205 Cemetery Rd · Oswego, NY 13126

$199,900

3 bd · 1.5 ba · 2,280 sqft · SingleFamily public records · 66 Days on market

Built 1943 0.60 ac lot $88/sqft · at area comps Est $208k · at est.

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Why this score? — see what drove the C- 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 +14.7/30.0
• ARV discount +9.3/15.0
• Rent growth +5.0/5.0
• DSCR +4.5/10.0
• 1% rule +4.4/10.0
• Appreciation +3.9/10.0
• Schools +3.8/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Price Reduction!!!! 2280 sq ft for only $229,900!!!! Say hello to 205 Cemetery Rd in Oswego—a spacious property offering the opportunity to create your ideal home. This five-bedroom residence features a highly desirable first-floor bedroom and convenient first-floor laundry, providing flexible living options and everyday ease. With generous living space and a functional layout, this home is well-suited for a variety of needs. The property is ideally located just minutes from SUNY Oswego, making it especially attractive for student housing if you are looking to invest, need a short commute to this educational institution, or place of work. Nearby educational options also include Oswego City School District schools, all within a short drive. Convenience is key with close proximity to everyday amenities. Grocery shopping is easily accessible with stores like Price Chopper and Walmart Supercenter just minutes away. Enjoy dining, shopping, and entertainment options in downtown Oswego, along with scenic waterfront attractions along Lake Ontario and Breitbeck Park. If you are looking for a spacious home in a convenient and vibrant location, 205 Cemetery Rd offers exceptional potential.

Key facts

• First floor laundry
• Investment potential
• Convenient location

Tags

• FIRST FLOOR BEDROOM
• FIRST FLOOR LAUNDRY
• INVESTMENT POTENTIAL
• CONVENIENT LOCATION
• CLOSE PROXIMITY TO AMENITIES
• NEARBY EDUCATIONAL OPTIONS

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $50 ($599/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $188k (6.0% below list).
• Recommended offer: $188k (6.0% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 8.8% in Oswego — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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; 172 units permitted in Oswego County in 2024 (27 in 5+ unit buildings).
• This rent runs 35% 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 $5k 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 $56k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($188k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $40k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $112k; list at $200k implies a 78% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1943 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $187,892 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1943 — 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: 0.94% ✗
• Cap rate: 6.59%
• Cash-on-cash: 1.07%
• DSCR: 1.05
• GRM: 8.9

CMA / ARV

• ARV (median comp): $208,320
• List price: $199,900
• Delta: -4.04%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
359 Bunker Hill Rd	0.71mi	4/2.0 (+1)	2,124 (-7%)	6mo	$238,000	$112	44

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: -5.6%
• Equity multiple: 0.77×
• Total profit: $-12,909
• Equity at exit: $36,522

10-year hold

• IRR: 7.8%
• Equity multiple: 1.78×
• Total profit: $43,853
• Equity at exit: $29,044

Cash invested: $55,972 (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: 8.9×

Monthly cashflow live

• Estimated rent: $1,879 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$303 /mo · $3,634/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $50

Break-even live

Break-even rent $1,816

Max offer price $199,900

Occupancy floor 92%

Sensitivity live

Price	-10% $163	-5% $107	+0% $50	+5% $-7	+10% $-63
Rent	-10% $-99	-5% $-24	+0% $50	+5% $124	+10% $198
Rate	-1.0pp $151	-0.5pp $101	base $50	+0.5pp $-2	+1.0pp $-55

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $199,900 Active 66 DOM
2. 2026-06-17
   days on market $199,900 Active 65 DOM
3. 2026-06-16
   days on market $199,900 Active 64 DOM
4. 2026-06-15
   days on market $199,900 Active 63 DOM
5. 2026-06-14
   days on market $199,900 Active 61 DOM
6. 2026-06-13
   pricedays on market $199,900 Active 60 DOM
7. 2026-06-10
   days on market $219,900 Active 58 DOM
8. 2026-06-08
   days on market $219,900 Active 56 DOM
9. 2026-06-07
   pricedays on market $219,900 Active 55 DOM
10. 2026-06-02
    days on market $229,900 Active 50 DOM
11. 2026-06-01
    days on market $229,900 Active 49 DOM
12. 2026-05-31
    days on market $229,900 Active 48 DOM
13. 2026-05-30
    days on market $229,900 Active 47 DOM
14. 2026-04-28
    price $229,900 1203-char remark

    Show marketing remark (1203 chars)

