8 E 5th St · Oswego, NY 13126

$175,000

3 bd · 1.0 ba · 1,660 sqft · SingleFamily public records · 5 Days on market

Built 1900 7,400 sqft lot $105/sqft · 34% above area Est $130k · 34% over

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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 +26.7/30.0
• DSCR +9.1/10.0
• 1% rule +7.0/10.0
• 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
• ARV discount +0.0/15.0

Listing remarks MLS

A YARD TO ENJOY! PARTIALLY FENCED YARD LARGE ENOUGH FOR SHED, PLAY YARD , BACKYARD PARTIES AND A GARDEN. GREAT 3-4 BEDROOM HOME AT AN AFFORDABLE PRICE WITH 2ND FLOOR LAUNDRY, FRONT AND BACK STAIRCASE, ENCLOSED BACK PORCH, MOST NEWER WINDOWS, CENTRAL AIR AND SPACIOUS LIVING JUST A SHORT WALK TO THE LAKE AND FORT ONTARIO.

Key facts

• First-floor bedroom
• Double lot
• Shed in back yard

Tags

• DOUBLE LOT
• FULLY FENCED YARD
• FIRST-FLOOR BEDROOM
• SHED IN BACK YARD
• BUILT IN FIREPIT

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water (connected); Sewer connected
• Home design: 2 stories; Existing construction
• Construction: Vinyl siding; Stone foundation; Shingle roof; Attic/crawl hatchway(s) insulated
• Exterior features: Blacktop driveway; Irregular lot (approx. 74 x 100)

Interior

• Kitchen: Gas oven; Gas range; Refrigerator
• Bedrooms: Includes bedrooms (total rooms listed: 8)
• Flooring: Carpet; Luxury vinyl; Varies
• Bathrooms: 2 full bathrooms; 1 main-level bathroom
• Heating & cooling: Electric forced-air heating
• Interior features: Separate/formal dining room; Bedroom on main level; Full basement
• Laundry & utility: Upper-level laundry; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $472 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).

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; 21 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 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 $1k of loan paydown is wiped out by about $4k 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 $49k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 6y 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 $65k; list at $175k implies a 169% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $175,000

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.20% ✓
• Cap rate: 9.53%
• Cash-on-cash: 11.55%
• DSCR: 1.51
• GRM: 6.9

CMA / ARV

• ARV (median comp): $130,381
• List price: $175,000
• Delta: 34.22%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
81 E 5th St	0.29mi	3/1.0	1,592 (-4%)	2mo	$44,000	$28	78
30 E 4th St	0.10mi	3/2.0	1,540 (-7%)	6mo	$144,000	$94	74
132 Lyon St	0.31mi	3/1.0	1,550 (-7%)	6mo	$85,000	$55	70
121 E 3rd St	0.43mi	3/1.5	1,591 (-4%)	4mo	$140,000	$88	67
58 E 8th St	0.26mi	4/1.0 (+1)	1,514 (-9%)	6mo	$132,500	$88	63
94 E 5th St	0.32mi	3/1.0	1,417 (-15%)	2mo	$148,930	$105	59
77 W 7th St	0.73mi	3/2.0	1,596 (-4%)	0mo	$225,000	$141	55
42 W Mohawk St	0.72mi	3/1.5	1,701 (+2%)	7mo	$120,000	$71	55
150 1/2 E 3rd St	0.57mi	3/2.0	1,834 (+10%)	1mo	$42,000	$23	51
51 E Albany St	0.62mi	3/2.5	1,540 (-7%)	2mo	$179,900	$117	51
74 E Oneida St	0.37mi	4/2.0 (+1)	1,886 (+14%)	4mo	$125,000	$66	48
55 Catherine St	0.69mi	4/2.0 (+1)	1,852 (+12%)	4mo	$200,000	$108	37

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: 8.6%
• Equity multiple: 1.37×
• Total profit: $18,357
• Equity at exit: $31,973

10-year hold

• IRR: 20.4%
• Equity multiple: 3.25×
• Total profit: $110,287
• Equity at exit: $25,426

Cash invested: $49,000 (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: 6.9×

Monthly cashflow live

• Estimated rent: $2,107 high
• Mortgage (P&I): −$918
• Tax from tax record: −$202 /mo · $2,428/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$442
• Net cashflow: $472

