457 S 4th St · Fulton, NY 13069

$174,900

4 bd · 1.0 ba · 2,139 sqft · SingleFamily public records · 1 Days on market

Built 1930 6,600 sqft lot Est $220k · 21% under

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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).

• ARV discount +15.0/15.0
• Cash flow +13.5/30.0
• Appreciation +8.4/10.0
• 1% rule +5.6/10.0
• DSCR +4.1/10.0
• Livability +3.1/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to 457 S 4th Street in Fulton, NY, a spacious and character-filled Colonial offering over 2,100 square feet of living space in the heart of Oswego County. This 5-bedroom, 1.5-bath home showcases beautiful natural woodwork throughout and blends timeless charm with important updates, including new windows installed in 2021 and a newer furnace. Conveniently located near local amenities and an easy drive to Oswego, NY, this property offers the space and flexibility today's buyers are looking for. The functional 2-story layout features generous living and entertaining areas, potential office space, a bright sunroom, and a well-appointed kitchen with ample room for gathering. The full bas

Key facts

• Natural woodwork
• Newer furnace
• Full basement

Tags

• NATURAL WOODWORK
• NEW WINDOWS
• NEWER FURNACE
• BRIGHT SUNROOM
• WELL-APPOINTED KITCHEN
• FULL BASEMENT

Property features AI

Exterior

• Parking: No garage
• Utilities: Electricity connected with circuit breaker panel; Public water connected; Sewer connected; High-speed internet available
• Home design: Two-story residence; Shingle roof; Vinyl siding; Copper plumbing; Block foundation; Existing (resale) property
• Construction: Built previously (existing); Vinyl siding; Copper plumbing; Shingle roof; Block foundation
• Exterior features: Blacktop driveway; Partial fencing; Fence; Covered porch; Porch; Barn(s); Outbuilding; Rectangular residential lot; City street frontage; Lot dimensions approximately 50 x 132

Interior

• Kitchen: Electric cooktop; Range hood; Dishwasher; Refrigerator; Exhaust fan
• Bedrooms: One bedroom on the main level
• Flooring: Carpet; Hardwood; Tile; Vinyl; Varies
• Bathrooms: One full bathroom; One half bathroom; Main level bathroom available
• Heating & cooling: Gas heating; Radiator heating
• Interior features: Separate/formal dining room; Entrance foyer; Separate/formal living room; Home office; Storage; Natural woodwork; Workshop; Has basement (full); Basement workshop/storage areas; Sunroom/Florida room
• Laundry & utility: Washer; Dryer; Laundry located in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $5 ($64/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 61/100 on livability (#907 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D, schools D-, crime 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.
• Market conditions: 115 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 172 units permitted in Oswego County in 2024 (27 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($1k loan paydown + $12k 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.
• At projected returns (6.8% appreciation + 3.0% rent growth), your $49k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $70k; list at $175k implies a 150% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price; built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $174,900

Questions for the listing agent

1. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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.
7. 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.
8. 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: 1.06% ✓
• Cap rate: 6.33%
• Cash-on-cash: 0.13%
• DSCR: 1.01
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $220,317
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
406 Park St	0.14mi	5/2.0 (+1)	2,028 (-5%)	10mo	$159,900	$79	67
306 Academy St	0.45mi	4/1.5	2,128 (-0%)	14mo	$220,000	$103	64
368 S 7th St	0.23mi	4/1.5	1,842 (-14%)	3mo	$162,000	$88	61
205 S 4th St	0.43mi	4/1.5	2,004 (-6%)	8mo	$215,000	$107	61
264 S 5th St	0.33mi	3/3.0 (-1)	2,034 (-5%)	9mo	$193,500	$95	56
614 E Broadway St	0.32mi	4/2.5	1,920 (-10%)	11mo	$185,000	$96	53
313 W 3rd St S	0.69mi	4/2.5	2,040 (-5%)	6mo	$126,175	$62	49
56 Wildwood Ave	0.56mi	3/2.5 (-1)	2,032 (-5%)	9mo	$415,000	$204	47
694 Forest Ave	0.59mi	5/2.5 (+1)	2,220 (+4%)	11mo	$300,000	$135	46
413 Cayuga St	0.70mi	4/1.0	2,288 (+7%)	15mo	$75,000	$33	44
720 W 1st St S	0.72mi	4/2.0	1,897 (-11%)	4mo	$200,000	$105	40
20 Wildwood Ave	0.73mi	3/2.5 (-1)	1,860 (-13%)	6mo	$387,500	$208	28

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: 17.3%
• Equity multiple: 2.20×
• Total profit: $58,876
• Equity at exit: $118,308

10-year hold

• IRR: 16.8%
• Equity multiple: 4.50×
• Total profit: $171,561
• Equity at exit: $222,159

Cash invested: $48,972 (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: 115
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,850 medium
• Mortgage (P&I): −$917
• Tax from tax record: −$466 /mo · $5,593/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $5

Break-even live

Break-even rent $1,843

Max offer price $174,900

Occupancy floor 95%

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
303 S 5th St Fulton, NY	4.0	1.5	1800	$1,850	$1.03	13d	1	0.29mi

Listing history 2 events

1. 2026-06-18
   remarks 699-char remark
2. 2026-06-18
   listed $174,900 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: $5,593 · $466/mo
• Projected year-2 tax: $5,593 · $466/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 ≥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: $22,200
• − Mortgage interest: −$9,797
• − Property taxes: −$5,593
• − Insurance: −$874
• − Repairs & maintenance: −$1,776
• − Management: −$1,776
• − Depreciation: −$5,088
• Taxable loss: −$2,704
• Est. tax savings @ 24.0%: +$649
• After-tax cash flow: $713/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

+118.6% since first listed

3 events — show timeline

• 2026-06-18 Listed $174,900 CNYIS
• 2009-10-05 Sold (Public Records) $69,900 Public Records
• 1994-07-19 Sold (Public Records) $80,000 Public Records

Property tax history

+3.5%/yr

Latest (2025): $5,593 · +7.5% YoY. Source: county tax records.