118 W Cayuga St · Oswego, NY 13126

$119,900

3 bd · 1.0 ba · 1,192 sqft · SingleFamily public records · 28 Days on market

Built 1900 5,559 sqft lot Est $131k · 9% 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 +30.0/30.0
• ARV discount +11.4/15.0
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• 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

Listing remarks MLS

PRICED BELOW ASSESSMENT. This very well kept west-side home has a large updated kitchen, downstairs full bath and laundry room off of kitchen. Upstairs there is a walk-thru bedroom, could be used as a nursery area or an office and two other good sized bedrooms. Large landscaped yard. Home is currently rented for $850 per month.

Key facts

• Low-maintenance lot
• New flooring
• Central location

Tags

• HISTORIC DISTRICT
• NEW FLOORING
• NEW KITCHEN APPLIANCES
• LOW-MAINTENANCE LOT
• CENTRAL LOCATION

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water connected; Septic sewer
• Home design: Single-story; Existing construction
• Construction: Frame construction with vinyl siding; Stone foundation
• Exterior features: Blacktop driveway; Rectangular residential lot; City street frontage; Lot dimensions approximately 32 x 170

Interior

• Kitchen: Gas cooktop
• Bedrooms: Total of 5 rooms (includes sleeping areas)
• Flooring: Hardwood; Tile; Vinyl; Varied flooring
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Gas forced-air heating
• Interior features: Eat-in kitchen; Full basement
• Laundry & utility: Main-level laundry; Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $557 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $118k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.9% vs local median 8.8% in Oswego — 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 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; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 172 units permitted in Oswego County in 2024 (27 in 5+ unit buildings).
• This rent runs 32% 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 $829 of loan paydown is wiped out by about $3k 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 $34k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y 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 $56k; list at $120k implies a 114% 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 $118,101 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.46% ✓
• Cap rate: 11.86%
• Cash-on-cash: 19.90%
• DSCR: 1.89
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $131,120
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
70 Liberty St	0.18mi	3/1.0	1,155 (-3%)	2mo	$127,000	$110	85
119 W Cayuga St	0.04mi	3/1.0	1,289 (+8%)	1mo	$172,380	$134	84
20 Governor St	0.33mi	3/1.0	1,187 (-0%)	8mo	$165,000	$139	78
33 1/2 Dublin St	0.33mi	3/1.0	1,178 (-1%)	6mo	$113,700	$97	77
171 W Seneca St	0.21mi	4/2.0 (+1)	1,247 (+5%)	9mo	$119,000	$95	66
9 SW 9th St	0.22mi	3/2.0	1,050 (-12%)	2mo	$137,000	$130	64
123 W Seneca St	0.12mi	3/1.0	1,365 (+14%)	8mo	$80,000	$59	63
68 Bronson St	0.36mi	2/1.0 (-1)	1,108 (-7%)	4mo	$165,000	$149	63
152 W Cayuga St	0.12mi	4/2.0 (+1)	1,360 (+14%)	8mo	$132,000	$97	55
94 Niagara St	0.66mi	3/1.0	1,108 (-7%)	3mo	$135,000	$122	55
81 Niagara St	0.65mi	3/1.0	1,305 (+10%)	3mo	$120,000	$92	51
41 W Van Buren St	0.50mi	2/1.5 (-1)	1,038 (-13%)	1mo	$100,000	$96	47

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: 19.3%
• Equity multiple: 1.87×
• Total profit: $29,104
• Equity at exit: $21,906

10-year hold

• IRR: 29.8%
• Equity multiple: 4.47×
• Total profit: $116,617
• Equity at exit: $17,421

Cash invested: $33,572 (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: 5.7×

Monthly cashflow live

• Estimated rent: $1,754 high
• Mortgage (P&I): −$629
• Tax from tax record: −$150 /mo · $1,802/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $557

Break-even live

Break-even rent $1,049

Max offer price $119,900

Occupancy floor 63%

Sensitivity live

Price	-10% $624	-5% $591	+0% $557	+5% $523	+10% $489
Rent	-10% $418	-5% $487	+0% $557	+5% $626	+10% $695
Rate	-1.0pp $617	-0.5pp $587	base $557	+0.5pp $526	+1.0pp $494

