150 1/2 E 3rd St · Oswego, NY 13126

$65,000

3 bd · 2.0 ba · 1,834 sqft · SingleFamily · 107 Days on market

Built 1900 2,068 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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 MLS

This has tenants in it but should be moving soon perfect stater home with work Needs some TLC

Key facts

• New roof
• 2,068 sq ft lot
• Built 1900

Tags

• NEW ROOF
• APPROVED ARCHITECTURAL PLANS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Recommended offer: $59k (9.0% below list) — sets the bar for market timing.
• Cap rate 29.6% vs local median 8.8% 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: 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; 19 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 40% 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 $449 of loan paydown is wiped out by about $1k 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 $18k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 107 days — a 9% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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 $25k; list at $65k implies a 160% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $59,150 (9.0% below list)

Questions for the listing agent

1. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 3.33% ✓
• Cap rate: 29.59%
• Cash-on-cash: 83.21%
• DSCR: 4.70
• GRM: 2.5

CMA / ARV

• ARV (on-the-fly): $155,890
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
150 1/2 E 3rd St	0.00mi	3/2.0	1,834 (0%)	1mo	$42,000	$23	99
74 E Oneida St	0.30mi	4/2.0 (+1)	1,886 (+3%)	4mo	$125,000	$66	73
175 E 4th St	0.13mi	4/2.0 (+1)	1,722 (-6%)	8mo	$147,000	$85	72
216 W 4th St	0.47mi	3/2.0	1,783 (-3%)	2mo	$134,900	$76	72
274 W 5th St	0.59mi	3/1.5	1,834 (0%)	4mo	$160,000	$87	68
121 E 3rd St	0.14mi	3/1.5	1,591 (-13%)	4mo	$140,000	$88	66
42 W Mohawk St	0.45mi	3/1.5	1,701 (-7%)	7mo	$120,000	$71	60
286 W 7th St	0.71mi	3/1.5	1,763 (-4%)	1mo	$210,000	$119	58
81 E 5th St	0.31mi	3/1.0	1,592 (-13%)	2mo	$44,000	$28	58
26 Varick St	0.56mi	4/2.0 (+1)	1,782 (-3%)	8mo	$145,000	$81	58
55 Catherine St	0.71mi	4/2.0 (+1)	1,852 (+1%)	4mo	$200,000	$108	57
96 Ellen St	0.73mi	3/1.5	2,017 (+10%)	5mo	$272,500	$135	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: 89.6%
• Equity multiple: 5.58×
• Total profit: $83,381
• Equity at exit: $11,876

10-year hold

• IRR: 93.3%
• Equity multiple: 13.65×
• Total profit: $230,153
• Equity at exit: $9,444

Cash invested: $18,200 (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: 168
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $2,166 high
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$455
• Net cashflow: $1,262

Break-even live

Break-even rent $569

Max offer price $65,000

Occupancy floor 37%

Sensitivity live

Price	-10% $1,307	-5% $1,285	+0% $1,262	+5% $1,240	+10% $1,217
Rent	-10% $1,091	-5% $1,176	+0% $1,262	+5% $1,348	+10% $1,433
Rate	-1.0pp $1,295	-0.5pp $1,279	base $1,262	+0.5pp $1,245	+1.0pp $1,228

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4 Murray St Oswego, NY	4.0	2.0	1589	$1,800	$1.13	14d	1	0.50mi
152 W 7th St Unit A Oswego, NY	4.0	2.5	2340	$2,300	$0.98	14d	1	0.67mi
105 W Oneida St Unit A Oswego, NY	4.0	2.0	1800	$2,540	$1.41	14d	1	0.73mi
103 W 8th St Unit A Oswego, NY	4.0	2.0	1800	$2,400	$1.33	14d	1	0.78mi
39 W 6th St Unit 2-A Oswego, NY	3.0	1.0	1500	$1,725	$1.15	14d	1	0.78mi
23 NW 9th St Oswego, NY	4.0	1.5	1700	$2,300	$1.35	14d	1	0.79mi
14 Pond Path Oswego, NY	3.0	1.5	1408	$2,300	$1.63	14d	1	0.82mi
130 W Bridge St Unit A Oswego, NY	4.0	2.0	1700	$2,500	$1.47	14d	1	0.84mi
9 Lathrop St Unit A Oswego, NY	4.0	2.0	2100	$2,500	$1.19	14d	1	0.86mi
136 W Cayuga St Unit A Oswego, NY	4.0	2.0	1600	$2,300	$1.44	14d	1	0.89mi
138 W Cayuga St Unit A Oswego, NY	4.0	2.0	2000	$2,300	$1.15	14d	1	0.90mi
144 W Bridge St Unit A Oswego, NY	4.0	2.0	2000	$2,400	$1.20	14d	1	0.91mi
141 W Cayuga St Oswego, NY	4.0	1.0	1311	$2,100	$1.60	14d	1	0.92mi
143 Liberty St Unit A Oswego, NY	4.0	2.0	1700	$2,480	$1.46	14d	1	0.92mi
153 W Bridge St Unit A Oswego, NY	4.0	1.5	1800	$2,340	$1.30	14d	1	0.95mi
85 Liberty St Unit A Oswego, NY	4.0	2.0	1800	$2,500	$1.39	14d	1	0.95mi
148 W Seneca St Unit A Oswego, NY	4.0	2.0	1800	$2,400	$1.33	14d	1	0.96mi
161 W Bridge St Unit A Oswego, NY	4.0	2.0	1400	$2,240	$1.60	14d	1	0.98mi
164 W Schuyler St Unit A Oswego, NY	3.0	2.0	1400	$1,755	$1.25	14d	1	1.08mi

Listing history 5 events

1. 2026-04-01
   status Pending
2. 2025-12-15
   listed $65,000 Active
3. 2022-06-10
   soldstatus $25,000 Closed Sale or Rented 95-char remark

   Show marketing remark (95 chars)

   This has tenants in it but should be moving soon perfect stater home with work Needs some TLC

4. 2022-05-02
   historical Continue to Show- Under Contract 95-char remark

   Show marketing remark (95 chars)

   This has tenants in it but should be moving soon perfect stater home with work Needs some TLC

5. 2021-10-28
   listed $35,000 Active 95-char remark

   Show marketing remark (95 chars)

   This has tenants in it but should be moving soon perfect stater home with work Needs some TLC

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥94°F today · 16 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: $25,994
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$325
• − Repairs & maintenance: −$2,080
• − Management: −$2,080
• − Depreciation: −$1,891
• Taxable income: $15,003
• Est. tax owed @ 24.0%: −$3,601
• After-tax cash flow: $11,544/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

+85.7% since first listed

5 events — show timeline

• 2026-04-01 Pending — CNYIS
• 2025-12-15 Listed $65,000 CNYIS
• 2022-06-10 Sold (MLS) $25,000 CNYIS
• 2022-05-02 Contingent — CNYIS
• 2021-10-28 Listed $35,000 CNYIS