.0	1800	$2,625	$1.46	43d	1	0.85mi
105 W Oneida St Unit A Oswego, NY	4.0	2.0	1800	$2,540	$1.41	13d	1	0.90mi
103 W 8th St Unit A Oswego, NY	4.0	2.0	1800	$2,400	$1.33	13d	1	0.92mi
137 W Mohawk St Oswego, NY	5.0	2.5	1904	$2,875	$1.51	43d	1	1.01mi
9 Lathrop St Unit A Oswego, NY	4.0	2.0	2100	$2,500	$1.19	13d	1	1.02mi
138 W Cayuga St Unit A Oswego, NY	4.0	2.0	2000	$2,300	$1.15	13d	1	1.05mi
144 W Bridge St Unit A Oswego, NY	4.0	2.0	2000	$2,400	$1.20	13d	1	1.07mi
85 Liberty St Unit A Oswego, NY	4.0	2.0	1800	$2,500	$1.39	13d	1	1.10mi
153 W Bridge St Unit A Oswego, NY	4.0	1.5	1800	$2,340	$1.30	13d	1	1.10mi
148 W Seneca St Unit A Oswego, NY	4.0	2.0	1800	$2,400	$1.33	13d	1	1.11mi

Listing history 22 events

1. 2026-06-15
   statusdays on market $259,000 Pending 32 DOM
2. 2026-06-14
   days on market $259,000 Active 31 DOM
3. 2026-06-13
   days on market $259,000 Active 30 DOM
4. 2026-06-10
   days on market $259,000 Active 28 DOM
5. 2026-06-08
   days on market $259,000 Active 26 DOM
6. 2026-06-07
   days on market $259,000 Active 25 DOM
7. 2026-06-02
   days on market $259,000 Active 20 DOM
8. 2026-06-01
   days on market $259,000 Active 19 DOM
9. 2026-05-31
   days on market $259,000 Active 18 DOM
10. 2026-05-30
    days on market $259,000 Active 17 DOM
11. 2026-05-13
    listed $259,000 Active 1462-char remark
12. 2022-06-16
    soldstatus $155,000
13. 2015-09-11
    soldstatus $101,500
14. 2015-09-10
    soldstatus $101,500 Closed Sale or Rented 371-char remark

    Show marketing remark (371 chars)

    Charming neighborhood colonial home with apartment! This home has seen many recent updates. .. Fresh Paint inside and out, New railings and posts on the front porch, some new carpeting/rugs, updated light fixtures, updated kitchen. .. and much more! If you are looking for a nice home with income potential, this is it! Don't forget the extra storage space in the garage!

15. 2015-07-09
    status Pending Sale 371-char remark

    Show marketing remark (371 chars)

    Charming neighborhood colonial home with apartment! This home has seen many recent updates. .. Fresh Paint inside and out, New railings and posts on the front porch, some new carpeting/rugs, updated light fixtures, updated kitchen. .. and much more! If you are looking for a nice home with income potential, this is it! Don't forget the extra storage space in the garage!

16. 2015-06-18
    historical Continue to Show- Under Contract 371-char remark

    Show marketing remark (371 chars)

    Charming neighborhood colonial home with apartment! This home has seen many recent updates. .. Fresh Paint inside and out, New railings and posts on the front porch, some new carpeting/rugs, updated light fixtures, updated kitchen. .. and much more! If you are looking for a nice home with income potential, this is it! Don't forget the extra storage space in the garage!

17. 2015-05-13
    listed $109,900 Active 371-char remark

    Show marketing remark (371 chars)

    Charming neighborhood colonial home with apartment! This home has seen many recent updates. .. Fresh Paint inside and out, New railings and posts on the front porch, some new carpeting/rugs, updated light fixtures, updated kitchen. .. and much more! If you are looking for a nice home with income potential, this is it! Don't forget the extra storage space in the garage!

18. 2013-01-30
    soldstatus $70,200
19. 2013-01-28
    soldstatus $70,200

    Show marketing remark (567 chars)

    This property is not currently permitted for a 2 family. There is separate living quarters in back mother-inlaw apt. /possibly? 2BR, 1 bath, dining room /living room, covered porch. The front of the house has 3 bedrooms, 1 bath, dining and living room separated by french doors. Nice hardwoods, original moldings, stairs has a lift chair, beautiful covered porch in the front. just a walk around the corner for church & school. Nice neighborhood. To view back apt. , enter from the basement you will see the stairs. Unique opportunity. Sq/Ft includes back apt.

20. 2013-01-28
    soldstatus $70,200

    Show marketing remark (567 chars)

    This property is not currently permitted for a 2 family. There is separate living quarters in back mother-inlaw apt. /possibly? 2BR, 1 bath, dining room /living room, covered porch. The front of the house has 3 bedrooms, 1 bath, dining and living room separated by french doors. Nice hardwoods, original moldings, stairs has a lift chair, beautiful covered porch in the front. just a walk around the corner for church & school. Nice neighborhood. To view back apt. , enter from the basement you will see the stairs. Unique opportunity. Sq/Ft includes back apt.

21. 2012-05-07
    listed $72,500
22. 2011-08-18
    listed $72,500

    Show marketing remark (567 chars)

    This property is not currently permitted for a 2 family. There is separate living quarters in back mother-inlaw apt. /possibly? 2BR, 1 bath, dining room /living room, covered porch. The front of the house has 3 bedrooms, 1 bath, dining and living room separated by french doors. Nice hardwoods, original moldings, stairs has a lift chair, beautiful covered porch in the front. just a walk around the corner for church & school. Nice neighborhood. To view back apt. , enter from the basement you will see the stairs. Unique opportunity. Sq/Ft includes back apt.

ⓘ 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: $3,039 · $253/mo
• Projected year-2 tax: $3,708 · $309/mo
• Expected delta: +$669/yr (+$56/mo · 22.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥94°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $40,344
• − Mortgage interest: −$14,508
• − Property taxes: −$3,039
• − Insurance: −$1,295
• − Repairs & maintenance: −$3,228
• − Management: −$3,228
• − Depreciation: −$7,535
• Taxable income: $7,512
• Est. tax owed @ 24.0%: −$1,803
• After-tax cash flow: $9,436/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

+257.2% since first listed

13 events — show timeline

• 2026-06-14 Pending — CNYIS
• 2026-05-13 Listed $259,000 CNYIS
• 2022-06-16 Sold (Public Records) $155,000 Public Records
• 2015-09-11 Sold (Public Records) $101,500 Public Records
• 2015-09-10 Sold (MLS) $101,500 CNYIS
• 2015-07-09 Pending — CNYIS
• 2015-06-18 Contingent — CNYIS
• 2015-05-13 Listed $109,900 CNYIS
• 2013-01-30 Sold (Public Records) $70,200 Public Records
• 2013-01-28 Sold (MLS) $70,200 CNYIS
• 2013-01-28 Sold (MLS) $70,200 CNYIS
• 2012-05-07 Listed $72,500 CNYIS
• 2011-08-18 Listed $72,500 CNYIS

Property tax history

+13.2%/yr

Latest (2025): $3,039 · +7.3% YoY. Source: county tax records.