281 W 8th St · Oswego, NY 13126

$149,900

3 bd · 2.0 ba · 1,105 sqft · SingleFamily public records · 3 Days on market

Built 1900 2,926 sqft lot Est $138k · 9% 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 +25.1/30.0
• DSCR +8.2/10.0
• 1% rule +6.4/10.0
• Rent growth +5.0/5.0
• Appreciation +3.9/10.0
• Schools +3.8/10.0
• Livability +3.8/5.0
• ARV discount +3.7/15.0
• Condition / age +2.5/5.0

Listing remarks MLS

This 3-bed home is ready to move into once you sign the papers. From the large living room to the generous kitchen, you'll be impressed with all of the updates made to this home. While you have a formal dining room, you also have a casual kitchen bar for those meals on the run. The laundry and 1/2 bath are conveniently located on the first floor, along with one bedroom. Upstairs you'll find two more good-size bedrooms along with the home's full bath. Outside, the backyard is fully fenced in, with a deck and a garage-size game room / bar ideal for entertaining. The long driveway is perfect for off-street parking. Located within walking distance to downtown, this home anxiously awaits its new owner.

Key facts

• Lots of storage
• Walk in closet
• Fully fenced yard

Tags

• CERAMIC TILE FLOORING
• LARGE WINDOW
• BREAKFAST BAR
• LOTS OF STORAGE
• WALK IN CLOSET
• FULLY FENCED YARD

Property features AI

Exterior

• Parking: Detached garage
• Utilities: Public water connected; Sewer connected
• Home design: Single-story home; Existing (resale) property; Vinyl siding
• Construction: Stone foundation
• Exterior features: Blacktop driveway; Rectangular lot; Main thoroughfare frontage; Lot dimensions approximately 33 x 88

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Refrigerator
• Bedrooms: One bedroom on the main level
• Flooring: Carpet; Ceramic tile; Luxury vinyl; Varied flooring
• Bathrooms: One full bathroom; One half bathroom; One main-level bathroom
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Breakfast bar; Separate/formal dining room; Separate/formal living room; Bedroom on main level; Full basement
• Laundry & utility: Laundry on main level; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $330 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).

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; 17 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 31% 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 $3k 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 $42k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 3 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 $105k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $149,900

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: 1.14% ✓
• Cap rate: 8.94%
• Cash-on-cash: 9.44%
• DSCR: 1.42
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $138,125
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
94 Niagara St	0.01mi	3/1.0	1,108 (+0%)	3mo	$135,000	$122	93
78 Varick St	0.14mi	2/2.0 (-1)	1,180 (+7%)	4mo	$132,500	$112	74
9 SW 9th St	0.46mi	3/2.0	1,050 (-5%)	2mo	$137,000	$130	69
60 Hart St	0.27mi	2/1.0 (-1)	1,068 (-3%)	11mo	$132,000	$124	64
54 Murray St	0.51mi	3/1.5	1,071 (-3%)	8mo	$140,000	$131	63
33 1/2 Dublin St	0.37mi	3/1.0	1,178 (+7%)	6mo	$113,700	$97	62
45 Lincoln Ave	0.62mi	3/1.5	1,056 (-4%)	7mo	$175,000	$166	56
57 Varick St	0.23mi	3/1.0	1,257 (+14%)	10mo	$143,000	$114	54
54 Varick St	0.24mi	2/1.0 (-1)	957 (-13%)	8mo	$120,000	$125	50
36 Varick St	0.33mi	2/1.0 (-1)	980 (-11%)	10mo	$32,000	$33	48
212 E 2nd St	0.64mi	3/1.0	996 (-10%)	6mo	$125,000	$126	44
226 E 2nd St	0.63mi	3/1.5	1,254 (+14%)	9mo	$159,650	$127	38

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: 5.8%
• Equity multiple: 1.25×
• Total profit: $10,496
• Equity at exit: $27,387

10-year hold

• IRR: 18.0%
• Equity multiple: 2.94×
• Total profit: $81,463
• Equity at exit: $21,779

Cash invested: $41,972 (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 13126

• Home prices YoY: -0.8%
• Rents YoY: 19.2%
• Active inventory: 168
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,706 high
• Mortgage (P&I): −$786
• Tax from tax record: −$169 /mo · $2,025/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $330