Break-even live

Break-even rent $1,510

Max offer price $175,000

Occupancy floor 73%

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: $43,750
• Closing costs: $5,250
• 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	43d	1	0.63mi
39 W 6th St Unit 2-A Oswego, NY	3.0	1.0	1500	$1,725	$1.15	13d	1	0.65mi
103 W 8th St Unit A Oswego, NY	4.0	2.0	1800	$2,400	$1.33	13d	1	0.78mi
23 NW 9th St Oswego, NY	4.0	1.5	1700	$2,300	$1.35	13d	1	0.84mi
105 W Oneida St Unit A Oswego, NY	4.0	2.0	1800	$2,540	$1.41	13d	1	0.87mi
130 W Bridge St Unit A Oswego, NY	4.0	2.0	1700	$2,500	$1.47	13d	1	0.92mi
136 W Cayuga St Unit A Oswego, NY	4.0	2.0	1600	$2,300	$1.44	13d	1	0.93mi
138 W Cayuga St Unit A Oswego, NY	4.0	2.0	2000	$2,300	$1.15	13d	1	0.94mi
141 W Cayuga St Oswego, NY	4.0	1.0	1311	$2,100	$1.60	13d	1	0.95mi
9 Lathrop St Unit A Oswego, NY	4.0	2.0	2100	$2,500	$1.19	13d	1	0.96mi
148 W Seneca St Unit A Oswego, NY	4.0	2.0	1800	$2,400	$1.33	13d	1	0.96mi
85 Liberty St Unit A Oswego, NY	4.0	2.0	1800	$2,500	$1.39	13d	1	0.96mi
6 Lathrop St Oswego, NY	3.0	1.0	1100	$1,725	$1.57	13d	1	0.97mi
144 W Bridge St Unit A Oswego, NY	4.0	2.0	2000	$2,400	$1.20	13d	1	0.98mi
153 W Bridge St Unit A Oswego, NY	4.0	1.5	1800	$2,340	$1.30	13d	1	1.00mi
135 W Mohawk St Oswego, NY	3.0	1.0	1103	$1,700	$1.54	13d	1	1.01mi
164 W Schuyler St Unit A Oswego, NY	3.0	2.0	1400	$1,755	$1.25	13d	1	1.03mi
161 W Bridge St Unit A Oswego, NY	4.0	2.0	1400	$2,240	$1.60	13d	1	1.03mi
4 Murray St Oswego, NY	4.0	2.0	1589	$1,800	$1.13	13d	1	1.05mi
143 Liberty St Unit A Oswego, NY	4.0	2.0	1700	$2,480	$1.46	13d	1	1.07mi
14 Pond Path Oswego, NY	3.0	1.5	1408	$2,300	$1.63	13d	1	1.37mi

Listing history 5 events

1. 2026-05-09
   status Pending 536-char remark
2. 2026-05-04
   listed $175,000 Active 536-char remark
3. 2020-06-24
   soldstatus $65,000 Closed Sale or Rented 322-char remark

   Show marketing remark (322 chars)

   A YARD TO ENJOY! PARTIALLY FENCED YARD LARGE ENOUGH FOR SHED, PLAY YARD , BACKYARD PARTIES AND A GARDEN. GREAT 3-4 BEDROOM HOME AT AN AFFORDABLE PRICE WITH 2ND FLOOR LAUNDRY, FRONT AND BACK STAIRCASE, ENCLOSED BACK PORCH, MOST NEWER WINDOWS, CENTRAL AIR AND SPACIOUS LIVING JUST A SHORT WALK TO THE LAKE AND FORT ONTARIO.

4. 2020-05-05
   status Under Contract- Do Not Show 322-char remark

   Show marketing remark (322 chars)

   A YARD TO ENJOY! PARTIALLY FENCED YARD LARGE ENOUGH FOR SHED, PLAY YARD , BACKYARD PARTIES AND A GARDEN. GREAT 3-4 BEDROOM HOME AT AN AFFORDABLE PRICE WITH 2ND FLOOR LAUNDRY, FRONT AND BACK STAIRCASE, ENCLOSED BACK PORCH, MOST NEWER WINDOWS, CENTRAL AIR AND SPACIOUS LIVING JUST A SHORT WALK TO THE LAKE AND FORT ONTARIO.

5. 2020-02-21
   listed $69,900 Active 322-char remark

   Show marketing remark (322 chars)

   A YARD TO ENJOY! PARTIALLY FENCED YARD LARGE ENOUGH FOR SHED, PLAY YARD , BACKYARD PARTIES AND A GARDEN. GREAT 3-4 BEDROOM HOME AT AN AFFORDABLE PRICE WITH 2ND FLOOR LAUNDRY, FRONT AND BACK STAIRCASE, ENCLOSED BACK PORCH, MOST NEWER WINDOWS, CENTRAL AIR AND SPACIOUS LIVING JUST A SHORT WALK TO THE LAKE AND FORT ONTARIO.

ⓘ 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: $2,428 · $202/mo
• Projected year-2 tax: $2,693 · $224/mo
• Expected delta: +$265/yr (+$22/mo · 10.9%)

ⓘ 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 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: $25,283
• − Mortgage interest: −$9,803
• − Property taxes: −$2,428
• − Insurance: −$875
• − Repairs & maintenance: −$2,023
• − Management: −$2,023
• − Depreciation: −$5,091
• Taxable income: $3,041
• Est. tax owed @ 24.0%: −$730
• After-tax cash flow: $4,928/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

+150.4% since first listed

5 events — show timeline

• 2026-05-09 Pending — CNYIS
• 2026-05-04 Listed $175,000 CNYIS
• 2020-06-24 Sold (MLS) $65,000 CNYIS
• 2020-05-05 Pending — CNYIS
• 2020-02-21 Listed $69,900 CNYIS

Property tax history

+12.1%/yr

Latest (2025): $2,428 · +17.5% YoY. Source: county tax records.