94 E Schuyler St · Oswego, NY 13126

$69,000

3 bd · 2.5 ba · 1,599 sqft · SingleFamily public records · 107 Days on market

Built 1827 9,900 sqft lot $43/sqft · 42% below area Est $119k · 42% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

This 3-bedroom, 1-bath home offers 1,599 sq ft of potential and is ready for its next transformation. Bank-owned and priced accordingly, this property is ideal for investors, flippers, or buyers looking to renovate and build equity. The home features a spacious layout with generous room sizes and existing plumbing in place for a first-floor bathroom, creating the opportunity for added convenience and value. Nice backyard and updated furnace! With the right vision and updates, this property could make an excellent rental, flip, or owner-occupied investment. Situated close to local amenities, schools, and downtown Oswego, this is your chance to secure a project in a strong rental and resale market. Bring your tools and your vision — this one is ready for renovation and priced for opportunity. Being sold "As Is". Call today for a private showing!

Key facts

• Close to schools
• Existing plumbing
• Nice backyard

Tags

• EXISTING PLUMBING
• NICE BACKYARD
• UPDATED FURNACE
• CLOSE TO LOCAL AMENITIES
• CLOSE TO SCHOOLS
• CLOSE TO DOWNTOWN OSWEGO

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $69k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $69k).
• Recommended offer: $63k (9.0% below list) — sets the bar for market timing.
• Cap rate 25.4% 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: crime F, commute F, employment D-.
• 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.
• Zoned schools: Fitzhugh Park Elementary School (math 27% / reading 37%, grade F, #1,646 of 2,108 statewide, top 80%, 368 students, 70% FRL); Oswego Middle School (math 23% / reading 49%, grade F, #469 of 729 statewide, top 65%, 566 students, 53% FRL); Oswego High School (math 87% / reading 79%, grade A, #440 of 1,100 statewide, top 40%, 1,069 students, 51% FRL) — zoned schools average 58% FRL vs 36% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+19.2%/yr); 168 active listings in the ZIP; 21 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 39% 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 $477 of loan paydown is wiped out by about $2k 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 $19k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 107 days — a 9% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $43k; list at $69k implies a 60% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; flood insurance adds $56/mo; built in 1827 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $62,790 (9.0% below list)

Questions for the listing agent

1. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1827 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 3.05% ✓
• Cap rate: 25.43%
• Cash-on-cash: 68.35%
• DSCR: 4.04
• GRM: 2.7

CMA / ARV

• ARV (median comp): $118,545
• List price: $69,000
• Delta: -41.79%
• 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
132 Lyon St	0.12mi	3/1.0	1,550 (-3%)	6mo	$85,000	$55	78
81 E 5th St	0.39mi	3/1.0	1,592 (-0%)	2mo	$44,000	$28	73
68 E 11th St	0.23mi	3/1.0	1,546 (-3%)	8mo	$165,000	$107	72
30 E 4th St	0.34mi	3/2.0	1,540 (-4%)	6mo	$144,000	$94	71
121 E 3rd St	0.56mi	3/1.5	1,591 (-0%)	4mo	$140,000	$88	65
58 E 8th St	0.23mi	4/1.0 (+1)	1,514 (-5%)	6mo	$132,500	$88	64
187 Conway Ter	0.56mi	3/2.5	1,495 (-6%)	2mo	$225,000	$151	61
51 E Albany St	0.67mi	3/2.5	1,540 (-4%)	2mo	$179,900	$117	60
90 E Cayuga St	0.22mi	3/2.0	1,378 (-14%)	6mo	$162,000	$118	60
94 E 5th St	0.44mi	3/1.0	1,417 (-11%)	2mo	$148,930	$105	53
210 E 11th St	0.44mi	3/2.0	1,398 (-13%)	5mo	$116,000	$83	52
150 1/2 E 3rd St	0.69mi	3/2.0	1,834 (+15%)	1mo	$42,000	$23	40

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: 70.8%
• Equity multiple: 4.56×
• Total profit: $68,773
• Equity at exit: $12,606

10-year hold

• IRR: 75.9%
• Equity multiple: 11.28×
• Total profit: $198,515
• Equity at exit: $10,025

Cash invested: $19,320 (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: 2.7×

Monthly cashflow live

• Estimated rent: $2,101 high
• Mortgage (P&I): −$362
• Tax from tax record: −$169 /mo · $2,025/yr
• Insurance: −$29
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $1,045

Break-even live

Break-even rent $778

Max offer price $69,000

Occupancy floor 45%

Sensitivity live

Price	-10% $1,084	-5% $1,064	+0% $1,045	+5% $1,025	+10% $1,006
Rent	-10% $879	-5% $962	+0% $1,045	+5% $1,128	+10% $1,211
Rate	-1.0pp $1,080	-0.5pp $1,063	base $1,045	+0.5pp $1,027	+1.0pp $1,009

