68 W 7th St · Oswego, NY 13126

$115,000

3 bd · 1.0 ba · 1,660 sqft · SingleFamily public records · 28 Days on market

Built 1920 3,300 sqft lot Est $153k · 25% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Colonial home located near Brietbeck Park and Lake Ontario! This home needs some TLC but the location on being able to walk to downtown and to the park is AMAZING & is minutes those stunning Lake Ontario sunsets! Open front porch leads to entry way that will take you to the good sized living room. There is a formal dining area and cute kitchen which overlooks the back yard that could be a gardener's delight with the personality that it already shows. First floor laundry/storage area. Upstairs you will find a full bath with claw tub, one bedroom in the front & a second bedroom that could also be used for a walk-in closet for the front bedroom. Walk thorough a middle room to th

Key facts

• Claw tub
• First floor laundry
• Colonial home

Tags

• COLONIAL HOME
• OPEN FRONT PORCH
• FORMAL DINING AREA
• FIRST FLOOR LAUNDRY
• FULL BATH
• CLAW TUB

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water connected; Sewer connected
• Home design: 2-story home; Existing (resale) property
• Construction: Vinyl siding; Stone foundation
• Exterior features: Blacktop driveway; Rectangular residential lot; City street frontage on a main thoroughfare; Lot dimensions approximately 33 x 100

Interior

• Kitchen: Electric oven; Electric range; Refrigerator
• Flooring: Carpet; Vinyl; Varies
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Separate/formal dining room; Separate/formal living room; Full basement
• Laundry & utility: Laundry on main level; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $825 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $113k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.9% vs local median 8.9% in Oswego — 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 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: crime F, commute F, employment D-.
• 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.
• Zoned schools: Leighton Elementary School (math 32% / reading 42%, grade F, #1,519 of 2,108 statewide, top 74%, 288 students, 62% FRL); Oswego Middle School (math 23% / reading 49%, grade F, #469 of 729 statewide, top 65%, 566 students, 53% FRL); Oswego High School (math 87% / reading 79%, grade A, #440 of 1,100 statewide, top 40%, 1,069 students, 51% FRL) — zoned schools average 55% FRL vs 36% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+19.2%/yr); 169 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 39% 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 $795 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 $32k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($113k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $113,275 (1.5% below list)

Questions for the listing agent

1. Built in 1920 — 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: 1.84% ✓
• Cap rate: 14.90%
• Cash-on-cash: 30.73%
• DSCR: 2.37
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $152,720
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
77 W 7th St	0.04mi	3/2.0	1,596 (-4%)	0mo	$225,000	$141	88
41 W 4th St	0.21mi	3/1.5	1,750 (+5%)	7mo	$189,000	$108	74
114 W Schuyler St	0.09mi	3/2.0	1,482 (-11%)	3mo	$50,000	$34	71
70 W 7th St	0.01mi	3/1.5	1,420 (-14%)	6mo	$116,000	$82	68
121 W Oneida St	0.35mi	4/2.0 (+1)	1,706 (+3%)	5mo	$129,900	$76	66
42 W Mohawk St	0.50mi	3/1.5	1,701 (+2%)	7mo	$120,000	$71	65
136 W Seneca St	0.18mi	4/1.0 (+1)	1,825 (+10%)	6mo	$132,000	$72	65
141 W Mohawk St	0.46mi	4/1.5 (+1)	1,680 (+1%)	13mo	$155,000	$92	58
216 W 4th St	0.63mi	3/2.0	1,783 (+7%)	2mo	$134,900	$76	52
37 SW 9th St	0.51mi	2/2.0 (-1)	1,480 (-11%)	1mo	$167,000	$113	49
30 E 4th St	0.71mi	3/2.0	1,540 (-7%)	6mo	$144,000	$94	46
225 W 7th St	0.61mi	4/2.0 (+1)	1,538 (-7%)	9mo	$147,000	$96	43

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: 32.5%
• Equity multiple: 2.51×
• Total profit: $48,752
• Equity at exit: $21,011

10-year hold

• IRR: 41.4%
• Equity multiple: 6.11×
• Total profit: $164,400
• Equity at exit: $16,709

Cash invested: $32,200 (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: 169
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $2,115 high
• Mortgage (P&I): −$603
• Tax from tax record: −$195 /mo · $2,344/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$444
• Net cashflow: $825

Break-even live

Break-even rent $1,071

Max offer price $115,000

Occupancy floor 56%

Sensitivity live

Price	-10% $890	-5% $857	+0% $825	+5% $792	+10% $759
Rent	-10% $657	-5% $741	+0% $825	+5% $908	+10% $992
Rate	-1.0pp $882	-0.5pp $854	base $825	+0.5pp $795	+1.0pp $764

