142 E Albany St · Oswego, NY 13126

$95,000

3 bd · 1.0 ba · 823 sqft · SingleFamily public records · 16 Days on market

Built 1890 Est $128k · 26% 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

Handyman special, two story home. Quiet neighborhood, close to shopping, dining and public transportation. Huge parcel encompasses entire city block, potential for up to 3 building lot subdivision. Priced to SELL, accepting all offers.

Key facts

• Huge parcel
• Two story home
• Quiet neighborhood

Tags

• TWO STORY HOME
• QUIET NEIGHBORHOOD
• HUGE PARCEL
• POTENTIAL FOR SUBDIVISION

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $534 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $94k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.0% 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; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 172 units permitted in Oswego County in 2024 (27 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.2%/yr); year-one equity from $657 of loan paydown is wiped out by about $2k 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 $27k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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.

Risks & watch-outs

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

Recommended offer $93,575 (1.5% below list)

Questions for the listing agent

1. Built in 1890 — 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: 1.63% ✓
• Cap rate: 13.04%
• Cash-on-cash: 24.08%
• DSCR: 2.07
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $128,388
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3 Catherine St	0.27mi	2/2.0 (-1)	833 (+1%)	24mo	$100,000	$120	57
102 E Schuyler St	0.67mi	3/1.0	772 (-6%)	6mo	$135,000	$175	54
14 Catherine St	0.23mi	2/1.0 (-1)	938 (+14%)	9mo	$146,260	$156	53
32 Catherine St	0.24mi	2/1.0 (-1)	907 (+10%)	22mo	$114,100	$126	49

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: 24.5%
• Equity multiple: 2.12×
• Total profit: $29,807
• Equity at exit: $17,357

10-year hold

• IRR: 34.4%
• Equity multiple: 5.12×
• Total profit: $109,684
• Equity at exit: $13,803

Cash invested: $26,600 (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: 5.1×

Monthly cashflow live

• Estimated rent: $1,544 high
• Mortgage (P&I): −$498
• Tax from tax record: −$148 /mo · $1,779/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $534

Break-even live

Break-even rent $868

Max offer price $95,000

Occupancy floor 60%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
64 E 5th St Unit 1 Oswego, NY	2.0	1.0	900	$1,300	$1.44	43d	1	0.60mi
23 W Mohawk St Unit 3 Oswego, NY	2.0	1.0	800	$1,595	$1.99	43d	1	0.93mi
188 W 2nd St Unit 1 Oswego, NY	2.0	1.0	900	$1,695	$1.88	20d	1	0.93mi
188 W 2nd St Unit 6 Oswego, NY	2.0	1.0	800	$1,595	$1.99	20d	1	0.93mi
165 W 3rd St Unit 4 Oswego, NY	2.0	1.0	1000	$1,495	$1.50	13d	1	0.96mi
165 W 3rd St Unit 3 Oswego, NY	2.0	1.0	1000	$1,445	$1.45	43d	1	0.96mi
135 W Mohawk St Oswego, NY	3.0	1.0	1103	$1,700	$1.54	13d	1	1.39mi
4518 County Route 4 Unit D Oswego, NY	2.0	1.0	1000	$1,200	$1.20	13d	1	1.42mi
95 Ontario St Unit 2 Oswego, NY	2.0	1.0	749	$1,300	$1.74	13d	1	1.42mi
6 Lathrop St Oswego, NY	3.0	1.0	1100	$1,725	$1.57	13d	1	1.44mi

Listing history 10 events

1. 2026-06-18
   days on market $95,000 Active 16 DOM
2. 2026-06-17
   days on market $95,000 Active 15 DOM
3. 2026-06-16
   days on market $95,000 Active 14 DOM
4. 2026-06-15
   days on market $95,000 Active 13 DOM
5. 2026-06-14
   days on market $95,000 Active 11 DOM
6. 2026-06-13
   days on market $95,000 Active 10 DOM
7. 2026-06-10
   days on market $95,000 Active 8 DOM
8. 2026-06-08
   days on market $95,000 Active 6 DOM
9. 2026-06-07
   remarks 235-char remark
10. 2026-06-07
    listed $95,000 Active 5 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: $1,779 · $148/mo
• Projected year-2 tax: $1,779 · $148/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 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: $18,529
• − Mortgage interest: −$5,321
• − Property taxes: −$1,779
• − Insurance: −$475
• − Repairs & maintenance: −$1,482
• − Management: −$1,482
• − Depreciation: −$2,764
• Taxable income: $5,225
• Est. tax owed @ 24.0%: −$1,254
• After-tax cash flow: $5,152/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

+35.9% since first listed

3 events — show timeline

• 2026-06-03 Listed $95,000 FSBO.com
• 2023-01-11 Listing Removed — CNYIS
• 2022-07-11 Listed $69,900 CNYIS

Property tax history

+13.6%/yr

Latest (2025): $1,779 · +27.9% YoY. Source: county tax records.