147 Gildner Rd · Central Square, NY 13036

$309,900

3 bd · 2.0 ba · 1,380 sqft · SingleFamily public records · 28 Days on market

Built 1986 0.46 ac lot $225/sqft · at area comps Est $297k · at est.

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Why this score? — see what drove the D- 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).

• Appreciation +10.0/10.0
• Cash flow +7.4/30.0
• ARV discount +5.6/15.0
• Schools +3.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• DSCR +1.6/10.0

Listing remarks MLS

Full In-Law Apartment! Welcome to 147 Gildner Rd conveniently located just 2 Miles from the Brewerton exit of I-81. The main level ranch house is 1380 SF and has 3 bedrooms, 2 full bathrooms and the in-law apartment in the full walk-out basement provides another 1200 SF and 2 bedrooms and 1 full bath - 5 bedrooms, 3 full baths & over 2500 SF of finished living space!! Great for multi-generational living or possible rental income to supplement the mortgage. The main level has been updated with brand new kitchen plus updated flooring & fresh paint throughout. White Shaker Eat-In Kitchen with Cabinets to Ceiling, some Stainless Appliances and Walk-in Pantry. Primary bedroom with fully remodeled private ensuite bath. Main bath has been updated with newer flooring, vanity & medicine cabinet. Convenient Mudroom/Laundry with cabinets & closets just off the 2 Car Garage. In 2016 the walk-out basement was professionally finished with a full in-law apartment. Engineered Hardwood Floors, White Kitchen with Granite Countertops & All Stainless Appliances. Large Living & Dining Rms. Both Bedrooms have Egress Windows plus there is a den/office and own laundry. Access to apartment from private staircase in garage or exterior door in back yard for privacy. R-24 Styrofoam insulation in walls, whole house built-in dehumidifier, Mini-Split system for comfort plus a radon mitigation system for piece of mind. Newer composite deck & concrete patio. Private Treed back yard on nearly half-acre lot. Full list of updated & improvements in attachments.

Key facts

• Private lot
• Full in-law suite
• Separate laundry

Tags

• FULL IN-LAW SUITE
• PRIVATE LOT
• BRAND-NEW WHITE SHAKER KITCHEN
• WALK-IN PANTRY
• COMPLETE IN-LAW APARTMENT
• SEPARATE LAUNDRY

Property features AI

Exterior

• Parking: Attached garage with garage door opener; 2 garage spaces
• Security: Radon mitigation system
• Utilities: Public water connected; Septic tank; High-speed internet available; Electric service with circuit breakers
• Home design: Single-story / 1 story; Existing construction; Walk-out finished basement
• Construction: Frame construction with vinyl siding; Attic/crawl hatchway(s) insulated; Foam insulation; Copper plumbing; Block foundation; Asphalt architectural shingle roof
• Exterior features: Blacktop driveway; Deck; Patio; Shed(s) / Storage; Wooded lot; Rectangular lot (approx. 100 x 200)

Interior

• Kitchen: Granite counters; Electric oven / Electric range; Free-standing range; Microwave; Oven; Refrigerator; Range hood; Dishwasher; Exhaust fan
• Bedrooms: Three main-level bedrooms
• Flooring: Ceramic tile; Hardwood; Luxury vinyl; Varies
• Bathrooms: Three full bathrooms; Two main-level bathrooms
• Heating & cooling: Electric heating; Heat pump; Baseboard heating; Ductless heating/cooling; Wall unit cooling
• Interior features: Den; Entrance foyer; Eat-in kitchen; Separate/formal living room; Granite counters; Pantry; Walk-in pantry; Sliding doors / sliding glass door(s); Second kitchen; In-law floorplan; Main level primary / Primary suite; See remarks
• Laundry & utility: Washer; Dryer; Laundry on main level; Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $310k.

Deal economics

• At list price, monthly cash flow is $-397 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $240k (22.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $214k (31.1% below list).
• Recommended offer: $214k (31.1% below list) — sets the bar for 1% rule.
• Cap rate 4.8% vs local median 3.9% in Central Square — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 64/100 on livability (#723 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A, cost of living A; Watch: amenities F, commute F, health & safety D-.
• Central Square Central School District (suburban): math 40% / reading 40% proficiency, ranked #507 of 590 in NY (top 86%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 35 active listings in the ZIP; 172 units permitted in Oswego County in 2024 (27 in 5+ unit buildings).

