66 Volney St · Phoenix, NY 13135

$184,900

2 bd · 1.0 ba · 1,044 sqft · SingleFamily public records · 14 Days on market

Built 1890 0.79 ac lot $177/sqft · 16% below area Est $219k · 16% under

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Why this score? — see what drove the D+ 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 +14.6/15.0
• Appreciation +10.0/10.0
• Cash flow +7.2/30.0
• Schools +4.1/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• DSCR +1.4/10.0

Listing remarks MLS

Welcome to 66 Volney St in Phoenix, NY! This updated home is within 5 minutes to the highway and directly across the street from the new retail space being built on Volney St. The home has been freshly painted and offers two bedrooms, one full bathroom, a huge kitchen and living room and on over 3/4 of an acre. This home is priced to sell!

Key facts

• 0.79 acre lot
• Built 1890
• Listed 14 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Electricity connected (circuit breakers); Public water connected; Sewer connected; High-speed internet available; Cable available
• Home design: Single-story home; Resale property; Entry level primary suite
• Construction: Metal roof; Vinyl siding; Blown-in insulation; Foam insulation; Copper and PEX plumbing; Stone foundation; Existing (previously built)
• Exterior features: Gravel driveway; Irregular lot; Near public transit; Main thoroughfare frontage

Interior

• Kitchen: Gas cooktop; Gas oven; Gas range; Free-standing range; Range hood; Oven; Refrigerator; Exhaust fan; Solid surface counters; Eat-in kitchen
• Bedrooms: One main level bedroom
• Flooring: Carpet; Hardwood; Luxury vinyl; Varies
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Gas forced-air heating; Energy-efficient HVAC
• Interior features: Ceiling fan(s); Separate/formal dining room; Eat-in kitchen; Solid surface counters; Main level primary; Primary suite
• Laundry & utility: Main level laundry; Washer; Dryer; Electric water heater; Sump pump

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $-256 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $140k (24.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $128k (30.9% below list).
• Recommended offer: $128k (30.9% below list) — sets the bar for 1% rule.
• Cap rate 4.6% vs local median 1.9% in Phoenix — 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 67/100 on livability (#613 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: employment C-, amenities F, commute F.
• Phoenix Central School District (suburban): math 45% / reading 51% proficiency, ranked #416 of 590 in NY (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Michael A Maroun Elementary School (math 36% / reading 45%, grade F, #1,413 of 2,108 statewide, top 67%, 667 students, 58% FRL); Emerson J Dillon Middle School (math 35% / reading 40%, grade F, #445 of 729 statewide, top 61%, 514 students, 60% FRL); John C Birdlebough High School (math 87% / reading 87%, grade A, #311 of 1,100 statewide, top 30%, 473 students, 59% FRL) — zoned schools average 59% FRL vs 41% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 40 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 $20k of equity ($1k loan paydown + $18k 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.
• By year 2, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 13y 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 $63k; list at $185k implies a 193% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $127,753 (30.9% 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 1890 — 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. 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?
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: 0.69% ✗
• Cap rate: 4.63%
• Cash-on-cash: -5.94%
• DSCR: 0.74
• GRM: 12.1

CMA / ARV

• ARV (median comp): $219,343
• List price: $184,900
• Delta: -15.70%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
21 James St	0.13mi	2/1.0	940 (-10%)	11mo	$175,000	$186	69
15 James St	0.14mi	3/2.0 (+1)	1,156 (+11%)	5mo	$165,000	$143	63
115 Volney St	0.25mi	3/1.0 (+1)	1,176 (+13%)	11mo	$268,000	$228	53
13 Brandybrook Ln	0.40mi	3/1.5 (+1)	1,144 (+10%)	17mo	$175,001	$153	44
178 State Route 264	0.54mi	3/2.0 (+1)	1,088 (+4%)	21mo	$260,000	$239	41

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: 20.1%
• Equity multiple: 2.63×
• Total profit: $84,404
• Equity at exit: $166,573

10-year hold

• IRR: 18.4%
• Equity multiple: 6.05×
• Total profit: $261,404
• Equity at exit: $359,220

Cash invested: $51,772 (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 13135

• Home prices YoY: 8.8%
• Active inventory: 40
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $1,278 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$219 /mo · $2,624/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $-256

Break-even live

Break-even rent $1,602

Max offer price $139,664

Occupancy floor —

Sensitivity live

Price	-10% $-151	-5% $-204	+0% $-256	+5% $-308	+10% $-361
Rent	-10% $-357	-5% $-307	+0% $-256	+5% $-206	+10% $-155
Rate	-1.0pp $-163	-0.5pp $-209	base $-256	+0.5pp $-304	+1.0pp $-353

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: $46,225
• Closing costs: $5,547
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-05-14
   status Pending 909-char remark
2. 2026-05-07
   historical Active Under Contract 909-char remark
3. 2026-04-30
   listed $184,900 Active 909-char remark
4. 2021-03-05
   soldstatus $63,000 Closed Sale or Rented 341-char remark

   Show marketing remark (341 chars)

   Welcome to 66 Volney St in Phoenix, NY! This updated home is within 5 minutes to the highway and directly across the street from the new retail space being built on Volney St. The home has been freshly painted and offers two bedrooms, one full bathroom, a huge kitchen and living room and on over 3/4 of an acre. This home is priced to sell!

