415 Park St · Fulton, NY 13069

$109,000

3 bd · 1.5 ba · 1,420 sqft · SingleFamily public records · 29 Days on market

Built 1910 4,686 sqft lot Est $135k · 19% under

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Why this score? — see what drove the A- 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 +29.5/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +8.4/10.0
• 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

Affordable option, Spacious 3 bedrooms , 1 1/2 bath , formal dining, large full bath, walk up attic, enclosed porch, deck

Key facts

• Inviting entry foyer
• Fresh carpeting
• New side entry door

Tags

• ENCLOSED FRONT PORCH
• INVITING ENTRY FOYER
• BRAND-NEW SLIDING GLASS DOOR
• NEW SIDE ENTRY DOOR
• FRESH CARPETING
• UPDATED EXTERIOR PAINT

Property features AI

Exterior

• Parking: No garage; Driveway; Shared driveway
• Utilities: Public water connected; Sewer connected; Electric with circuit breakers
• Home design: 2-story property; Existing construction
• Construction: Aluminum siding; Vinyl siding; Asphalt shingle roof; Block foundation
• Exterior features: Shed(s) and storage; Rectangular residential lot; City street frontage

Interior

• Kitchen: Free-standing range; Oven; Refrigerator; See remarks for additional kitchen details
• Bedrooms: Convertible bedroom
• Flooring: Carpet; Hardwood; Varies
• Bathrooms: 1 full bathroom; 1 half bathroom; 1 main-level bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Separate/formal dining room; Entrance foyer; Separate/formal living room; Country kitchen; Sliding glass doors; Convertible bedroom; Sliding doors
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $109k.

Deal economics

• At list price, monthly cash flow is $390 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $109k).
• Recommended offer: $107k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.6% vs local median 6.9% in Fulton — 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 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 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).

Forward outlook

• In year one you build about $8k of equity ($754 loan paydown + $7k 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 $31k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 18y ago; this cycle's ask has dropped $21k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $25k; list at $109k implies a 334% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price; built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $107,365 (1.5% below list)

Questions for the listing agent

1. Built in 1910 — 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: 1.53% ✓
• Cap rate: 10.58%
• Cash-on-cash: 15.32%
• DSCR: 1.68
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $134,900
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
407 State St	0.17mi	2/1.5 (-1)	1,380 (-3%)	2mo	$125,000	$91	81
700 Fay St	0.32mi	3/1.0	1,448 (+2%)	4mo	$195,000	$135	76
117 S 7th St	0.49mi	3/1.0	1,347 (-5%)	1mo	$50,000	$37	65
524 Rochester St	0.50mi	4/2.0 (+1)	1,460 (+3%)	1mo	$80,000	$55	64
214 W 3rd St S	0.70mi	3/1.5	1,415 (-0%)	5mo	$148,900	$105	63
797 S 1st St	0.58mi	4/1.0 (+1)	1,443 (+2%)	1mo	$175,000	$121	62
557 W 2nd St S	0.60mi	3/1.0	1,386 (-2%)	6mo	$121,000	$87	61
421 W 3rd St S	0.60mi	3/1.5	1,336 (-6%)	3mo	$127,200	$95	59
614 Utica St	0.56mi	4/1.0 (+1)	1,374 (-3%)	3mo	$25,000	$18	59
514 Academy St	0.39mi	3/1.5	1,209 (-15%)	4mo	$136,500	$113	53
115 Phillips St	0.75mi	3/2.0	1,498 (+6%)	4mo	$135,000	$90	51
474 W 3rd St S	0.64mi	3/2.5	1,240 (-13%)	1mo	$136,150	$110	44

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: 29.6%
• Equity multiple: 3.01×
• Total profit: $61,317
• Equity at exit: $73,731

10-year hold

• IRR: 27.2%
• Equity multiple: 6.25×
• Total profit: $160,126
• Equity at exit: $138,452