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
25 W Mohawk St Unit TH Oswego, NY	3.0	1.0	1150	$1,745	$1.52	45d	1	0.88mi
39 W 6th St Unit 2-A Oswego, NY	3.0	1.0	1500	$1,725	$1.15	15d	1	0.94mi
103 W 8th St Unit A Oswego, NY	4.0	2.0	1800	$2,400	$1.33	15d	1	1.07mi
23 NW 9th St Oswego, NY	4.0	1.5	1700	$2,300	$1.35	15d	1	1.13mi
105 W Oneida St Unit A Oswego, NY	4.0	2.0	1800	$2,540	$1.41	15d	1	1.15mi
4 Murray St Oswego, NY	4.0	2.0	1589	$1,800	$1.13	15d	1	1.20mi
130 W Bridge St Unit A Oswego, NY	4.0	2.0	1700	$2,500	$1.47	15d	1	1.21mi
136 W Cayuga St Unit A Oswego, NY	4.0	2.0	1600	$2,300	$1.44	15d	1	1.22mi
138 W Cayuga St Unit A Oswego, NY	4.0	2.0	2000	$2,300	$1.15	15d	1	1.23mi
141 W Cayuga St Oswego, NY	4.0	1.0	1311	$2,100	$1.60	15d	1	1.24mi
9 Lathrop St Unit A Oswego, NY	4.0	2.0	2100	$2,500	$1.19	15d	1	1.24mi
148 W Seneca St Unit A Oswego, NY	4.0	2.0	1800	$2,400	$1.33	15d	1	1.25mi
85 Liberty St Unit A Oswego, NY	4.0	2.0	1800	$2,500	$1.39	15d	1	1.25mi
6 Lathrop St Oswego, NY	3.0	1.0	1100	$1,725	$1.57	15d	1	1.25mi
144 W Bridge St Unit A Oswego, NY	4.0	2.0	2000	$2,400	$1.20	15d	1	1.27mi
153 W Bridge St Unit A Oswego, NY	4.0	1.5	1800	$2,340	$1.30	15d	1	1.29mi
135 W Mohawk St Oswego, NY	3.0	1.0	1103	$1,700	$1.54	15d	1	1.29mi
164 W Schuyler St Unit A Oswego, NY	3.0	2.0	1400	$1,755	$1.25	15d	1	1.31mi
161 W Bridge St Unit A Oswego, NY	4.0	2.0	1400	$2,240	$1.60	15d	1	1.32mi
143 Liberty St Unit A Oswego, NY	4.0	2.0	1700	$2,480	$1.46	15d	1	1.35mi
14 Pond Path Oswego, NY	3.0	1.5	1408	$2,300	$1.63	15d	1	1.46mi

Listing history 16 events

1. 2026-06-18
   days on market $69,000 Active 107 DOM
2. 2026-06-17
   days on market $69,000 Active 106 DOM
3. 2026-06-16
   days on market $69,000 Active 105 DOM
4. 2026-06-15
   days on market $69,000 Active 104 DOM
5. 2026-06-14
   days on market $69,000 Active 102 DOM
6. 2026-06-13
   days on market $69,000 Active 101 DOM
7. 2026-06-10
   days on market $69,000 Active 99 DOM
8. 2026-06-08
   days on market $69,000 Active 97 DOM
9. 2026-06-07
   days on market $69,000 Active 96 DOM
10. 2026-06-02
    days on market $69,000 Active 91 DOM
11. 2026-06-01
    days on market $69,000 Active 90 DOM
12. 2026-05-31
    days on market $69,000 Active 89 DOM
13. 2026-05-30
    days on market $69,000 Active 88 DOM
14. 2026-04-14
    price $69,000 871-char remark

    Show marketing remark (871 chars)

    This 3-bedroom, 1-bath home offers 1,599 sq ft of potential and is ready for its next transformation. Bank-owned and priced accordingly, this property is ideal for investors, flippers, or buyers looking to renovate and build equity. The home features a spacious layout with generous room sizes and existing plumbing in place for a first-floor bathroom, creating the opportunity for added convenience and value. Nice backyard and updated furnace! With the right vision and updates, this property could make an excellent rental, flip, or owner-occupied investment. Situated close to local amenities, schools, and downtown Oswego, this is your chance to secure a project in a strong rental and resale market. Bring your tools and your vision — this one is ready for renovation and priced for opportunity. Being sold "As Is". Call today for a private showing!

15. 2026-03-03
    listed $75,000 Active 871-char remark

    Show marketing remark (871 chars)

    This 3-bedroom, 1-bath home offers 1,599 sq ft of potential and is ready for its next transformation. Bank-owned and priced accordingly, this property is ideal for investors, flippers, or buyers looking to renovate and build equity. The home features a spacious layout with generous room sizes and existing plumbing in place for a first-floor bathroom, creating the opportunity for added convenience and value. Nice backyard and updated furnace! With the right vision and updates, this property could make an excellent rental, flip, or owner-occupied investment. Situated close to local amenities, schools, and downtown Oswego, this is your chance to secure a project in a strong rental and resale market. Bring your tools and your vision — this one is ready for renovation and priced for opportunity. Being sold "As Is". Call today for a private showing!

16. 2007-12-21
    soldstatus $43,244

ⓘ 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: $2,025 · $169/mo
• Projected year-2 tax: $2,025 · $169/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 7/10 Severe FEMA zone X (unshaded) · 76% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥94°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: $25,213
• − Mortgage interest: −$3,865
• − Property taxes: −$2,025
• − Insurance: −$1,011
• − Repairs & maintenance: −$2,017
• − Management: −$2,017
• − Depreciation: −$2,007
• Taxable income: $12,270
• Est. tax owed @ 24.0%: −$2,945
• After-tax cash flow: $9,595/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

+59.6% since first listed

3 events — show timeline

• 2026-04-14 Price Changed $69,000 CNYIS
• 2026-03-03 Listed $75,000 CNYIS
• 2007-12-21 Sold (Public Records) $43,244 Public Records

Property tax history

+15.1%/yr

Latest (2025): $2,025 · +38.5% YoY. Source: county tax records.