Forward outlook

• In year one you build about $33k of equity ($2k loan paydown + $31k appreciation (10.0% local appreciation)).
• Oswego County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$53k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($305k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $213,633 (31.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
4. 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.
5. 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.
6. 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: 0.69% ✗
• Cap rate: 4.76%
• Cash-on-cash: -5.49%
• DSCR: 0.76
• GRM: 12.1

CMA / ARV

• ARV (median comp): $297,086
• List price: $309,900
• Delta: 4.31%
• Verdict: FAIR
• Comps: 3 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
72 Elderberry Ln	0.43mi	3/1.0	1,512 (+10%)	4mo	$49,000	$32	57
193 Gildner Rd	0.22mi	4/1.0 (+1)	1,200 (-13%)	5mo	$205,000	$171	55

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.4%
• Equity multiple: 2.65×
• Total profit: $143,502
• Equity at exit: $279,182

10-year hold

• IRR: 18.6%
• Equity multiple: 6.10×
• Total profit: $442,461
• Equity at exit: $602,068

Cash invested: $86,772 (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 13036

• Home prices YoY: 7.9%
• Active inventory: 35
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $2,136 medium
• Mortgage (P&I): −$1,625
• Tax from tax record: −$330 /mo · $3,963/yr
• Insurance: −$129
• HOA: −$0
• Vacancy / Maint / Mgmt: −$449
• Net cashflow: $-397

Break-even live

Break-even rent $2,639

Max offer price $239,798

Occupancy floor —

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: $77,475
• Closing costs: $9,297
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-12
   statusdays on market $309,900 Pending 28 DOM
2. 2026-06-09
   days on market $309,900 Active Under Contract 27 DOM
3. 2026-06-08
   days on market $309,900 Active Under Contract 26 DOM
4. 2026-06-07
   days on market $309,900 Active Under Contract 25 DOM
5. 2026-06-07
   days on market $309,900 Active Under Contract 24 DOM
6. 2026-06-04
   days on market $309,900 Active Under Contract 21 DOM
7. 2026-06-02
   days on market $309,900 Active Under Contract 20 DOM
8. 2026-06-01
   days on market $309,900 Active Under Contract 19 DOM
9. 2026-05-31
   days on market $309,900 Active Under Contract 18 DOM
10. 2026-05-31
    status $309,900 Active Under Contract 17 DOM
11. 2026-05-13
    listed $309,900 Active 1700-char remark
12. 2025-09-09
    soldstatus $274,900 Closed 1598-char remark

    Show marketing remark (1598 chars)

    Full In-Law Apartment! Welcome to 147 Gildner Rd conveniently located just 2 Miles from the Brewerton exit of I-81. The main level ranch house is 1380 SF and has 3 bedrooms, 2 full bathrooms and the in-law apartment in the full walk-out basement provides another 1200 SF and 2 bedrooms and 1 full bath - 5 bedrooms, 3 full baths & over 2500 SF of finished living space!! Great for multi-generational living or possible rental income to supplement the mortgage. The main level has been updated with brand new kitchen plus updated flooring & fresh paint throughout. White Shaker Eat-In Kitchen with Cabinets to Ceiling, some Stainless Appliances and Walk-in Pantry. Primary bedroom with fully remodeled private ensuite bath. Main bath has been updated with newer flooring, vanity & medicine cabinet. Convenient Mudroom/Laundry with cabinets & closets just off the 2 Car Garage. In 2016 the walk-out basement was professionally finished with a full in-law apartment. Engineered Hardwood Floors, White Kitchen with Granite Countertops & All Stainless Appliances. Large Living & Dining Rms. Both Bedrooms have Egress Windows plus there is a den/office and own laundry. Access to apartment from private staircase in garage or exterior door in back yard for privacy. R-24 Styrofoam insulation in walls, whole house built-in dehumidifier, Mini-Split system for comfort plus a radon mitigation system for piece of mind. Newer composite deck & concrete patio. Private Treed back yard on nearly half-acre lot. Full list of updated & improvements in attachments.