Break-even live

Break-even rent $1,288

Max offer price $149,900

Occupancy floor 76%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
135 W Mohawk St Oswego, NY	3.0	1.0	1103	$1,700	$1.54	13d	1	0.43mi
25 W Mohawk St Unit TH Oswego, NY	3.0	1.0	1150	$1,745	$1.52	44d	1	0.49mi
165 W 3rd St Unit 3 Oswego, NY	2.0	1.0	1000	$1,445	$1.45	44d	1	0.49mi
165 W 3rd St Unit 4 Oswego, NY	2.0	1.0	1000	$1,495	$1.50	13d	1	0.49mi
188 W 2nd St Unit 1 Oswego, NY	2.0	1.0	900	$1,695	$1.88	21d	1	0.49mi
188 W 2nd St Unit 6 Oswego, NY	2.0	1.0	800	$1,595	$1.99	21d	1	0.49mi
23 W Mohawk St Unit 3 Oswego, NY	2.0	1.0	800	$1,595	$1.99	44d	1	0.50mi
6 Lathrop St Oswego, NY	3.0	1.0	1100	$1,725	$1.57	13d	1	0.60mi
161 W Bridge St Unit A Oswego, NY	4.0	2.0	1400	$2,240	$1.60	13d	1	0.69mi
141 W Cayuga St Oswego, NY	4.0	1.0	1311	$2,100	$1.60	13d	1	0.69mi
95 Ontario St Unit 2 Oswego, NY	2.0	1.0	749	$1,300	$1.74	13d	1	0.71mi
188 W Bridge St Oswego, NY	4.0	1.0	1008	$1,800	$1.79	13d	1	0.73mi
153 W Seneca St Unit 1 Oswego, NY	2.0	1.5	1000	$1,540	$1.54	44d	1	0.79mi
39 W 6th St Unit 2-A Oswego, NY	3.0	1.0	1500	$1,725	$1.15	13d	1	0.83mi
14 Pond Path Oswego, NY	3.0	1.5	1408	$2,300	$1.63	13d	1	0.85mi
164 W Schuyler St Unit A Oswego, NY	3.0	2.0	1400	$1,755	$1.25	13d	1	0.87mi
64 E 5th St Unit 1 Oswego, NY	2.0	1.0	900	$1,300	$1.44	44d	1	0.98mi

Listing history 14 events

1. 2026-05-20
   status Pending
2. 2026-05-16
   listed $149,900 Active
3. 2020-12-01
   soldstatus $105,000 Closed Sale or Rented 706-char remark

   Show marketing remark (706 chars)

   This 3-bed home is ready to move into once you sign the papers. From the large living room to the generous kitchen, you'll be impressed with all of the updates made to this home. While you have a formal dining room, you also have a casual kitchen bar for those meals on the run. The laundry and 1/2 bath are conveniently located on the first floor, along with one bedroom. Upstairs you'll find two more good-size bedrooms along with the home's full bath. Outside, the backyard is fully fenced in, with a deck and a garage-size game room / bar ideal for entertaining. The long driveway is perfect for off-street parking. Located within walking distance to downtown, this home anxiously awaits its new owner.

4. 2020-11-01
   status Pending Sale 706-char remark

   Show marketing remark (706 chars)

   This 3-bed home is ready to move into once you sign the papers. From the large living room to the generous kitchen, you'll be impressed with all of the updates made to this home. While you have a formal dining room, you also have a casual kitchen bar for those meals on the run. The laundry and 1/2 bath are conveniently located on the first floor, along with one bedroom. Upstairs you'll find two more good-size bedrooms along with the home's full bath. Outside, the backyard is fully fenced in, with a deck and a garage-size game room / bar ideal for entertaining. The long driveway is perfect for off-street parking. Located within walking distance to downtown, this home anxiously awaits its new owner.

5. 2020-08-06
   status Under Contract- Do Not Show 706-char remark

   Show marketing remark (706 chars)

   This 3-bed home is ready to move into once you sign the papers. From the large living room to the generous kitchen, you'll be impressed with all of the updates made to this home. While you have a formal dining room, you also have a casual kitchen bar for those meals on the run. The laundry and 1/2 bath are conveniently located on the first floor, along with one bedroom. Upstairs you'll find two more good-size bedrooms along with the home's full bath. Outside, the backyard is fully fenced in, with a deck and a garage-size game room / bar ideal for entertaining. The long driveway is perfect for off-street parking. Located within walking distance to downtown, this home anxiously awaits its new owner.