Cash invested: $30,520 (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: 5.4×

Monthly cashflow live

• Estimated rent: $1,668 medium
• Mortgage (P&I): −$572
• Tax from tax record: −$311 /mo · $3,729/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $390

Break-even live

Break-even rent $1,174

Max offer price $109,000

Occupancy floor 72%

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: $27,250
• Closing costs: $3,270
• 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	13d	1	0.20mi
312 Utica St Fulton, NY	3.0	1.0	1060	$1,300	$1.23	13d	1	0.54mi
262 W 4th St S Unit 1 Fulton, NY	3.0	1.0	1316	$1,500	$1.14	43d	1	0.74mi

Listing history 25 events

1. 2026-06-18
   days on market $109,000 Active 29 DOM
2. 2026-06-17
   days on market $109,000 Active 28 DOM
3. 2026-06-16
   days on market $109,000 Active 27 DOM
4. 2026-06-15
   days on market $109,000 Active 26 DOM
5. 2026-06-14
   days on market $109,000 Active 24 DOM
6. 2026-06-13
   days on market $109,000 Active 23 DOM
7. 2026-06-10
   pricedays on market $109,000 Active 21 DOM
8. 2026-06-09
   days on market $129,900 Active 20 DOM
9. 2026-06-08
   days on market $129,900 Active 19 DOM
10. 2026-06-07
    days on market $129,900 Active 18 DOM
11. 2026-06-02
    days on market $129,900 Active 13 DOM
12. 2026-06-01
    days on market $129,900 Active 12 DOM
13. 2026-05-31
    days on market $129,900 Active 11 DOM
14. 2026-05-30
    days on market $129,900 Active 10 DOM
15. 2026-05-20
    listed $129,900 Active
16. 2014-12-03
    soldstatus $25,125 121-char remark

    Show marketing remark (121 chars)

    Affordable option, Spacious 3 bedrooms , 1 1/2 bath , formal dining, large full bath, walk up attic, enclosed porch, deck

17. 2014-02-14
    listed $32,900 121-char remark

    Show marketing remark (121 chars)

    Affordable option, Spacious 3 bedrooms , 1 1/2 bath , formal dining, large full bath, walk up attic, enclosed porch, deck

18. 2013-05-30
    listed $54,900
19. 2008-11-21
    soldstatus $31,000
20. 2008-07-22
    historical
21. 2008-07-11
    listed $30,000
22. 2004-04-20
    soldstatus $43,000
23. 2002-08-12
    soldstatus $25,000
24. 2000-05-19
    soldstatus $42,303
25. 1997-12-11
    soldstatus $54,500

ⓘ 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: $3,729 · $311/mo
• Projected year-2 tax: $3,729 · $311/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: $20,012
• − Mortgage interest: −$6,106
• − Property taxes: −$3,729
• − Insurance: −$545
• − Repairs & maintenance: −$1,601
• − Management: −$1,601
• − Depreciation: −$3,171
• Taxable income: $3,259
• Est. tax owed @ 24.0%: −$782
• After-tax cash flow: $3,894/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

+138.3% since first listed

11 events — show timeline

• 2026-05-20 Listed $129,900 CNYIS
• 2014-12-03 Sold (MLS) $25,125 CNYIS
• 2014-02-14 Listed $32,900 CNYIS
• 2013-05-30 Listed $54,900 CNYIS
• 2008-11-21 Sold (MLS) $31,000 Global MLS
• 2008-07-22 Listing Removed — Global MLS
• 2008-07-11 Listed $30,000 Global MLS
• 2004-04-20 Sold (Public Records) $43,000 Public Records
• 2002-08-12 Sold (Public Records) $25,000 Public Records
• 2000-05-19 Sold (Public Records) $42,303 Public Records
• 1997-12-11 Sold (Public Records) $54,500 Public Records

Property tax history

+0.5%/yr

Latest (2025): $3,729 · +2.2% YoY. Source: county tax records.