511 State St · Fulton, NY 13069

$150,000

4 bd · 2.5 ba · 1,417 sqft · SingleFamily public records · 4 Days on market

Built 1921 3,895 sqft lot $106/sqft · 13% below area Est $173k · 13% under

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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 +17.3/30.0
• ARV discount +13.6/15.0
• Appreciation +8.4/10.0
• 1% rule +6.5/10.0
• DSCR +5.4/10.0
• 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

Welcome to 511 State Street! Completely redone from top to bottom, notice the quality in craftsmanship from the moment you walk through the doors. From beautiful new flooring throughout, custom built cabinets, lovely rustic feeling accent walls, fine woodwork throughout the home and so much more! First level offers open concept living from the large kitchen with a breakfast bar, to the formal dining area leading right to the cozy living room making this the IDEAL place to entertain!! First level also offers a ample sized bedroom and full bathroom. Upstairs you find 3 more bedrooms with lovely vaulted ceilings and a generous sized full bathroom. Further updates include newer plumbing, electric, hot water tank, furnace, and a new roof! Make your appointment today before it too late!!

Key facts

• Custom cabinetry
• New plumbing
• Hardwood floors

Tags

• HARDWOOD FLOORS
• CUSTOM CABINETRY
• TILED SHOWER
• FIRST-FLOOR LAUNDRY
• 30-YEAR ARCHITECTURAL SHINGLES
• NEW PLUMBING

Property features AI

Exterior

• Parking: Detached garage; 2-car garage
• Utilities: Public water connected; Sewer connected; Cable available; High-speed internet available; Electric service with circuit breakers
• Home design: Single-story home; Resale property
• Construction: Stucco and vinyl siding exterior; Attic/crawl hatchway(s) insulated; Block foundation
• Exterior features: Blacktop driveway; Partial fencing; Fence; Near public transit; Rectangular residential lot; City street frontage; Lot dimensions approximately 41 x 95

Interior

• Kitchen: Electric range; Electric oven; Microwave; Refrigerator
• Bedrooms: One bedroom on the main level
• Flooring: Hardwood; Carpet; Tile; Vinyl; Varies
• Bathrooms: Two full bathrooms; One bathroom on the main level
• Heating & cooling: Gas forced-air heating
• Interior features: Ceiling fan(s); Separate/formal dining room; Entrance foyer; Window treatments; Drapes; Thermal windows; Accessible bedroom
• Laundry & utility: Main-level laundry with accessible utilities; Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $110 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).

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; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 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 $11k of equity ($1k loan paydown + $10k 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 $42k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 7y 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 $105k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price; built in 1921 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $150,000

Questions for the listing agent

1. Built in 1921 — 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. 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: 1.15% ✓
• Cap rate: 7.17%
• Cash-on-cash: 3.14%
• DSCR: 1.14
• GRM: 7.3

CMA / ARV

• ARV (median comp): $173,363
• List price: $150,000
• Delta: -13.48%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
524 Rochester St	0.30mi	4/2.0	1,460 (+3%)	1mo	$80,000	$55	78
614 Utica St	0.36mi	4/1.0	1,374 (-3%)	3mo	$25,000	$18	70
117 S 7th St	0.29mi	3/1.0 (-1)	1,347 (-5%)	2mo	$50,000	$37	66
700 Fay St	0.39mi	3/1.0 (-1)	1,448 (+2%)	4mo	$195,000	$135	64
609 Seneca St	0.56mi	3/1.0 (-1)	1,381 (-2%)	2mo	$118,450	$86	58
797 S 1st St	0.75mi	4/1.0	1,443 (+2%)	1mo	$175,000	$121	56
514 Academy St	0.20mi	3/1.5 (-1)	1,209 (-15%)	4mo	$136,500	$113	53
214 W 3rd St S	0.75mi	3/1.5 (-1)	1,415 (-0%)	5mo	$148,900	$105	52
611 Erie St	0.62mi	3/1.5 (-1)	1,320 (-7%)	1mo	$110,000	$83	50
115 Phillips St	0.74mi	3/2.0 (-1)	1,498 (+6%)	4mo	$135,000	$90	46
421 W 3rd St S	0.75mi	3/1.5 (-1)	1,336 (-6%)	3mo	$127,200	$95	44
57 W 1st St S	0.72mi	3/1.5 (-1)	1,590 (+12%)	5mo	$180,000	$113	33

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: 19.7%
• Equity multiple: 2.36×
• Total profit: $57,196
• Equity at exit: $101,465

10-year hold

• IRR: 18.8%
• Equity multiple: 4.85×
• Total profit: $161,610
• Equity at exit: $190,531

Cash invested: $42,000 (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 13069

• Home prices YoY: 2.3%
• Active inventory: 115
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,722 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$401 /mo · $4,814/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $110

Break-even live

Break-even rent $1,583

Max offer price $150,000

Occupancy floor 89%

Sensitivity live

Price	-10% $195	-5% $152	+0% $110	+5% $67	+10% $25
Rent	-10% $-26	-5% $42	+0% $110	+5% $178	+10% $246
Rate	-1.0pp $185	-0.5pp $148	base $110	+0.5pp $71	+1.0pp $31

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
303 S 5th St Fulton, NY	4.0	1.5	1800	$1,850	$1.03	14d	1	0.07mi
312 Utica St Fulton, NY	3.0	1.0	1060	$1,300	$1.23	14d	1	0.41mi
262 W 4th St S Unit 1 Fulton, NY	3.0	1.0	1316	$1,500	$1.14	44d	1	0.84mi

