16 N 5th St · Fulton, NY 13069

$199,900

4 bd · 1.0 ba · 1,344 sqft · SingleFamily public records · 9 Days on market

Built 1908 4,158 sqft lot Est $141k · 42% over

---

Why this score? — see what drove the F 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 +8.4/10.0
• Cash flow +7.7/30.0
• Livability +3.1/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• DSCR +1.8/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Corner lot home offer lots of old world charm and character. The home features a living room, dining room and kitchen on the first floor with four bedrooms and a full bathroom on the second floor. Pick this one up to add to your rental portfolio or renovate and resell or use it as your primary home.

Key facts

• Fully renovated
• Grand foyer
• Impressive staircase

Tags

• FULLY RENOVATED
• RESTORED ORIGINAL WOODWORK
• REFINISHED HARDWOOD FLOORS
• GRAND FOYER
• IMPRESSIVE STAIRCASE
• UPDATED KITCHEN

Property features AI

Exterior

• Parking: Detached garage; 2-car garage
• Utilities: Public water (connected); Sewer connected
• Home design: 2-story home; Resale property; Vinyl siding
• Construction: Block foundation; Vinyl siding exterior
• Exterior features: Blacktop driveway; Corner lot; Rectangular lot (63 x 66)

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Garbage disposal; Refrigerator
• Bedrooms: Total rooms: 10 (includes entry foyer)
• Flooring: Hardwood; Varies
• Bathrooms: 2 full bathrooms; 1 main-level bathroom
• Heating & cooling: Gas heating; Radiant heat
• Interior features: Breakfast bar; Entrance foyer; Combined living/dining room; Full basement
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-233 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $159k (20.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $147k (26.7% below list).
• Recommended offer: $147k (26.7% below list) — sets the bar for 1% rule.
• Cap rate 4.9% vs local median 6.7% in Fulton — 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 61/100 on livability (#907 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D, crime F, amenities 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.
• Zoned schools: Granby Elementary School (math 17% / reading 32%, grade F, #1,846 of 2,108 statewide, top 91%, 471 students, 70% FRL); Fulton Junior High School (math 15% / reading 34%, grade F, #611 of 729 statewide, top 88%, 500 students, 62% FRL); G Ray Bodley High School (math 83% / reading 86%, grade A, #379 of 1,100 statewide, top 36%, 976 students, 57% FRL).
• Market conditions: 116 active listings in the ZIP; 3 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).

Forward outlook

• In year one you build about $15k of equity ($1k loan paydown + $13k 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.
• By year 3, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 9y 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 $150k; 34% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1908 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $146,590 (26.7% 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. Built in 1908 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 0.73% ✗
• Cap rate: 4.89%
• Cash-on-cash: -5.00%
• DSCR: 0.78
• GRM: 11.4

CMA / ARV

• ARV (on-the-fly): $141,120
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
614 Utica St	0.23mi	4/1.0	1,374 (+2%)	3mo	$25,000	$18	83
609 Seneca St	0.14mi	3/1.0 (-1)	1,381 (+3%)	2mo	$118,450	$86	83
611 Erie St	0.17mi	3/1.5 (-1)	1,320 (-2%)	1mo	$110,000	$83	81
117 S 7th St	0.33mi	3/1.0 (-1)	1,347 (+0%)	2mo	$50,000	$37	78
10 N 8th St	0.26mi	3/2.0 (-1)	1,316 (-2%)	7mo	$150,000	$114	70
524 Rochester St	0.24mi	4/2.0	1,460 (+9%)	1mo	$80,000	$55	69
514 Academy St	0.34mi	3/1.5 (-1)	1,209 (-10%)	4mo	$136,500	$113	57
309 Pratt St	0.67mi	3/1.5 (-1)	1,323 (-2%)	8mo	$147,000	$111	53
871 Oneida St	0.49mi	4/1.5	1,512 (+12%)	5mo	$172,000	$114	50
1019 Emery St	0.64mi	3/1.5 (-1)	1,419 (+6%)	7mo	$175,530	$124	48
420 N 6th St	0.61mi	3/2.0 (-1)	1,478 (+10%)	1mo	$155,000	$105	45
115 Phillips St	0.69mi	3/2.0 (-1)	1,498 (+12%)	4mo	$135,000	$90	36