13. 2025-07-30
    status Pending 1598-char remark

    Show marketing remark (1598 chars)

    Full In-Law Apartment! Welcome to 147 Gildner Rd conveniently located just 2 Miles from the Brewerton exit of I-81. The main level ranch house is 1380 SF and has 3 bedrooms, 2 full bathrooms and the in-law apartment in the full walk-out basement provides another 1200 SF and 2 bedrooms and 1 full bath - 5 bedrooms, 3 full baths & over 2500 SF of finished living space!! Great for multi-generational living or possible rental income to supplement the mortgage. The main level has been updated with brand new kitchen plus updated flooring & fresh paint throughout. White Shaker Eat-In Kitchen with Cabinets to Ceiling, some Stainless Appliances and Walk-in Pantry. Primary bedroom with fully remodeled private ensuite bath. Main bath has been updated with newer flooring, vanity & medicine cabinet. Convenient Mudroom/Laundry with cabinets & closets just off the 2 Car Garage. In 2016 the walk-out basement was professionally finished with a full in-law apartment. Engineered Hardwood Floors, White Kitchen with Granite Countertops & All Stainless Appliances. Large Living & Dining Rms. Both Bedrooms have Egress Windows plus there is a den/office and own laundry. Access to apartment from private staircase in garage or exterior door in back yard for privacy. R-24 Styrofoam insulation in walls, whole house built-in dehumidifier, Mini-Split system for comfort plus a radon mitigation system for piece of mind. Newer composite deck & concrete patio. Private Treed back yard on nearly half-acre lot. Full list of updated & improvements in attachments.

14. 2025-07-26
    historical Active Under Contract 1598-char remark

    Show marketing remark (1598 chars)

    Full In-Law Apartment! Welcome to 147 Gildner Rd conveniently located just 2 Miles from the Brewerton exit of I-81. The main level ranch house is 1380 SF and has 3 bedrooms, 2 full bathrooms and the in-law apartment in the full walk-out basement provides another 1200 SF and 2 bedrooms and 1 full bath - 5 bedrooms, 3 full baths & over 2500 SF of finished living space!! Great for multi-generational living or possible rental income to supplement the mortgage. The main level has been updated with brand new kitchen plus updated flooring & fresh paint throughout. White Shaker Eat-In Kitchen with Cabinets to Ceiling, some Stainless Appliances and Walk-in Pantry. Primary bedroom with fully remodeled private ensuite bath. Main bath has been updated with newer flooring, vanity & medicine cabinet. Convenient Mudroom/Laundry with cabinets & closets just off the 2 Car Garage. In 2016 the walk-out basement was professionally finished with a full in-law apartment. Engineered Hardwood Floors, White Kitchen with Granite Countertops & All Stainless Appliances. Large Living & Dining Rms. Both Bedrooms have Egress Windows plus there is a den/office and own laundry. Access to apartment from private staircase in garage or exterior door in back yard for privacy. R-24 Styrofoam insulation in walls, whole house built-in dehumidifier, Mini-Split system for comfort plus a radon mitigation system for piece of mind. Newer composite deck & concrete patio. Private Treed back yard on nearly half-acre lot. Full list of updated & improvements in attachments.

15. 2025-07-24
    price $274,900 1598-char remark

    Show marketing remark (1598 chars)

    Full In-Law Apartment! Welcome to 147 Gildner Rd conveniently located just 2 Miles from the Brewerton exit of I-81. The main level ranch house is 1380 SF and has 3 bedrooms, 2 full bathrooms and the in-law apartment in the full walk-out basement provides another 1200 SF and 2 bedrooms and 1 full bath - 5 bedrooms, 3 full baths & over 2500 SF of finished living space!! Great for multi-generational living or possible rental income to supplement the mortgage. The main level has been updated with brand new kitchen plus updated flooring & fresh paint throughout. White Shaker Eat-In Kitchen with Cabinets to Ceiling, some Stainless Appliances and Walk-in Pantry. Primary bedroom with fully remodeled private ensuite bath. Main bath has been updated with newer flooring, vanity & medicine cabinet. Convenient Mudroom/Laundry with cabinets & closets just off the 2 Car Garage. In 2016 the walk-out basement was professionally finished with a full in-law apartment. Engineered Hardwood Floors, White Kitchen with Granite Countertops & All Stainless Appliances. Large Living & Dining Rms. Both Bedrooms have Egress Windows plus there is a den/office and own laundry. Access to apartment from private staircase in garage or exterior door in back yard for privacy. R-24 Styrofoam insulation in walls, whole house built-in dehumidifier, Mini-Split system for comfort plus a radon mitigation system for piece of mind. Newer composite deck & concrete patio. Private Treed back yard on nearly half-acre lot. Full list of updated & improvements in attachments.

