3282 Fulton Ave · Central Square, NY 13036

$145,900

3 bd · 1.0 ba · 1,344 sqft · SingleFamily public records · 36 Days on market

Built 1900 0.34 ac lot Est $230k · 37% under

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Why this score? — see what drove the A 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +9.8/10.0
• Schools +3.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Estate home. .3 bedroom 1 bath. Newer roof and windows. Main floor is all set, upstairs needs some TLC to make this come to life. Great wrap around porch and yard right in Central Square. Come check it out and make an offer!

Key facts

• Wrap around porch
• Central square
• 0.34 acre lot

Tags

• WRAP AROUND PORCH
• CENTRAL SQUARE

Property features AI

Exterior

• Parking: Detached garage; 2 garage spaces
• Utilities: Electricity available with circuit breakers; Public water connected; Sewer connected
• Home design: Two-story home; Existing (resale) property; Road frontage on a main thoroughfare; Lot dimensions approximately 60 x 247
• Construction: Vinyl and wood siding; Asphalt roof; Block and stone foundation; Irregular lot
• Exterior features: Blacktop driveway; Private yard; Covered porch; Patio/porch; See remarks

Interior

• Kitchen: Electric cooktop; Refrigerator; Eat-in kitchen
• Bedrooms: Total rooms: 7 (includes family room and laundry)
• Flooring: Carpet; Hardwood; Tile; Varied flooring throughout
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Gas forced-air heating
• Interior features: Ceiling fans; Eat-in kitchen; Full walk-up basement with exterior entry
• Laundry & utility: Laundry located in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $146k.

Deal economics

• At list price, monthly cash flow is $645 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $146k).
• Recommended offer: $142k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.6% vs local median 3.9% in Central Square — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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 $16k of equity ($1k loan paydown + $15k 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.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $41k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($142k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $37k; list at $146k implies a 294% 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 $141,523 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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. 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: 1.48% ✓
• Cap rate: 11.60%
• Cash-on-cash: 18.96%
• DSCR: 1.84
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $229,824
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
126 Tucker Ave	0.56mi	3/2.5	1,368 (+2%)	13mo	$200,000	$146	54
208 Pleasant Ave	0.51mi	2/2.0 (-1)	1,376 (+2%)	12mo	$235,000	$171	53
120 Hillcrest Dr	0.60mi	3/2.5	1,392 (+4%)	11mo	$285,000	$205	51
110 Aqua Way	0.56mi	3/1.5	1,508 (+12%)	5mo	$282,800	$188	47
3319 State Route 49	0.20mi	3/2.0	1,516 (+13%)	22mo	$140,000	$92	47
213 Hillcrest Dr	0.65mi	3/1.5	1,258 (-6%)	18mo	$200,000	$159	42
Lot 21A Phinney Ln	0.57mi	3/2.0	1,515 (+13%)	10mo	$441,000	$291	40

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: 38.4%
• Equity multiple: 3.95×
• Total profit: $120,634
• Equity at exit: $131,438

10-year hold

• IRR: 33.1%
• Equity multiple: 8.91×
• Total profit: $323,056
• Equity at exit: $283,452

Cash invested: $40,852 (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: 5.6×

Monthly cashflow live

• Estimated rent: $2,165 medium
• Mortgage (P&I): −$765
• Tax from tax record: −$239 /mo · $2,872/yr
• Insurance: −$61
• HOA: −$0
• Vacancy / Maint / Mgmt: −$455
• Net cashflow: $645

Break-even live

Break-even rent $1,348

Max offer price $145,900

Occupancy floor 65%

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: $36,475
• Closing costs: $4,377
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-04-29
   status Pending
2. 2026-04-17
   price $145,900
3. 2026-04-07
   price $159,900
4. 2026-03-24
   listed $179,000 Active
5. 2001-01-11
   soldstatus $37,000

ⓘ 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: $2,872 · $239/mo
• Projected year-2 tax: $2,872 · $239/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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥94°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 0% 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: $25,984
• − Mortgage interest: −$8,173
• − Property taxes: −$2,872
• − Insurance: −$730
• − Repairs & maintenance: −$2,079
• − Management: −$2,079
• − Depreciation: −$4,244
• Taxable income: $5,808
• Est. tax owed @ 24.0%: −$1,394
• After-tax cash flow: $6,351/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

• Census place: Central Square, NY
• 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

+294.3% since first listed

5 events — show timeline

• 2026-04-29 Pending — CNYIS
• 2026-04-17 Price Changed $145,900 CNYIS
• 2026-04-07 Price Changed $159,900 CNYIS
• 2026-03-24 Listed $179,000 CNYIS
• 2001-01-11 Sold (Public Records) $37,000 Public Records

Property tax history

+7.1%/yr

Latest (2025): $2,872 · +0.1% YoY. Source: county tax records.