797 County Route 20 · SUNY Oswego, NY 13126

$170,000

3 bd · 1.0 ba · 1,631 sqft · SingleFamily public records · 17 Days on market

Built 1920 0.90 ac lot

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Why this score? — see what drove the C 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 +18.6/30.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• DSCR +5.9/10.0
• Rent growth +5.0/5.0
• Appreciation +3.9/10.0
• Schools +3.8/10.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Country colonial with roomy living on . 9 acres. Located close to Ontario orchards and a short drive into Oswego, this home offers a nice setting in a convenient location. Comfortable living spaces include a large living room, 1st floor bedroom (or den, ) large enclosed front porch, formal dining room and an eat-in kitchen. The 1st floor full bath and laundry make this a good option for someone looking for 1-story living. 3 bedrooms on he second floor offer more space for a larger family. The back of this home has a summer porch/room to relax away rain or shine. The 1-car garage is deep enough for extra storage or a workshop. This home has a modern furnace, newer hot water tank, well-kept siding and is ready for your updates!

Key facts

• Oversized mudroom
• Storage shed
• Back porch

Tags

• OVERSIZED MUDROOM
• ENCLOSED FRONT PORCH
• BACK PORCH
• CUSTOM BUILT-IN DINING BENCH
• FULLY FENCED BACKYARD
• STORAGE SHED

Property features AI

Finance

• Other: Rectangular lot (approx. 0.9 acres), road frontage on a main thoroughfare; Lot dimensions approximately 142 x 303

Exterior

• Parking: Detached garage with electric and garage door opener (1-car)
• Utilities: Electricity connected; Public water; Septic tank sewer
• Home design: Single-story home; Resale property
• Construction: Aluminum and vinyl siding; Shingle roof; Stone foundation; Built existing (year unspecified)
• Exterior features: Blacktop driveway; Enclosed porch; Front porch; Fully fenced yard; Play structure; Shed(s)/storage

Interior

• Kitchen: Dishwasher; Gas cooktop; Refrigerator; Country-style kitchen
• Bedrooms: Bedroom on main level
• Flooring: Carpet; Hardwood; Varies
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Gas forced-air heating
• Interior features: Dining area; Separate/formal dining room; Separate/formal living room; Country kitchen; Convertible bedroom
• Laundry & utility: Main level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $166 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $167k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#911 in NY) — a middle-class / working-renter tenant base. Strengths: commute A+, health & safety A+, crime A; Watch: amenities F, employment F, housing 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; 1 comparable units currently listed for rent nearby; 172 units permitted in Oswego County in 2024 (27 in 5+ unit buildings).
• This rent runs 35% 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 $1k of loan paydown is wiped out by about $4k 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 $48k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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 $122k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $167,450 (1.5% below list)

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.11% ✓
• Cap rate: 7.47%
• Cash-on-cash: 4.19%
• DSCR: 1.19
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $355,558
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20 Glencove Dr	0.69mi	3/2.0	1,560 (-4%)	11mo	$340,000	$218	48
7567 State Route 104	0.57mi	4/2.5 (+1)	1,854 (+14%)	24mo	$260,000	$140	20

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: -0.7%
• Equity multiple: 0.97×
• Total profit: $-1,507
• Equity at exit: $31,059

10-year hold

• IRR: 12.5%
• Equity multiple: 2.32×
• Total profit: $62,900
• Equity at exit: $24,700

Cash invested: $47,600 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,886 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$362 /mo · $4,341/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$396
• Net cashflow: $166

Break-even live

Break-even rent $1,676

Max offer price $170,000

Occupancy floor 86%

Sensitivity live

Price	-10% $262	-5% $214	+0% $166	+5% $118	+10% $70
Rent	-10% $17	-5% $92	+0% $166	+5% $241	+10% $315
Rate	-1.0pp $252	-0.5pp $209	base $166	+0.5pp $122	+1.0pp $77

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7691 New York 104 Unit A Oswego, NY	4.0	1.5	1577	$2,000	$1.27	44d	1	0.04mi

Listing history 11 events

1. 2026-06-18
   days on market $170,000 Active 17 DOM
2. 2026-06-17
   days on market $170,000 Active 16 DOM
3. 2026-06-16
   days on market $170,000 Active 15 DOM
4. 2026-06-15
   days on market $170,000 Active 14 DOM
5. 2026-06-14
   days on market $170,000 Active 12 DOM
6. 2026-06-13
   pricedays on market $170,000 Active 11 DOM
7. 2026-06-10
   days on market $176,000 Active 9 DOM
8. 2026-06-08
   days on market $176,000 Active 7 DOM
9. 2026-06-07
   days on market $176,000 Active 6 DOM
10. 2026-06-01
    remarks 699-char remark
11. 2026-06-01
    listed $176,000 Active 1 DOM

ⓘ 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: $4,341 · $362/mo
• Projected year-2 tax: $4,341 · $362/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥93°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,636
• − Mortgage interest: −$9,523
• − Property taxes: −$4,341
• − Insurance: −$850
• − Repairs & maintenance: −$1,811
• − Management: −$1,811
• − Depreciation: −$4,945
• Taxable loss: −$645
• Est. tax savings @ 24.0%: +$155
• After-tax cash flow: $2,149/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 — SUNY Oswego

• Score: 61/100
• State rank: #911
• US rank: #17822

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Oswego County · 36,495 people
• 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

+40.9% since first listed

7 events — show timeline

• 2026-06-01 Listed $176,000 CNYIS
• 2022-04-07 Sold (Public Records) $122,000 Public Records
• 2022-04-04 Sold (MLS) $121,800 CNYIS
• 2022-02-03 Pending — CNYIS
• 2022-01-27 Contingent — CNYIS
• 2022-01-18 Price Changed $114,900 CNYIS
• 2021-12-03 Listed $124,900 CNYIS

Property tax history

+10.7%/yr

Latest (2025): $4,341 · +7.9% YoY. Source: county tax records.