33 W 9th St · Oswego, NY 13126

$129,900

3 bd · 1.0 ba · 1,110 sqft · SingleFamily public records · 20 Days on market

Built 1960 3,926 sqft lot Est $124k · at est.

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• ARV discount +5.5/15.0
• Rent growth +5.0/5.0
• Appreciation +3.9/10.0
• Schools +3.8/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0

Listing remarks

You will enjoy Easy One floor Living in this Terrific City RANCH with CHARM! This home has so much to offer including: Spacious Living Room with a Real Wood burning fireplace & Mantel, Hardwood flooring, built in shelving and cabinets, and lead glass window! There are two nicely sized bedrooms, a first floor laundry area, Huge country kitchen with space to eat in, and lots of real wood cabinets for lots of storage space. The BONUS ROOM has sliders to the back yard and could be a family room/den or make it a third bedroom if that meets your needs. The Roof is NEW (10/2025) and there is a Full Dry Basement too! PLUS * * * Outside you will find a pleasant fully fenced yard with mat

Key facts

• Huge country kitchen
• One floor living
• Fully fenced yard

Tags

• ONE FLOOR LIVING
• REAL WOOD BURNING FIREPLACE
• FIRST FLOOR LAUNDRY AREA
• HUGE COUNTRY KITCHEN
• FULLY FENCED YARD
• COVERED PATIO AREA

Property features AI

Exterior

• Parking: No garage
• Utilities: Electricity connected; Public water connected; Sewer connected
• Home design: Single-story; Existing construction; Facing information not provided
• Construction: Wood siding; Asphalt shingle roof; Block foundation; Resale condition; Built previously (existing)
• Exterior features: Concrete driveway; Open patio; Patio; Porch

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: 2 main-level bedrooms
• Flooring: Ceramic tile; Hardwood; Vinyl; Varies
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Gas heating; Baseboard heating; Hot water heating
• Interior features: Ceiling fan(s); Eat-in kitchen; Separate/formal living room; Sliding glass door(s); Sliding doors; Bedroom on main level; Has basement (full)
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $515 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $128k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.1% vs local median 8.8% in Oswego — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 172 units permitted in Oswego County in 2024 (27 in 5+ unit buildings).
• This rent runs 32% 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 $898 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 $36k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.

Recommended offer $127,951 (1.5% below list)

Questions for the listing agent

1. Built in 1960 — 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: 1.33% ✓
• Cap rate: 11.05%
• Cash-on-cash: 17.00%
• DSCR: 1.76
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $124,320
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
70 Liberty St	0.26mi	3/1.0	1,155 (+4%)	2mo	$127,000	$110	80
9 SW 9th St	0.15mi	3/2.0	1,050 (-5%)	2mo	$137,000	$130	78
33 1/2 Dublin St	0.28mi	3/1.0	1,178 (+6%)	6mo	$113,700	$97	71
68 Bronson St	0.44mi	2/1.0 (-1)	1,108 (-0%)	4mo	$165,000	$149	71
94 Niagara St	0.59mi	3/1.0	1,108 (-0%)	3mo	$135,000	$122	70
20 Governor St	0.39mi	3/1.0	1,187 (+7%)	8mo	$165,000	$139	64
41 W Van Buren St	0.51mi	2/1.5 (-1)	1,038 (-6%)	1mo	$100,000	$96	57
87 W 9th St	0.46mi	3/1.0	1,198 (+8%)	12mo	$52,500	$44	55
171 W Seneca St	0.29mi	4/2.0 (+1)	1,247 (+12%)	9mo	$119,000	$95	49
78 Varick St	0.70mi	2/2.0 (-1)	1,180 (+6%)	4mo	$132,500	$112	44
258 W Fifth St	0.55mi	2/1.0 (-1)	1,215 (+10%)	12mo	$75,000	$62	44
57 Varick St	0.74mi	3/1.0	1,257 (+13%)	10mo	$143,000	$114	35

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: 15.5%
• Equity multiple: 1.69×
• Total profit: $24,968
• Equity at exit: $23,733

10-year hold

• IRR: 26.4%
• Equity multiple: 4.00×
• Total profit: $109,002
• Equity at exit: $18,874