Listing history 12 events

1. 2026-05-15
   listed $150,000 Active 1241-char remark
2. 2022-12-27
   soldstatus $105,000 Closed Sale or Rented 792-char remark

   Show marketing remark (792 chars)

   Welcome to 511 State Street! Completely redone from top to bottom, notice the quality in craftsmanship from the moment you walk through the doors. From beautiful new flooring throughout, custom built cabinets, lovely rustic feeling accent walls, fine woodwork throughout the home and so much more! First level offers open concept living from the large kitchen with a breakfast bar, to the formal dining area leading right to the cozy living room making this the IDEAL place to entertain!! First level also offers a ample sized bedroom and full bathroom. Upstairs you find 3 more bedrooms with lovely vaulted ceilings and a generous sized full bathroom. Further updates include newer plumbing, electric, hot water tank, furnace, and a new roof! Make your appointment today before it too late!!

3. 2022-11-18
   status Under Contract- Do Not Show 792-char remark

   Show marketing remark (792 chars)

   Welcome to 511 State Street! Completely redone from top to bottom, notice the quality in craftsmanship from the moment you walk through the doors. From beautiful new flooring throughout, custom built cabinets, lovely rustic feeling accent walls, fine woodwork throughout the home and so much more! First level offers open concept living from the large kitchen with a breakfast bar, to the formal dining area leading right to the cozy living room making this the IDEAL place to entertain!! First level also offers a ample sized bedroom and full bathroom. Upstairs you find 3 more bedrooms with lovely vaulted ceilings and a generous sized full bathroom. Further updates include newer plumbing, electric, hot water tank, furnace, and a new roof! Make your appointment today before it too late!!

4. 2022-11-14
   historical Continue to Show- Under Contract 792-char remark

   Show marketing remark (792 chars)

   Welcome to 511 State Street! Completely redone from top to bottom, notice the quality in craftsmanship from the moment you walk through the doors. From beautiful new flooring throughout, custom built cabinets, lovely rustic feeling accent walls, fine woodwork throughout the home and so much more! First level offers open concept living from the large kitchen with a breakfast bar, to the formal dining area leading right to the cozy living room making this the IDEAL place to entertain!! First level also offers a ample sized bedroom and full bathroom. Upstairs you find 3 more bedrooms with lovely vaulted ceilings and a generous sized full bathroom. Further updates include newer plumbing, electric, hot water tank, furnace, and a new roof! Make your appointment today before it too late!!

5. 2022-10-28
   price $109,900 792-char remark

   Show marketing remark (792 chars)

   Welcome to 511 State Street! Completely redone from top to bottom, notice the quality in craftsmanship from the moment you walk through the doors. From beautiful new flooring throughout, custom built cabinets, lovely rustic feeling accent walls, fine woodwork throughout the home and so much more! First level offers open concept living from the large kitchen with a breakfast bar, to the formal dining area leading right to the cozy living room making this the IDEAL place to entertain!! First level also offers a ample sized bedroom and full bathroom. Upstairs you find 3 more bedrooms with lovely vaulted ceilings and a generous sized full bathroom. Further updates include newer plumbing, electric, hot water tank, furnace, and a new roof! Make your appointment today before it too late!!

6. 2022-10-14
   listed $114,900 Active 792-char remark

   Show marketing remark (792 chars)

   Welcome to 511 State Street! Completely redone from top to bottom, notice the quality in craftsmanship from the moment you walk through the doors. From beautiful new flooring throughout, custom built cabinets, lovely rustic feeling accent walls, fine woodwork throughout the home and so much more! First level offers open concept living from the large kitchen with a breakfast bar, to the formal dining area leading right to the cozy living room making this the IDEAL place to entertain!! First level also offers a ample sized bedroom and full bathroom. Upstairs you find 3 more bedrooms with lovely vaulted ceilings and a generous sized full bathroom. Further updates include newer plumbing, electric, hot water tank, furnace, and a new roof! Make your appointment today before it too late!!

7. 2020-01-10
   historical
8. 2019-11-06
   price $88,900
9. 2019-08-13
   price $92,900
10. 2019-08-03
    price $103,900
11. 2019-07-30
    price $119,900
12. 2019-07-22
    listed $130,000 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: $4,814 · $401/mo
• Projected year-2 tax: $4,814 · $401/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 3/10 Moderate
• 🌡 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: $20,659
• − Mortgage interest: −$8,402
• − Property taxes: −$4,814
• − Insurance: −$750
• − Repairs & maintenance: −$1,653
• − Management: −$1,653
• − Depreciation: −$4,364
• Taxable loss: −$976
• Est. tax savings @ 24.0%: +$234
• After-tax cash flow: $1,552/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

+15.4% since first listed

13 events — show timeline

• 2026-05-19 Pending — CNYIS
• 2026-05-15 Listed $150,000 CNYIS
• 2022-12-27 Sold (MLS) $105,000 CNYIS
• 2022-11-18 Pending — CNYIS
• 2022-11-14 Contingent — CNYIS
• 2022-10-28 Price Changed $109,900 CNYIS
• 2022-10-14 Listed $114,900 CNYIS
• 2020-01-10 Listing Removed — CNYIS
• 2019-11-06 Price Changed $88,900 CNYIS
• 2019-08-13 Price Changed $92,900 CNYIS
• 2019-08-03 Price Changed $103,900 CNYIS
• 2019-07-30 Price Changed $119,900 CNYIS
• 2019-07-22 Listed $130,000 CNYIS

Property tax history

+5.9%/yr

Latest (2025): $4,814 · +7.5% YoY. Source: county tax records.