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
39 W 6th St Unit 2-A Oswego, NY	3.0	1.0	1500	$1,725	$1.15	15d	1	0.10mi
103 W 8th St Unit A Oswego, NY	4.0	2.0	1800	$2,400	$1.33	15d	1	0.14mi
23 NW 9th St Oswego, NY	4.0	1.5	1700	$2,300	$1.35	15d	1	0.20mi
148 W Seneca St Unit A Oswego, NY	4.0	2.0	1800	$2,400	$1.33	15d	1	0.22mi
85 Liberty St Unit A Oswego, NY	4.0	2.0	1800	$2,500	$1.39	15d	1	0.23mi
141 W Cayuga St Oswego, NY	4.0	1.0	1311	$2,100	$1.60	15d	1	0.24mi
136 W Cayuga St Unit A Oswego, NY	4.0	2.0	1600	$2,300	$1.44	15d	1	0.24mi
138 W Cayuga St Unit A Oswego, NY	4.0	2.0	2000	$2,300	$1.15	15d	1	0.24mi
164 W Schuyler St Unit A Oswego, NY	3.0	2.0	1400	$1,755	$1.25	15d	1	0.27mi
130 W Bridge St Unit A Oswego, NY	4.0	2.0	1700	$2,500	$1.47	15d	1	0.28mi
153 W Bridge St Unit A Oswego, NY	4.0	1.5	1800	$2,340	$1.30	15d	1	0.30mi
6 Lathrop St Oswego, NY	3.0	1.0	1100	$1,725	$1.57	15d	1	0.30mi
144 W Bridge St Unit A Oswego, NY	4.0	2.0	2000	$2,400	$1.20	15d	1	0.30mi
161 W Bridge St Unit A Oswego, NY	4.0	2.0	1400	$2,240	$1.60	15d	1	0.32mi
9 Lathrop St Unit A Oswego, NY	4.0	2.0	2100	$2,500	$1.19	15d	1	0.32mi
105 W Oneida St Unit A Oswego, NY	4.0	2.0	1800	$2,540	$1.41	15d	1	0.34mi
143 Liberty St Unit A Oswego, NY	4.0	2.0	1700	$2,480	$1.46	15d	1	0.43mi
135 W Mohawk St Oswego, NY	3.0	1.0	1103	$1,700	$1.54	15d	1	0.45mi
25 W Mohawk St Unit TH Oswego, NY	3.0	1.0	1150	$1,745	$1.52	45d	1	0.52mi
120 Sheldon Ave Unit A Oswego, NY	4.0	2.0	2100	$2,480	$1.18	15d	1	0.90mi
4 Murray St Oswego, NY	4.0	2.0	1589	$1,800	$1.13	15d	1	1.08mi

Listing history 15 events

1. 2026-06-22
   days on market $115,000 Active 28 DOM
2. 2026-06-18
   days on market $115,000 Active 25 DOM
3. 2026-06-17
   days on market $115,000 Active 24 DOM
4. 2026-06-16
   days on market $115,000 Active 23 DOM
5. 2026-06-15
   days on market $115,000 Active 22 DOM
6. 2026-06-14
   days on market $115,000 Active 20 DOM
7. 2026-06-13
   days on market $115,000 Active 19 DOM
8. 2026-06-10
   days on market $115,000 Active 17 DOM
9. 2026-06-08
   days on market $115,000 Active 15 DOM
10. 2026-06-07
    days on market $115,000 Active 14 DOM
11. 2026-06-02
    days on market $115,000 Active 9 DOM
12. 2026-06-01
    days on market $115,000 Active 8 DOM
13. 2026-05-31
    days on market $115,000 Active 7 DOM
14. 2026-05-30
    days on market $115,000 Active 6 DOM
15. 2026-05-24
    listed $115,000 Active

ⓘ 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: $2,344 · $195/mo
• Projected year-2 tax: $2,344 · $195/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 ≥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: $25,380
• − Mortgage interest: −$6,442
• − Property taxes: −$2,344
• − Insurance: −$575
• − Repairs & maintenance: −$2,030
• − Management: −$2,030
• − Depreciation: −$3,345
• Taxable income: $8,613
• Est. tax owed @ 24.0%: −$2,067
• After-tax cash flow: $7,827/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

• 2026-05-24 Listed $115,000 CNYIS

Property tax history

+13.9%/yr

Latest (2025): $2,344 · +30.3% YoY. Source: county tax records.