Cash invested: $36,372 (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: 6.3×

Monthly cashflow live

• Estimated rent: $1,722 high
• Mortgage (P&I): −$681
• Tax from tax record: −$109 /mo · $1,313/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $515

Break-even live

Break-even rent $1,069

Max offer price $129,900

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6 Lathrop St Oswego, NY	3.0	1.0	1100	$1,725	$1.57	14d	1	0.13mi
95 Ontario St Unit 2 Oswego, NY	2.0	1.0	749	$1,300	$1.74	14d	1	0.17mi
141 W Cayuga St Oswego, NY	4.0	1.0	1311	$2,100	$1.60	14d	1	0.18mi
135 W Mohawk St Oswego, NY	3.0	1.0	1103	$1,700	$1.54	14d	1	0.18mi
161 W Bridge St Unit A Oswego, NY	4.0	2.0	1400	$2,240	$1.60	14d	1	0.23mi
153 W Seneca St Unit 1 Oswego, NY	2.0	1.5	1000	$1,540	$1.54	44d	1	0.28mi
188 W Bridge St Oswego, NY	4.0	1.0	1008	$1,800	$1.79	14d	1	0.31mi
39 W 6th St Unit 2-A Oswego, NY	3.0	1.0	1500	$1,725	$1.15	14d	1	0.32mi
164 W Schuyler St Unit A Oswego, NY	3.0	2.0	1400	$1,755	$1.25	14d	1	0.36mi
165 W 3rd St Unit 3 Oswego, NY	2.0	1.0	1000	$1,445	$1.45	44d	1	0.36mi
165 W 3rd St Unit 4 Oswego, NY	2.0	1.0	1000	$1,495	$1.50	14d	1	0.36mi
25 W Mohawk St Unit TH Oswego, NY	3.0	1.0	1150	$1,745	$1.52	44d	1	0.38mi
188 W 2nd St Unit 1 Oswego, NY	2.0	1.0	900	$1,695	$1.88	21d	1	0.39mi
188 W 2nd St Unit 6 Oswego, NY	2.0	1.0	800	$1,595	$1.99	21d	1	0.39mi
23 W Mohawk St Unit 3 Oswego, NY	2.0	1.0	800	$1,595	$1.99	44d	1	0.39mi
64 E 5th St Unit 1 Oswego, NY	2.0	1.0	900	$1,300	$1.44	44d	1	0.83mi
14 Pond Path Oswego, NY	3.0	1.5	1408	$2,300	$1.63	14d	1	1.30mi

Listing history 14 events

1. 2026-06-18
   days on market $129,900 Active 20 DOM
2. 2026-06-17
   days on market $129,900 Active 19 DOM
3. 2026-06-16
   days on market $129,900 Active 18 DOM
4. 2026-06-15
   days on market $129,900 Active 17 DOM
5. 2026-06-14
   days on market $129,900 Active 15 DOM
6. 2026-06-13
   days on market $129,900 Active 14 DOM
7. 2026-06-10
   days on market $129,900 Active 12 DOM
8. 2026-06-08
   days on market $129,900 Active 10 DOM
9. 2026-06-07
   pricedays on market $129,900 Active 9 DOM
10. 2026-06-02
    days on market $139,900 Active 4 DOM
11. 2026-06-01
    days on market $139,900 Active 3 DOM
12. 2026-05-31
    days on market $139,900 Active 2 DOM
13. 2026-05-30
    remarks 695-char remark
14. 2026-05-30
    listed $139,900 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: $1,313 · $109/mo
• Projected year-2 tax: $1,754 · $146/mo
• Expected delta: +$441/yr (+$37/mo · 33.6%)

ⓘ 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 ≥93°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,659
• − Mortgage interest: −$7,276
• − Property taxes: −$1,313
• − Insurance: −$650
• − Repairs & maintenance: −$1,653
• − Management: −$1,653
• − Depreciation: −$3,779
• Taxable income: $4,336
• Est. tax owed @ 24.0%: −$1,041
• After-tax cash flow: $5,144/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

1 event — show timeline

• 2026-05-29 Listed $139,900 CNYIS

Property tax history

+11.1%/yr

Latest (2025): $1,313 · +10.8% YoY. Source: county tax records.