39 E 5th St · Oswego, NY 13126

$155,000

3 bd · 1.0 ba · 1,410 sqft · SingleFamily public records · 116 Days on market

Built 1950 6,200 sqft lot Est $165k · 6% under

---

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 +28.3/30.0
• ARV discount +10.2/15.0
• DSCR +10.0/10.0
• 1% rule +6.9/10.0
• 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

Affordable home located in the City of Oswego. This three bed one bath ranch style home is located just blocks from Fort Ontario and the lake. This home features single floor living with access to a good sized basement that was once finished, situated on a large oversized lot with parking on both sides of the home.

Key facts

• New hot water tank
• Front porch
• Full basement

Tags

• UPDATED KITCHEN
• FIRST-FLOOR LAUNDRY
• FULL BASEMENT
• PARTIALLY FINISHED AREA
• NEW HOT WATER TANK
• FRONT PORCH

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $497 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $141k (9.0% below list) — sets the bar for market timing.

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; 24 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).
• This rent runs 34% 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 $1k 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 $43k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 116 days — a 9% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y 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 $50k; list at $155k implies a 210% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $141,050 (9.0% below list)

Questions for the listing agent

1. It's been on market 116 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 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 1.19% ✓
• Cap rate: 10.14%
• Cash-on-cash: 13.73%
• DSCR: 1.61
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $164,970
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
94 E 5th St	0.20mi	3/1.0	1,417 (+0%)	2mo	$148,930	$105	88
90 E Cayuga St	0.15mi	3/2.0	1,378 (-2%)	6mo	$162,000	$118	81
81 E 5th St	0.17mi	3/1.0	1,592 (+13%)	2mo	$44,000	$28	69
210 E 11th St	0.50mi	3/2.0	1,398 (-1%)	5mo	$116,000	$83	67
13 E 6th St	0.12mi	3/2.0	1,227 (-13%)	5mo	$60,000	$49	65
279 Cherry St	0.64mi	3/1.0	1,358 (-4%)	4mo	$160,000	$118	60
121 E 3rd St	0.32mi	3/1.5	1,591 (+13%)	4mo	$140,000	$88	58
145 E Seneca St	0.41mi	3/1.0	1,213 (-14%)	4mo	$155,000	$128	55
18 Mitchell St	0.45mi	2/1.0 (-1)	1,273 (-10%)	4mo	$122,000	$96	54
51 E Albany St	0.49mi	3/2.5	1,540 (+9%)	2mo	$179,900	$117	54
187 Conway Ter	0.67mi	3/2.5	1,495 (+6%)	2mo	$225,000	$151	51
290 E 9th St	0.60mi	2/1.0 (-1)	1,218 (-14%)	2mo	$145,000	$119	43

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: 11.1%
• Equity multiple: 1.49×
• Total profit: $21,078
• Equity at exit: $28,319

10-year hold

• IRR: 22.4%
• Equity multiple: 3.48×
• Total profit: $107,429
• Equity at exit: $22,520

Cash invested: $43,400 (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: 7.0×

Monthly cashflow live

• Estimated rent: $1,838 high
• Mortgage (P&I): −$813
• Tax from tax record: −$78 /mo · $938/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $497

Break-even live

Break-even rent $1,210

Max offer price $155,000

Occupancy floor 68%

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
64 E 5th St Unit 1 Oswego, NY	2.0	1.0	900	$1,300	$1.44	43d	1	0.12mi
188 W 2nd St Unit 1 Oswego, NY	2.0	1.0	900	$1,695	$1.88	21d	1	0.62mi
25 W Mohawk St Unit TH Oswego, NY	3.0	1.0	1150	$1,745	$1.52	43d	1	0.62mi
165 W 3rd St Unit 4 Oswego, NY	2.0	1.0	1000	$1,495	$1.50	13d	1	0.63mi
165 W 3rd St Unit 3 Oswego, NY	2.0	1.0	1000	$1,445	$1.45	43d	1	0.63mi
39 W 6th St Unit 2-A Oswego, NY	3.0	1.0	1500	$1,725	$1.15	13d	1	0.73mi
103 W 8th St Unit A Oswego, NY	4.0	2.0	1800	$2,400	$1.33	13d	1	0.84mi
23 NW 9th St Oswego, NY	4.0	1.5	1700	$2,300	$1.35	13d	1	0.89mi
105 W Oneida St Unit A Oswego, NY	4.0	2.0	1800	$2,540	$1.41	13d	1	0.91mi
130 W Bridge St Unit A Oswego, NY	4.0	2.0	1700	$2,500	$1.47	13d	1	0.97mi
4 Murray St Oswego, NY	4.0	2.0	1589	$1,800	$1.13	13d	1	0.98mi
136 W Cayuga St Unit A Oswego, NY	4.0	2.0	1600	$2,300	$1.44	13d	1	0.99mi
141 W Cayuga St Oswego, NY	4.0	1.0	1311	$2,100	$1.60	13d	1	1.01mi
6 Lathrop St Oswego, NY	3.0	1.0	1100	$1,725	$1.57	13d	1	1.01mi
148 W Seneca St Unit A Oswego, NY	4.0	2.0	1800	$2,400	$1.33	13d	1	1.02mi
85 Liberty St Unit A Oswego, NY	4.0	2.0	1800	$2,500	$1.39	13d	1	1.03mi
135 W Mohawk St Oswego, NY	3.0	1.0	1103	$1,700	$1.54	13d	1	1.04mi
153 W Seneca St Unit 1 Oswego, NY	2.0	1.5	1000	$1,540	$1.54	43d	1	1.05mi
153 W Bridge St Unit A Oswego, NY	4.0	1.5	1800	$2,340	$1.30	13d	1	1.06mi
161 W Bridge St Unit A Oswego, NY	4.0	2.0	1400	$2,240	$1.60	13d	1	1.09mi
164 W Schuyler St Unit A Oswego, NY	3.0	2.0	1400	$1,755	$1.25	13d	1	1.10mi
143 Liberty St Unit A Oswego, NY	4.0	2.0	1700	$2,480	$1.46	13d	1	1.11mi
188 W Bridge St Oswego, NY	4.0	1.0	1008	$1,800	$1.79	13d	1	1.18mi
14 Pond Path Oswego, NY	3.0	1.5	1408	$2,300	$1.63	13d	1	1.28mi

