179 W 3rd St · Oswego, NY 13126

$259,900

5 bd · 2.0 ba · 2,338 sqft · MultiFamily public records · 6 Days on market

Built 1900 3,960 sqft lot Est $192k · 36% 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• 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

Excellent investment opportunity, for owner occupied or college housing. Located just blocks from downtown, clean, parking, and lots of space. Could be turned back into single family with little work. 2nd floor apartment currently empty.

Key facts

• Nearby shops
• Two-family property
• 3,960 sq ft lot

Tags

• TWO-FAMILY PROPERTY
• SOLID RENTAL INCOME POTENTIAL
• HIGHLY CONVENIENT LOCATION
• AMPLE OFF-STREET PARKING
• SHORT WALK TO DOWNTOWN
• NEARBY SHOPS

What this means for you Summary

Snapshot

• This is a 1×4bd/1.0ba + 1×3bd/1.0ba units multifamily listed at $260k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive. Per door: $559/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $260k).
• Cap rate 11.5% 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; 18 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 $3,552/mo this rent would consume 65% 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 ~5 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 14y 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 $75k; list at $260k implies a 247% 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 $259,900

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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 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: 1.37% ✓
• Cap rate: 11.45%
• Cash-on-cash: 18.43%
• DSCR: 1.82
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $191,716
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
148 E 2nd St	0.34mi	5/2.0	2,534 (+8%)	0mo	$50,000	$20	70
256 W 4th St	0.30mi	5/2.5	2,134 (-9%)	4mo	$175,000	$82	66
306 W 3rd St	0.50mi	6/2.0 (+1)	2,508 (+7%)	11mo	$163,000	$65	51
103 E 7th St	0.66mi	6/2.0 (+1)	2,438 (+4%)	13mo	$148,000	$61	46
331 W 5th St	0.60mi	5/3.0	2,076 (-11%)	5mo	$205,000	$99	45
65 and 67 East 8th	0.75mi	6/4.0 (+1)	2,060 (-12%)	6mo	$300,000	$146	27

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: 17.3%
• Equity multiple: 1.77×
• Total profit: $56,035
• Equity at exit: $47,484

10-year hold

• IRR: 27.9%
• Equity multiple: 4.20×
• Total profit: $233,066
• Equity at exit: $37,762

Cash invested: $72,772 (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: 11.4×

Monthly cashflow live

• Estimated rent: $3,552 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$217 /mo · $2,606/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$746
• Net cashflow: $1,118

Break-even live

Break-even rent $2,137

Max offer price $259,900

Occupancy floor 64%

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

Units	Beds	Baths	Est. rent
1× unit	4	1	$1,895
1× unit	3	1	$1,657
Total (2 units)			$3,552

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
175 W 8th St Unit 1 A Oswego, NY	5.0	2.0	1800	$2,625	$1.46	44d	1	0.31mi
152 W 7th St Unit A Oswego, NY	4.0	2.5	2340	$2,300	$0.98	13d	1	0.32mi
105 W Oneida St Unit A Oswego, NY	4.0	2.0	1800	$2,540	$1.41	13d	1	0.37mi
23 NW 9th St Oswego, NY	4.0	1.5	1700	$2,300	$1.35	13d	1	0.46mi
103 W 8th St Unit A Oswego, NY	4.0	2.0	1800	$2,400	$1.33	13d	1	0.47mi
137 W Mohawk St Oswego, NY	5.0	2.5	1904	$2,875	$1.51	44d	1	0.47mi
130 W Bridge St Unit A Oswego, NY	4.0	2.0	1700	$2,500	$1.47	13d	1	0.49mi
9 Lathrop St Unit A Oswego, NY	4.0	2.0	2100	$2,500	$1.19	13d	1	0.50mi
4 Murray St Oswego, NY	4.0	2.0	1589	$1,800	$1.13	13d	1	0.52mi
136 W Cayuga St Unit A Oswego, NY	4.0	2.0	1600	$2,300	$1.44	13d	1	0.55mi
138 W Cayuga St Unit A Oswego, NY	4.0	2.0	2000	$2,300	$1.15	13d	1	0.56mi
144 W Bridge St Unit A Oswego, NY	4.0	2.0	2000	$2,400	$1.20	13d	1	0.56mi
143 Liberty St Unit A Oswego, NY	4.0	2.0	1700	$2,480	$1.46	13d	1	0.57mi
153 W Bridge St Unit A Oswego, NY	4.0	1.5	1800	$2,340	$1.30	13d	1	0.60mi
85 Liberty St Unit A Oswego, NY	4.0	2.0	1800	$2,500	$1.39	13d	1	0.62mi
148 W Seneca St Unit A Oswego, NY	4.0	2.0	1800	$2,400	$1.33	13d	1	0.63mi
120 Sheldon Ave Unit A Oswego, NY	4.0	2.0	2100	$2,480	$1.18	13d	1	1.21mi
7040 State Route 104 Oswego, NY	5.0	2.0	1800	$2,625	$1.46	13d	1	1.50mi

Listing history 5 events

1. 2026-04-22
   status Pending
2. 2026-04-16
   listed $259,900 Active
3. 2013-01-16
   soldstatus $75,000
4. 2013-01-14
   soldstatus $67,500 237-char remark

   Show marketing remark (237 chars)

   Excellent investment opportunity, for owner occupied or college housing. Located just blocks from downtown, clean, parking, and lots of space. Could be turned back into single family with little work. 2nd floor apartment currently empty.

5. 2012-09-05
   listed $74,900 237-char remark

   Show marketing remark (237 chars)

   Excellent investment opportunity, for owner occupied or college housing. Located just blocks from downtown, clean, parking, and lots of space. Could be turned back into single family with little work. 2nd floor apartment currently empty.

ⓘ 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: $2,606 · $217/mo
• Projected year-2 tax: $3,499 · $292/mo
• Expected delta: +$893/yr (+$74/mo · 34.3%)

ⓘ 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 3/10 Moderate 7 d/yr ≥94°F today · 18 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: $42,624
• − Mortgage interest: −$14,558
• − Property taxes: −$2,606
• − Insurance: −$1,300
• − Repairs & maintenance: −$3,410
• − Management: −$3,410
• − Depreciation: −$7,561
• Taxable income: $9,779
• Est. tax owed @ 24.0%: −$2,347
• After-tax cash flow: $11,065/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

+247.0% since first listed

5 events — show timeline

• 2026-04-22 Pending — CNYIS
• 2026-04-16 Listed $259,900 CNYIS
• 2013-01-16 Sold (Public Records) $75,000 Public Records
• 2013-01-14 Sold (MLS) $67,500 CNYIS
• 2012-09-05 Listed $74,900 CNYIS

Property tax history

+13.3%/yr

Latest (2025): $2,606 · +13.8% YoY. Source: county tax records.