1738 County Route 7 · Minetto, NY 13126

$168,500

3 bd · 1.0 ba · 1,216 sqft · SingleFamily public records · 4 Days on market

Built 1986 1.24 ac lot Est $178k · 5% under

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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 +20.8/30.0
• ARV discount +9.8/15.0
• DSCR +6.6/10.0
• 1% rule +5.9/10.0
• Rent growth +5.0/5.0
• Appreciation +3.9/10.0
• Schools +3.8/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0

Listing remarks

* Seller is requesting that All fairest & best offers be submitted by 6pm Sunday, June 14, 2026. This Town of Oswego 3-bed, 1-bath, 1- car garage ranch sits on 1.3 acres, and is ready for your visit. This quiet country ranch house is move-in ready with all new windows, remodeled kitchen and bathroom, new garage door, high efficiency furnace, and 30-year architectural shingles roof installed. The kitchen , dining area and living room have a wide open and bright floorplan. The three bedrooms and full bath sit at the north end of the home. The one bedroom is currently being used as an office. The washer/dryer set up and mudroom are located between the garage and interior of th

Key facts

• Remodeled bathroom
• Remodeled kitchen
• New windows

Tags

• NEW WINDOWS
• REMODELED KITCHEN
• REMODELED BATHROOM
• NEW GARAGE DOOR
• HIGH EFFICIENCY FURNACE
• WIDE OPEN FLOORPLAN

Property features AI

Exterior

• Parking: Detached garage; One garage space
• Utilities: Electricity connected with circuit breakers; Public water connected; Septic tank; High-speed internet available; Cable available
• Home design: Single-story home; Existing (resale) property
• Construction: Vinyl siding; Blown-in insulation; Architectural shingle roof; Poured slab foundation
• Exterior features: Dirt driveway; Propane tank (leased); Rectangular, rural lot; Lot dimensions approximately 158 x 390

Interior

• Kitchen: Free-standing range; Oven; Microwave; Dishwasher; Refrigerator
• Bedrooms: Three bedrooms on the main level
• Flooring: Carpet; Luxury vinyl; Varied flooring
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Propane heating; Forced air heating
• Interior features: Eat-in kitchen; Kitchen island; Kitchen/family room combo; Living/dining room; Sliding glass doors; Natural woodwork; Thermal windows; Sliding doors; Bedroom on main level
• Laundry & utility: Washer; Dryer; Main-level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $168k.

Deal economics

• At list price, monthly cash flow is $230 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $168k).
• Cap rate 7.9% vs local median 4.4% in Minetto — 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 68/100 on livability (#554 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A, cost of living A; Watch: schools D+, amenities 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; 172 units permitted in Oswego County in 2024 (27 in 5+ unit buildings).
• This rent runs 34% 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 $4k 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 $47k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $168,500

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.09% ✓
• Cap rate: 7.93%
• Cash-on-cash: 5.86%
• DSCR: 1.26
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $177,536
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1645 County Route 7	0.43mi	3/1.0	1,152 (-5%)	1mo	$168,000	$146	70
240 Engles Rd #42	0.56mi	3/1.0	1,248 (+3%)	9mo	$62,000	$50	62

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: 1.2%
• Equity multiple: 1.05×
• Total profit: $2,462
• Equity at exit: $30,785

10-year hold

• IRR: 14.1%
• Equity multiple: 2.49×
• Total profit: $70,192
• Equity at exit: $24,482

Cash invested: $47,180 (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: 7.6×

Monthly cashflow live

• Estimated rent: $1,839 medium
• Mortgage (P&I): −$884
• Tax from tax record: −$268 /mo · $3,220/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $230

Break-even live

Break-even rent $1,547

Max offer price $168,500

Occupancy floor 82%

Sensitivity live

Price	-10% $326	-5% $278	+0% $230	+5% $183	+10% $135
Rent	-10% $85	-5% $158	+0% $230	+5% $303	+10% $376
Rate	-1.0pp $315	-0.5pp $273	base $230	+0.5pp $187	+1.0pp $142

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: $42,125
• Closing costs: $5,055
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-15
   statusdays on market $168,500 Pending 4 DOM
2. 2026-06-14
   days on market $168,500 Active 3 DOM
3. 2026-06-13
   remarks 695-char remark
4. 2026-06-13
   listed $168,500 Active 2 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: $3,220 · $268/mo
• Projected year-2 tax: $3,220 · $268/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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,063
• − Mortgage interest: −$9,439
• − Property taxes: −$3,220
• − Insurance: −$842
• − Repairs & maintenance: −$1,765
• − Management: −$1,765
• − Depreciation: −$4,902
• Taxable income: $129
• Est. tax owed @ 24.0%: −$31
• After-tax cash flow: $2,732/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 — Minetto

• Score: 68/100
• State rank: #554
• US rank: #9951

Category grades

Amenities F Commute F Cost of living A Crime A Employment A- Housing A+ Health & safety D- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• 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

• 2026-06-10 Listed $168,500 CNYIS

Property tax history

+10.7%/yr

Latest (2025): $3,220 · +8.1% YoY. Source: county tax records.