Listing history 18 events

1. 2026-03-02
   status Pending
2. 2026-01-10
   status Active
3. 2025-12-26
   historical Active Under Contract
4. 2025-12-17
   status Active
5. 2025-11-13
   historical Active Under Contract
6. 2025-11-06
   listed $155,000 Active
7. 2024-10-14
   historical
8. 2024-09-02
   price $150,000
9. 2024-08-15
   price $170,000
10. 2024-07-11
    price $190,000
11. 2024-05-31
    listed $200,000 Active
12. 2024-01-12
    soldstatus $50,000 Closed 316-char remark

    Show marketing remark (316 chars)

    Affordable home located in the City of Oswego. This three bed one bath ranch style home is located just blocks from Fort Ontario and the lake. This home features single floor living with access to a good sized basement that was once finished, situated on a large oversized lot with parking on both sides of the home.

13. 2024-01-12
    soldstatus $50,000

    Show marketing remark (316 chars)

    Affordable home located in the City of Oswego. This three bed one bath ranch style home is located just blocks from Fort Ontario and the lake. This home features single floor living with access to a good sized basement that was once finished, situated on a large oversized lot with parking on both sides of the home.

14. 2023-12-27
    status Pending 316-char remark

    Show marketing remark (316 chars)

    Affordable home located in the City of Oswego. This three bed one bath ranch style home is located just blocks from Fort Ontario and the lake. This home features single floor living with access to a good sized basement that was once finished, situated on a large oversized lot with parking on both sides of the home.

15. 2023-10-21
    status Pending Sale 316-char remark

    Show marketing remark (316 chars)

    Affordable home located in the City of Oswego. This three bed one bath ranch style home is located just blocks from Fort Ontario and the lake. This home features single floor living with access to a good sized basement that was once finished, situated on a large oversized lot with parking on both sides of the home.

16. 2023-08-26
    status Active 316-char remark

    Show marketing remark (316 chars)

    Affordable home located in the City of Oswego. This three bed one bath ranch style home is located just blocks from Fort Ontario and the lake. This home features single floor living with access to a good sized basement that was once finished, situated on a large oversized lot with parking on both sides of the home.

17. 2023-08-14
    historical Continue to Show- Under Contract 316-char remark

    Show marketing remark (316 chars)

    Affordable home located in the City of Oswego. This three bed one bath ranch style home is located just blocks from Fort Ontario and the lake. This home features single floor living with access to a good sized basement that was once finished, situated on a large oversized lot with parking on both sides of the home.

18. 2023-06-27
    listed $59,900 Active 316-char remark

    Show marketing remark (316 chars)

    Affordable home located in the City of Oswego. This three bed one bath ranch style home is located just blocks from Fort Ontario and the lake. This home features single floor living with access to a good sized basement that was once finished, situated on a large oversized lot with parking on both sides of the home.

ⓘ 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: $938 · $78/mo
• Projected year-2 tax: $1,779 · $148/mo
• Expected delta: +$841/yr (+$70/mo · 89.7%)

ⓘ 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 3/10 Moderate 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: $22,058
• − Mortgage interest: −$8,682
• − Property taxes: −$938
• − Insurance: −$775
• − Repairs & maintenance: −$1,765
• − Management: −$1,765
• − Depreciation: −$4,509
• Taxable income: $3,625
• Est. tax owed @ 24.0%: −$870
• After-tax cash flow: $5,089/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

+158.8% since first listed

18 events — show timeline

• 2026-03-02 Pending — CNYIS
• 2026-01-10 Relisted — CNYIS
• 2025-12-26 Contingent — CNYIS
• 2025-12-17 Relisted — CNYIS
• 2025-11-13 Contingent — CNYIS
• 2025-11-06 Listed $155,000 CNYIS
• 2024-10-14 Listing Removed — CNYIS
• 2024-09-02 Price Changed $150,000 CNYIS
• 2024-08-15 Price Changed $170,000 CNYIS
• 2024-07-11 Price Changed $190,000 CNYIS
• 2024-05-31 Listed $200,000 CNYIS
• 2024-01-12 Sold (Public Records) $50,000 Public Records
• 2024-01-12 Sold (MLS) $50,000 CNYIS
• 2023-12-27 Pending — CNYIS
• 2023-10-21 Pending — CNYIS
• 2023-08-26 Relisted — CNYIS
• 2023-08-14 Contingent — CNYIS
• 2023-06-27 Listed $59,900 CNYIS

Property tax history

+3.5%/yr

Latest (2025): $938 · -39.6% YoY. Source: county tax records.