1456 County Route 57 · Fulton, NY 13069

$174,900

2 bd · 1.0 ba · 960 sqft · SingleFamily public records · 7 Days on market

Built 1958 2.05 ac lot

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Why this score? — see what drove the D 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 +8.6/30.0
• Appreciation +8.4/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.1/5.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0

Listing remarks

* * SELLER IS REQUESTING ALL BEST & FINAL OFFERS BE SUBMITTED BY MONDAY, MAY 25TH AT 3PM * * Welcome to country living at its finest! This impeccably maintained 2-bedroom, 1-bath ranch in the sought-after Phoenix School District sits on just over 2 beautiful acres, offering the perfect blend of privacy and convenience. Located just minutes from local highways, you’ll enjoy peaceful surroundings without sacrificing easy access to nearby amenities. You couldn’t ask for a more well-kept home — every major update has already been taken care of for you over the past 15 years. Improvements include the roof, windows, septic system, well, insulated siding, furnace, electri

Key facts

• Spacious back deck
• Roof
• Huge backyard

Tags

• 2 BEAUTIFUL ACRES
• SPACIOUS BACK DECK
• HUGE BACKYARD
• MAJOR UPDATES
• ROOF
• WINDOWS

Property features AI

Exterior

• Parking: Attached 2-car garage
• Utilities: Well water; Septic tank
• Home design: Single-story home; Existing/resale property
• Construction: Vinyl siding; Architectural shingle roof; Block foundation
• Exterior features: Blacktop driveway; Gravel driveway; Covered porch; Deck

Interior

• Kitchen: Gas oven; Gas range; Dishwasher; Microwave; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Combination of carpet, laminate and tile
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Gas forced-air heating; Central air conditioning; Gas water heater
• Interior features: Full basement with sump pump; See remarks for additional interior details
• Laundry & utility: Washer and dryer included; Main-level laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $-149 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $149k (15.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $135k (22.8% below list).
• Recommended offer: $135k (22.8% below list) — sets the bar for 1% rule.
• Cap rate 5.3% vs local median 6.9% in Fulton — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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.
• Phoenix Central School District (suburban): math 45% / reading 51% proficiency, ranked #416 of 590 in NY (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 115 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 $13k of equity ($1k loan paydown + $12k 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.
• By year 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $134,966 (22.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1958 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.77% ✗
• Cap rate: 5.27%
• Cash-on-cash: -3.66%
• DSCR: 0.84
• GRM: 10.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 14.3%
• Equity multiple: 2.00×
• Total profit: $48,864
• Equity at exit: $118,308

10-year hold

• IRR: 14.4%
• Equity multiple: 4.05×
• Total profit: $149,519
• Equity at exit: $222,159

Cash invested: $48,972 (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: 10.8×

Monthly cashflow live

• Estimated rent: $1,350 medium
• Mortgage (P&I): −$917
• Tax from tax record: −$226 /mo · $2,707/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $-149

Break-even live

Break-even rent $1,539

Max offer price $148,509

Occupancy floor —

Sensitivity live

Price	-10% $-50	-5% $-100	+0% $-149	+5% $-199	+10% $-248
Rent	-10% $-256	-5% $-203	+0% $-149	+5% $-96	+10% $-43
Rate	-1.0pp $-61	-0.5pp $-105	base $-149	+0.5pp $-195	+1.0pp $-241

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Listing history 1 events

1. 2026-05-19
   listed $174,900 Active

ⓘ 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: $2,707 · $226/mo
• Projected year-2 tax: $2,831 · $236/mo
• Expected delta: +$125/yr (+$10/mo · 4.6%)

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

Taxation est. · year 1

• Rental income: $16,196
• − Mortgage interest: −$9,797
• − Property taxes: −$2,707
• − Insurance: −$874
• − Repairs & maintenance: −$1,296
• − Management: −$1,296
• − Depreciation: −$5,088
• Taxable loss: −$4,862
• Est. tax savings @ 24.0%: +$1,167
• After-tax cash flow: $-626/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: Phoenix Central School District
• NCES district ID: 3622920
• Math proficiency: 45% ▼ -14.00%
• Reading proficiency: 51% ▲ 5.00%
• Median HH income: $52,419
• Composite: 41.34/100
• National rank: #3500
• State rank: #416 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

• 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

1 event — show timeline

• 2026-05-19 Listed $174,900 CNYIS

Property tax history

-0.8%/yr

Latest (2025): $2,707 · -6.8% YoY. Source: county tax records.