5. 2020-12-14
   status Pending Sale 341-char remark

   Show marketing remark (341 chars)

   Welcome to 66 Volney St in Phoenix, NY! This updated home is within 5 minutes to the highway and directly across the street from the new retail space being built on Volney St. The home has been freshly painted and offers two bedrooms, one full bathroom, a huge kitchen and living room and on over 3/4 of an acre. This home is priced to sell!

6. 2020-11-20
   status Active 341-char remark

   Show marketing remark (341 chars)

   Welcome to 66 Volney St in Phoenix, NY! This updated home is within 5 minutes to the highway and directly across the street from the new retail space being built on Volney St. The home has been freshly painted and offers two bedrooms, one full bathroom, a huge kitchen and living room and on over 3/4 of an acre. This home is priced to sell!

7. 2020-11-16
   historical Continue to Show- Under Contract 341-char remark

   Show marketing remark (341 chars)

   Welcome to 66 Volney St in Phoenix, NY! This updated home is within 5 minutes to the highway and directly across the street from the new retail space being built on Volney St. The home has been freshly painted and offers two bedrooms, one full bathroom, a huge kitchen and living room and on over 3/4 of an acre. This home is priced to sell!

8. 2020-11-10
   listed $64,900 Active 341-char remark

   Show marketing remark (341 chars)

   Welcome to 66 Volney St in Phoenix, NY! This updated home is within 5 minutes to the highway and directly across the street from the new retail space being built on Volney St. The home has been freshly painted and offers two bedrooms, one full bathroom, a huge kitchen and living room and on over 3/4 of an acre. This home is priced to sell!

9. 2013-09-30
   soldstatus $23,000

   Show marketing remark (255 chars)

   This home is priced to sell. .. Convenient village location, within walking distance of all schools, convenience store, ect. .. With a little TLC this home could be ideal for someone downsizing, or just starting out. Don't miss out on this opportunity!!!!

10. 2013-02-04
    listed $29,900

    Show marketing remark (255 chars)

    This home is priced to sell. .. Convenient village location, within walking distance of all schools, convenience store, ect. .. With a little TLC this home could be ideal for someone downsizing, or just starting out. Don't miss out on this opportunity!!!!

11. 1993-11-24
    soldstatus $38,000

ⓘ 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: $2,624 · $219/mo
• Projected year-2 tax: $2,874 · $240/mo
• Expected delta: +$251/yr (+$21/mo · 9.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $15,330
• − Mortgage interest: −$10,357
• − Property taxes: −$2,624
• − Insurance: −$924
• − Repairs & maintenance: −$1,226
• − Management: −$1,226
• − Depreciation: −$5,379
• Taxable loss: −$6,407
• Est. tax savings @ 24.0%: +$1,538
• After-tax cash flow: $-1,535/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: Phoenix Central School District
• NCES district ID: 3622920
• Math proficiency: 45% ▼ -14.00%
• Reading proficiency: 51% ▲ 5.00%
• Median HH income: $52,419
• Composite: 41.34/100
• National rank: #3500
• State rank: #416 of 590 in NY

Livability — Phoenix

• Score: 67/100
• State rank: #613
• US rank: #11120

Category grades

Amenities F Commute F Cost of living A+ Crime B+ Employment C- Housing A+ Health & safety D- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Phoenix, NY
• Population (ZIP): 6,229

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 (92%)
• Race & ethnicity: White 92% Two or more races 5% Hispanic / Latino 2% Asian 2%
• Common ancestry: Lithuanian 8% Romanian 5% Slovak 2%
• Foreign-born: 2% · China, Vietnam
• Languages at home: 97% English-only · Russian/Polish/Slavic 1% Vietnamese 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: ▲ 25.32%
• Current HPI: 313.5591
• 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

+386.6% since first listed

11 events — show timeline

• 2026-05-14 Pending — CNYIS
• 2026-05-07 Contingent — CNYIS
• 2026-04-30 Listed $184,900 CNYIS
• 2021-03-05 Sold (MLS) $63,000 CNYIS
• 2020-12-14 Pending — CNYIS
• 2020-11-20 Relisted — CNYIS
• 2020-11-16 Contingent — CNYIS
• 2020-11-10 Listed $64,900 CNYIS
• 2013-09-30 Sold (MLS) $23,000 CNYIS
• 2013-02-04 Listed $29,900 CNYIS
• 1993-11-24 Sold (Public Records) $38,000 Public Records

Property tax history

-1.5%/yr

Latest (2025): $2,624 · +2.7% YoY. Source: county tax records.