111 W 1st St S · Fulton, NY 13069

$107,500

2 bd · 1.5 ba · 1,604 sqft · SingleFamily public records · 7 Days on market

Built 1880 4,000 sqft lot Est $162k · 34% under

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Why this score? — see what drove the B 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 +23.1/30.0
• ARV discount +15.0/15.0
• Appreciation +8.4/10.0
• 1% rule +8.1/10.0
• DSCR +7.4/10.0
• Livability +3.1/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Charming and move-in ready -- this home offers fantastic space, and a convenient location. Great curb appeal with nice landscaping, vinyl siding and sharp black accents. A welcoming enclosed front porch leads you into a home packed with functional space and great flexibility for both traditional buyers and possibly investors. Step inside to find an extra-large living room that provides plenty of space for your furniture, beautifully anchored by a classic wooden staircase. The kitchen features timeless cabinetry, a breakfast bar, and nice appliances! For year-round comfort, the property is fully equipped with a forced-air furnace and central air conditioning. Upstairs, the home offers a uniq

Key facts

• Timeless cabinetry
• Forced-air furnace
• Breakfast bar

Tags

• ENCLOSED FRONT PORCH
• EXTRA-LARGE LIVING ROOM
• TIMELESS CABINETRY
• BREAKFAST BAR
• FORCED-AIR FURNACE
• CENTRAL AIR CONDITIONING

Property features AI

Exterior

• Parking: No garage
• Utilities: High-speed internet available; Public water connected; Sewer connected
• Home design: 2-story existing home; Vinyl siding
• Construction: Stone foundation
• Exterior features: Enclosed porch; Open porch; Blacktop driveway; Rectangular residential lot with 40x100 dimensions; City street frontage

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Microwave; Refrigerator
• Bedrooms: Total rooms: 5 (includes laundry)
• Flooring: Carpet; Resilient flooring; Vinyl; Varied flooring
• Bathrooms: 1 full bathroom; 1 half bathroom; One main-level bathroom
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Breakfast bar; Separate/formal dining room; Full basement
• Laundry & utility: Laundry located in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $108k.

Deal economics

• At list price, monthly cash flow is $192 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $108k).
• Cap rate 8.4% vs local median 6.9% in Fulton — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 3 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).

Forward outlook

• In year one you build about $8k of equity ($743 loan paydown + $7k 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 $30k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $40k; list at $108k implies a 169% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price; built in 1880 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $107,500

Questions for the listing agent

1. Built in 1880 — 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: 1.31% ✓
• Cap rate: 8.44%
• Cash-on-cash: 7.66%
• DSCR: 1.34
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $162,004
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
57 W 1st St S	0.11mi	3/1.5 (+1)	1,590 (-1%)	5mo	$180,000	$113	84
115 Phillips St	0.07mi	3/2.0 (+1)	1,498 (-7%)	4mo	$135,000	$90	75
207 W 2nd St S	0.18mi	3/1.5 (+1)	1,660 (+4%)	11mo	$161,000	$97	71
214 W 3rd St S	0.25mi	3/1.5 (+1)	1,415 (-12%)	5mo	$148,900	$105	60
310 S 3rd St	0.49mi	3/2.0 (+1)	1,528 (-5%)	8mo	$185,000	$121	55
121 Lyon St	0.71mi	3/2.0 (+1)	1,684 (+5%)	5mo	$42,500	$25	48
407 State St	0.61mi	2/1.5	1,380 (-14%)	2mo	$125,000	$91	47
452 Broadwell Ave	0.66mi	3/1.0 (+1)	1,440 (-10%)	2mo	$170,000	$118	44
308 Seneca St	0.52mi	3/1.5 (+1)	1,433 (-11%)	13mo	$145,000	$101	42
509 S 1st St	0.73mi	2/1.5	1,441 (-10%)	11mo	$120,000	$83	40
403 Worth St	0.46mi	3/2.0 (+1)	1,821 (+14%)	12mo	$165,600	$91	39
607 Highland St	0.64mi	3/1.0 (+1)	1,396 (-13%)	8mo	$173,000	$124	34

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: 23.3%
• Equity multiple: 2.60×
• Total profit: $48,230
• Equity at exit: $72,716

10-year hold

• IRR: 21.8%
• Equity multiple: 5.37×
• Total profit: $131,498
• Equity at exit: $136,547

Cash invested: $30,100 (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: 6.4×

Monthly cashflow live

• Estimated rent: $1,410 medium
• Mortgage (P&I): −$564
• Tax from tax record: −$313 /mo · $3,759/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $192

Break-even live

Break-even rent $1,167

Max offer price $107,500

Occupancy floor 81%

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: $26,875
• Closing costs: $3,225
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
115 W 1st St S Unit 2 Fulton, NY	2.0	1.0	1958	$1,400	$0.72	13d	1	0.03mi
262 W 4th St S Unit 1 Fulton, NY	3.0	1.0	1316	$1,500	$1.14	43d	1	0.31mi
312 Utica St Fulton, NY	3.0	1.0	1060	$1,300	$1.23	13d	1	0.47mi

Listing history 4 events

1. 2026-05-24
   status Pending
2. 2026-05-22
   historical Active Under Contract
3. 2026-05-17
   listed $107,500 Active
4. 2005-08-12
   soldstatus $40,000

ⓘ 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: $3,759 · $313/mo
• Projected year-2 tax: $3,759 · $313/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 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: $16,919
• − Mortgage interest: −$6,022
• − Property taxes: −$3,759
• − Insurance: −$538
• − Repairs & maintenance: −$1,354
• − Management: −$1,354
• − Depreciation: −$3,127
• Taxable income: $767
• Est. tax owed @ 24.0%: −$184
• After-tax cash flow: $2,121/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

+168.8% since first listed

4 events — show timeline

• 2026-05-24 Pending — CNYIS
• 2026-05-22 Contingent — CNYIS
• 2026-05-17 Listed $107,500 CNYIS
• 2005-08-12 Sold (Public Records) $40,000 Public Records

Property tax history

+1.2%/yr

Latest (2025): $3,759 · +2.5% YoY. Source: county tax records.