16. 2025-07-07
    listed $299,900 Active 1598-char remark

    Show marketing remark (1598 chars)

    Full In-Law Apartment! Welcome to 147 Gildner Rd conveniently located just 2 Miles from the Brewerton exit of I-81. The main level ranch house is 1380 SF and has 3 bedrooms, 2 full bathrooms and the in-law apartment in the full walk-out basement provides another 1200 SF and 2 bedrooms and 1 full bath - 5 bedrooms, 3 full baths & over 2500 SF of finished living space!! Great for multi-generational living or possible rental income to supplement the mortgage. The main level has been updated with brand new kitchen plus updated flooring & fresh paint throughout. White Shaker Eat-In Kitchen with Cabinets to Ceiling, some Stainless Appliances and Walk-in Pantry. Primary bedroom with fully remodeled private ensuite bath. Main bath has been updated with newer flooring, vanity & medicine cabinet. Convenient Mudroom/Laundry with cabinets & closets just off the 2 Car Garage. In 2016 the walk-out basement was professionally finished with a full in-law apartment. Engineered Hardwood Floors, White Kitchen with Granite Countertops & All Stainless Appliances. Large Living & Dining Rms. Both Bedrooms have Egress Windows plus there is a den/office and own laundry. Access to apartment from private staircase in garage or exterior door in back yard for privacy. R-24 Styrofoam insulation in walls, whole house built-in dehumidifier, Mini-Split system for comfort plus a radon mitigation system for piece of mind. Newer composite deck & concrete patio. Private Treed back yard on nearly half-acre lot. Full list of updated & improvements in attachments.

17. 2016-06-22
    soldstatus $125,000

ⓘ 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: $3,963 · $330/mo
• Projected year-2 tax: $4,600 · $383/mo
• Expected delta: +$637/yr (+$53/mo · 16.1%)

ⓘ 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 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥95°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,636
• − Mortgage interest: −$17,359
• − Property taxes: −$3,963
• − Insurance: −$1,550
• − Repairs & maintenance: −$2,051
• − Management: −$2,051
• − Depreciation: −$9,015
• Taxable loss: −$10,353
• Est. tax savings @ 24.0%: +$2,485
• After-tax cash flow: $-2,277/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: Central Square Central School District
• NCES district ID: 3606900
• Math proficiency: 40% ▼ -18.00%
• Reading proficiency: 40% ▼ -12.00%
• Median HH income: $55,807
• Composite: 35.05/100
• National rank: #5035
• State rank: #507 of 590 in NY

Livability — Central Square

• Score: 64/100
• State rank: #723
• US rank: #13714

Category grades

Amenities F Commute F Cost of living A Crime A Employment B- Housing A+ Health & safety D- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 9,079

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 (97%)
• Race & ethnicity: White 97% Two or more races 3%
• Common ancestry: Romanian 8% Lithuanian 6% Iranian 3%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Other Indo-European 2% Spanish 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: ▲ 23.27%
• Current HPI: 318.5068
• 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

+147.9% since first listed

9 events — show timeline

• 2026-06-10 Pending — CNYIS
• 2026-05-30 Contingent — CNYIS
• 2026-05-13 Listed $309,900 CNYIS
• 2025-09-09 Sold (MLS) $274,900 CNYIS
• 2025-07-30 Pending — CNYIS
• 2025-07-26 Contingent — CNYIS
• 2025-07-24 Price Changed $274,900 CNYIS
• 2025-07-07 Listed $299,900 CNYIS
• 2016-06-22 Sold (Public Records) $125,000 Public Records

Property tax history

+2.8%/yr

Latest (2025): $3,963 · +1.7% YoY. Source: county tax records.