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: 13.2%
• Equity multiple: 1.93×
• Total profit: $51,874
• Equity at exit: $135,218

10-year hold

• IRR: 13.6%
• Equity multiple: 3.90×
• Total profit: $162,312
• Equity at exit: $253,914

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 13069

• Home prices YoY: 2.3%
• Active inventory: 116
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $1,466 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$260 /mo · $3,115/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $-233

Break-even live

Break-even rent $1,761

Max offer price $158,713

Occupancy floor —

Sensitivity live

Price	-10% $-120	-5% $-177	+0% $-233	+5% $-290	+10% $-346
Rent	-10% $-349	-5% $-291	+0% $-233	+5% $-175	+10% $-117
Rate	-1.0pp $-132	-0.5pp $-182	base $-233	+0.5pp $-285	+1.0pp $-338

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: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
312 Utica St Fulton, NY	3.0	1.0	1060	$1,300	$1.23	15d	1	0.22mi
303 S 5th St Fulton, NY	4.0	1.5	1800	$1,850	$1.03	15d	1	0.52mi
262 W 4th St S Unit 1 Fulton, NY	3.0	1.0	1316	$1,500	$1.14	45d	1	0.95mi

Listing history 7 events

1. 2026-06-22
   days on market $199,900 Active 9 DOM
2. 2026-06-18
   days on market $199,900 Active 6 DOM
3. 2026-06-17
   days on market $199,900 Active 5 DOM
4. 2026-06-16
   days on market $199,900 Active 4 DOM
5. 2026-06-15
   days on market $199,900 Active 3 DOM
6. 2026-06-13
   remarks 693-char remark
7. 2026-06-13
   listed $199,900 Active 1 DOM

ⓘ 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: $3,115 · $260/mo
• Projected year-2 tax: $3,247 · $271/mo
• Expected delta: +$131/yr (+$11/mo · 4.2%)

ⓘ 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 1/10 Low
• 🌡 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: $17,591
• − Mortgage interest: −$11,198
• − Property taxes: −$3,115
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,407
• − Management: −$1,407
• − Depreciation: −$5,815
• Taxable loss: −$6,351
• Est. tax savings @ 24.0%: +$1,524
• After-tax cash flow: $-1,273/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

+288.2% since first listed

22 events — show timeline

• 2026-06-12 Listed $199,900 CNYIS
• 2022-09-15 Sold (Public Records) $149,500 Public Records
• 2022-09-12 Sold (MLS) $42,000 CNYIS
• 2022-08-13 Pending — CNYIS
• 2022-08-10 Contingent — CNYIS
• 2022-08-10 Price Changed $39,900 CNYIS
• 2022-06-30 Listed $44,900 CNYIS
• 2021-04-26 Pending — CNYIS
• 2020-09-15 Pending — CNYIS
• 2020-07-08 Contingent — CNYIS
• 2020-06-30 Listing Removed — CNYIS
• 2020-06-19 Price Changed $19,900 CNYIS
• 2020-05-19 Price Changed $22,000 CNYIS
• 2020-05-05 Price Changed $28,000 CNYIS
• 2020-03-19 Listed $34,900 CNYIS
• 2020-03-16 Listing Removed — CNYIS
• 2019-09-18 Listed $34,900 CNYIS
• 2017-10-20 Listing Removed — CNYIS
• 2017-09-15 Price Changed $35,900 CNYIS
• 2017-05-04 Listed $39,900 CNYIS
• 2000-02-23 Sold (Public Records) $23,956 Public Records
• 1995-06-06 Sold (Public Records) $51,500 Public Records

Property tax history

-0.5%/yr

Latest (2025): $3,115 · +7.5% YoY. Source: county tax records.