    Price Reduction!!!! 2280 sq ft for only $229,900!!!! Say hello to 205 Cemetery Rd in Oswego—a spacious property offering the opportunity to create your ideal home. This five-bedroom residence features a highly desirable first-floor bedroom and convenient first-floor laundry, providing flexible living options and everyday ease. With generous living space and a functional layout, this home is well-suited for a variety of needs. The property is ideally located just minutes from SUNY Oswego, making it especially attractive for student housing if you are looking to invest, need a short commute to this educational institution, or place of work. Nearby educational options also include Oswego City School District schools, all within a short drive. Convenience is key with close proximity to everyday amenities. Grocery shopping is easily accessible with stores like Price Chopper and Walmart Supercenter just minutes away. Enjoy dining, shopping, and entertainment options in downtown Oswego, along with scenic waterfront attractions along Lake Ontario and Breitbeck Park. If you are looking for a spacious home in a convenient and vibrant location, 205 Cemetery Rd offers exceptional potential.

15. 2026-04-13
    listed $239,900 Active 1203-char remark

    Show marketing remark (1203 chars)

    Price Reduction!!!! 2280 sq ft for only $229,900!!!! Say hello to 205 Cemetery Rd in Oswego—a spacious property offering the opportunity to create your ideal home. This five-bedroom residence features a highly desirable first-floor bedroom and convenient first-floor laundry, providing flexible living options and everyday ease. With generous living space and a functional layout, this home is well-suited for a variety of needs. The property is ideally located just minutes from SUNY Oswego, making it especially attractive for student housing if you are looking to invest, need a short commute to this educational institution, or place of work. Nearby educational options also include Oswego City School District schools, all within a short drive. Convenience is key with close proximity to everyday amenities. Grocery shopping is easily accessible with stores like Price Chopper and Walmart Supercenter just minutes away. Enjoy dining, shopping, and entertainment options in downtown Oswego, along with scenic waterfront attractions along Lake Ontario and Breitbeck Park. If you are looking for a spacious home in a convenient and vibrant location, 205 Cemetery Rd offers exceptional potential.

16. 2024-09-06
    historical $2,700
17. 2024-08-24
    listed $2,700
18. 2024-05-21
    soldstatus $112,100
19. 2024-05-10
    soldstatus $112,100 Closed 397-char remark

    Show marketing remark (397 chars)

    Don't miss out on this affordable opportunity to turn a house into your ideal home. Nestled in a quiet setting, this charming house offers a unique opportunity for those with a vision to create their own haven. While it may need some work, this home is perfectly livable. Close to SUNY Oswego and only 45 mins to downtown Syracuse. Schedule a showing today and start envisioning the possibilities!

20. 2024-03-05
    status Pending 397-char remark

    Show marketing remark (397 chars)

    Don't miss out on this affordable opportunity to turn a house into your ideal home. Nestled in a quiet setting, this charming house offers a unique opportunity for those with a vision to create their own haven. While it may need some work, this home is perfectly livable. Close to SUNY Oswego and only 45 mins to downtown Syracuse. Schedule a showing today and start envisioning the possibilities!

21. 2024-02-29
    listed $85,000 Active 397-char remark

    Show marketing remark (397 chars)

    Don't miss out on this affordable opportunity to turn a house into your ideal home. Nestled in a quiet setting, this charming house offers a unique opportunity for those with a vision to create their own haven. While it may need some work, this home is perfectly livable. Close to SUNY Oswego and only 45 mins to downtown Syracuse. Schedule a showing today and start envisioning the possibilities!

ⓘ 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: $3,634 · $303/mo
• Projected year-2 tax: $3,634 · $303/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 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥93°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,547
• − Mortgage interest: −$11,198
• − Property taxes: −$3,634
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,804
• − Management: −$1,804
• − Depreciation: −$5,815
• Taxable loss: −$2,707
• Est. tax savings @ 24.0%: +$650
• After-tax cash flow: $1,249/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

• 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

+170.5% since first listed

8 events — show timeline

• 2026-04-28 Price Changed $229,900 CNYIS
• 2026-04-13 Listed $239,900 CNYIS
• 2024-09-06 Rental Removed $2,700 Avail
• 2024-08-24 Listed for Rent $2,700 Avail
• 2024-05-21 Sold (Public Records) $112,100 Public Records
• 2024-05-10 Sold (MLS) $112,100 CNYIS
• 2024-03-05 Pending — CNYIS
• 2024-02-29 Listed $85,000 CNYIS

Property tax history

+10.7%/yr

Latest (2025): $3,634 · +7.9% YoY. Source: county tax records.