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
95 Ontario St Unit 2 Oswego, NY	2.0	1.0	749	$1,300	$1.74	14d	1	0.05mi
141 W Cayuga St Oswego, NY	4.0	1.0	1311	$2,100	$1.60	14d	1	0.06mi
6 Lathrop St Oswego, NY	3.0	1.0	1100	$1,725	$1.57	14d	1	0.09mi
161 W Bridge St Unit A Oswego, NY	4.0	2.0	1400	$2,240	$1.60	14d	1	0.14mi
153 W Seneca St Unit 1 Oswego, NY	2.0	1.5	1000	$1,540	$1.54	44d	1	0.16mi
188 W Bridge St Oswego, NY	4.0	1.0	1008	$1,800	$1.79	14d	1	0.23mi
164 W Schuyler St Unit A Oswego, NY	3.0	2.0	1400	$1,755	$1.25	14d	1	0.23mi
135 W Mohawk St Oswego, NY	3.0	1.0	1103	$1,700	$1.54	14d	1	0.25mi
39 W 6th St Unit 2-A Oswego, NY	3.0	1.0	1500	$1,725	$1.15	14d	1	0.29mi
165 W 3rd St Unit 3 Oswego, NY	2.0	1.0	1000	$1,445	$1.45	44d	1	0.47mi
165 W 3rd St Unit 4 Oswego, NY	2.0	1.0	1000	$1,495	$1.50	14d	1	0.47mi
25 W Mohawk St Unit TH Oswego, NY	3.0	1.0	1150	$1,745	$1.52	44d	1	0.49mi
188 W 2nd St Unit 6 Oswego, NY	2.0	1.0	800	$1,595	$1.99	22d	1	0.50mi
188 W 2nd St Unit 1 Oswego, NY	2.0	1.0	900	$1,695	$1.88	22d	1	0.50mi
23 W Mohawk St Unit 3 Oswego, NY	2.0	1.0	800	$1,595	$1.99	44d	1	0.50mi
64 E 5th St Unit 1 Oswego, NY	2.0	1.0	900	$1,300	$1.44	44d	1	0.90mi
14 Pond Path Oswego, NY	3.0	1.5	1408	$2,300	$1.63	14d	1	1.42mi

Listing history 18 events

1. 2026-06-18
   days on market $119,900 Active 28 DOM
2. 2026-06-17
   days on market $119,900 Active 27 DOM
3. 2026-06-16
   days on market $119,900 Active 26 DOM
4. 2026-06-15
   days on market $119,900 Active 25 DOM
5. 2026-06-14
   days on market $119,900 Active 23 DOM
6. 2026-06-13
   statusdays on market $119,900 Active 22 DOM
7. 2026-06-10
   days on market $119,900 Active Under Contract 20 DOM
8. 2026-06-08
   days on market $119,900 Active Under Contract 18 DOM
9. 2026-06-07
   statusdays on market $119,900 Active Under Contract 17 DOM
10. 2026-06-02
    days on market $119,900 Active 12 DOM
11. 2026-06-01
    days on market $119,900 Active 11 DOM
12. 2026-05-31
    days on market $119,900 Active 10 DOM
13. 2026-05-30
    days on market $119,900 Active 9 DOM
14. 2026-05-21
    listed $119,900 Active
15. 2015-06-16
    soldstatus $56,000
16. 2015-06-12
    soldstatus $56,000 Closed Sale or Rented 329-char remark

    Show marketing remark (329 chars)

    PRICED BELOW ASSESSMENT. This very well kept west-side home has a large updated kitchen, downstairs full bath and laundry room off of kitchen. Upstairs there is a walk-thru bedroom, could be used as a nursery area or an office and two other good sized bedrooms. Large landscaped yard. Home is currently rented for $850 per month.

17. 2015-03-18
    listed $55,000 329-char remark

    Show marketing remark (329 chars)

    PRICED BELOW ASSESSMENT. This very well kept west-side home has a large updated kitchen, downstairs full bath and laundry room off of kitchen. Upstairs there is a walk-thru bedroom, could be used as a nursery area or an office and two other good sized bedrooms. Large landscaped yard. Home is currently rented for $850 per month.

18. 2013-07-31
    soldstatus $55,000

ⓘ 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: $1,802 · $150/mo
• Projected year-2 tax: $1,914 · $160/mo
• Expected delta: +$112/yr (+$9/mo · 6.2%)

ⓘ 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 ≥93°F today · 17 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: $21,046
• − Mortgage interest: −$6,716
• − Property taxes: −$1,802
• − Insurance: −$600
• − Repairs & maintenance: −$1,684
• − Management: −$1,684
• − Depreciation: −$3,488
• Taxable income: $5,073
• Est. tax owed @ 24.0%: −$1,217
• After-tax cash flow: $5,462/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

+118.0% since first listed

5 events — show timeline

• 2026-05-21 Listed $119,900 CNYIS
• 2015-06-16 Sold (Public Records) $56,000 Public Records
• 2015-06-12 Sold (MLS) $56,000 CNYIS
• 2015-03-18 Listed $55,000 CNYIS
• 2013-07-31 Sold (Public Records) $55,000 Public Records

Property tax history

+11.2%/yr

Latest (2025): $1,802 · +6.6% YoY. Source: county tax records.