6. 2020-08-04
   listed $104,900 Active 706-char remark

   Show marketing remark (706 chars)

   This 3-bed home is ready to move into once you sign the papers. From the large living room to the generous kitchen, you'll be impressed with all of the updates made to this home. While you have a formal dining room, you also have a casual kitchen bar for those meals on the run. The laundry and 1/2 bath are conveniently located on the first floor, along with one bedroom. Upstairs you'll find two more good-size bedrooms along with the home's full bath. Outside, the backyard is fully fenced in, with a deck and a garage-size game room / bar ideal for entertaining. The long driveway is perfect for off-street parking. Located within walking distance to downtown, this home anxiously awaits its new owner.

7. 2015-06-04
   soldstatus $83,000
8. 2015-06-03
   soldstatus $83,000 Closed Sale or Rented 591-char remark

   Show marketing remark (591 chars)

   This home is ready to move in, completely redone from the inside and out. Tiled entryway flows into a Bright family room which over looks dining room and kitchen with island. First floor office/3rd bedroom as well as laundry and 1/2 bath. New light fixtures, and windows throughout. Second story master bedroom with two large closets, 2nd bedroom and newly updated full bathroom. Large basement, storage, off street parking for two cars, newer garage/workshop with phone, speakers, and wired for cable. Everything has been maintained , updated cleaned and serviced. Come take a look and see.

9. 2015-05-19
   status Pending Sale 591-char remark

   Show marketing remark (591 chars)

   This home is ready to move in, completely redone from the inside and out. Tiled entryway flows into a Bright family room which over looks dining room and kitchen with island. First floor office/3rd bedroom as well as laundry and 1/2 bath. New light fixtures, and windows throughout. Second story master bedroom with two large closets, 2nd bedroom and newly updated full bathroom. Large basement, storage, off street parking for two cars, newer garage/workshop with phone, speakers, and wired for cable. Everything has been maintained , updated cleaned and serviced. Come take a look and see.

10. 2015-05-13
    listed Continue to Show- Under Contract 591-char remark

    Show marketing remark (591 chars)

    This home is ready to move in, completely redone from the inside and out. Tiled entryway flows into a Bright family room which over looks dining room and kitchen with island. First floor office/3rd bedroom as well as laundry and 1/2 bath. New light fixtures, and windows throughout. Second story master bedroom with two large closets, 2nd bedroom and newly updated full bathroom. Large basement, storage, off street parking for two cars, newer garage/workshop with phone, speakers, and wired for cable. Everything has been maintained , updated cleaned and serviced. Come take a look and see.

11. 2013-07-11
    soldstatus $76,900
12. 2013-07-11
    soldstatus $76,900
13. 2013-05-09
    listed $76,400
14. 1996-05-29
    soldstatus $48,000

ⓘ 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: $2,025 · $169/mo
• Projected year-2 tax: $2,279 · $190/mo
• Expected delta: +$254/yr (+$21/mo · 12.5%)

ⓘ 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 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: $20,467
• − Mortgage interest: −$8,397
• − Property taxes: −$2,025
• − Insurance: −$750
• − Repairs & maintenance: −$1,637
• − Management: −$1,637
• − Depreciation: −$4,361
• Taxable income: $1,660
• Est. tax owed @ 24.0%: −$398
• After-tax cash flow: $3,563/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

+212.3% since first listed

14 events — show timeline

• 2026-05-20 Pending — CNYIS
• 2026-05-16 Listed $149,900 CNYIS
• 2020-12-01 Sold (MLS) $105,000 CNYIS
• 2020-11-01 Pending — CNYIS
• 2020-08-06 Pending — CNYIS
• 2020-08-04 Listed $104,900 CNYIS
• 2015-06-04 Sold (Public Records) $83,000 Public Records
• 2015-06-03 Sold (MLS) $83,000 CNYIS
• 2015-05-19 Pending — CNYIS
• 2015-05-13 Listed — CNYIS
• 2013-07-11 Sold (Public Records) $76,900 Public Records
• 2013-07-11 Sold (MLS) $76,900 CNYIS
• 2013-05-09 Listed $76,400 CNYIS
• 1996-05-29 Sold (Public Records) $48,000 Public Records

Property tax history

+9.4%/yr

Latest (2025): $2,025 · -20.2% YoY. Source: county tax records.