37 SW 9th St · Oswego, NY 13126

$159,900

2 bd · 2.0 ba · 1,480 sqft · SingleFamily · 3 Days on market

Built 1900 Good condition 3,300 sqft lot Est $167k · at est.

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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 +16.2/30.0
• ARV discount +9.5/15.0
• DSCR +5.0/10.0
• Rent growth +5.0/5.0
• 1% rule +4.4/10.0
• Condition / age +4.0/5.0
• Appreciation +3.9/10.0
• Schools +3.8/10.0
• Livability +3.8/5.0

Listing remarks MLS

* Seller has requested that all fairest & best offers be submitted by 8pm Tuesday, March 7, 2023. * Successful investment income property, that can continue that way, or perfect for a single family home (starting June 2023). Currently rented for $1,200/mo. until May 20, 2023. Tenants responsible for all utilities. Owner currently pays taxes only. A new Buyer will be allowed to show prospective tenants (with 24 hr notice) prior to Closing. You will be amazed at the tip top condition of this 3-bed, 2-bath house. Recent updates include, but not limited to: New roof 8 years ago, new windows 5 years ago, new hot water tank and furnace 10 years ago.

Key facts

• Completely remodeled
• Fully-fenced yard
• Entertaining patio

Tags

• COMPLETELY REMODELED
• FULLY-FENCED YARD
• ENTERTAINING PATIO
• WALKING DISTANCE TO SHOPS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $160k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $86 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $151k (5.7% below list).
• Recommended offer: $151k (5.7% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 8.8% in Oswego — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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); 168 active listings in the ZIP; 14 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).

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 $45k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 3y 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 $120k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $150,743 (5.7% below list)

Questions for the listing agent

1. Built in 1900 — 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: 0.94% ✗
• Cap rate: 6.94%
• Cash-on-cash: 2.30%
• DSCR: 1.10
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $167,240
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
37 SW 9th St	0.00mi	2/2.0	1,480 (0%)	1mo	$167,000	$113	99
221 W 7th St	0.15mi	3/1.0 (+1)	1,398 (-6%)	6mo	$70,000	$50	70
114 W Schuyler St	0.51mi	3/2.0 (+1)	1,482 (+0%)	3mo	$50,000	$34	68
27 Hart St	0.43mi	3/2.0 (+1)	1,428 (-4%)	3mo	$230,000	$161	67
208 W Utica St	0.37mi	3/1.0 (+1)	1,392 (-6%)	1mo	$129,000	$93	63
9 Varick St	0.68mi	2/1.0	1,454 (-2%)	1mo	$89,000	$61	61
77 W 7th St	0.48mi	3/2.0 (+1)	1,596 (+8%)	0mo	$225,000	$141	59
70 W 7th St	0.50mi	3/1.5 (+1)	1,420 (-4%)	6mo	$116,000	$82	58
124 Ellen St	0.57mi	3/1.0 (+1)	1,420 (-4%)	5mo	$230,000	$162	54
81 Niagara St	0.33mi	3/1.0 (+1)	1,305 (-12%)	3mo	$120,000	$92	54
119 W Cayuga St	0.36mi	3/1.0 (+1)	1,289 (-13%)	1mo	$172,380	$134	52
62 Third Ave	0.66mi	2/2.0	1,665 (+12%)	6mo	$247,000	$148	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: -4.0%
• Equity multiple: 0.83×
• Total profit: $-7,405
• Equity at exit: $29,214

10-year hold

• IRR: 9.2%
• Equity multiple: 1.92×
• Total profit: $41,388
• Equity at exit: $23,232

Cash invested: $44,772 (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: 8.8×

Monthly cashflow live

• Estimated rent: $1,507 high
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,398/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$317
• Net cashflow: $86

Break-even live

Break-even rent $1,399

Max offer price $159,900

Occupancy floor 89%

Sensitivity live

Price	-10% $196	-5% $141	+0% $86	+5% $31	+10% $-25
Rent	-10% $-33	-5% $26	+0% $86	+5% $145	+10% $205
Rate	-1.0pp $166	-0.5pp $127	base $86	+0.5pp $44	+1.0pp $2

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
135 W Mohawk St Oswego, NY	3.0	1.0	1103	$1,700	$1.54	15d	1	0.11mi
6 Lathrop St Oswego, NY	3.0	1.0	1100	$1,725	$1.57	15d	1	0.26mi
172 W 4th St Unit 1 Oswego, NY	1.0	1.0	1000	$1,000	$1.00	15d	1	0.28mi
172 W 4th St Unit 4 Oswego, NY	1.0	1.0	1000	$850	$0.85	15d	1	0.28mi
165 W 3rd St Unit 4 Oswego, NY	2.0	1.0	1000	$1,495	$1.50	15d	1	0.37mi
165 W 3rd St Unit 3 Oswego, NY	2.0	1.0	1000	$1,445	$1.45	45d	1	0.37mi
25 W Mohawk St Unit TH Oswego, NY	3.0	1.0	1150	$1,745	$1.52	45d	1	0.38mi
188 W 2nd St Unit 1 Oswego, NY	2.0	1.0	900	$1,695	$1.88	22d	1	0.39mi
153 W Seneca St Unit 1 Oswego, NY	2.0	1.5	1000	$1,540	$1.54	45d	1	0.45mi
164 W Schuyler St Unit A Oswego, NY	3.0	2.0	1400	$1,755	$1.25	15d	1	0.53mi
39 W 6th St Unit 2-A Oswego, NY	3.0	1.0	1500	$1,725	$1.15	15d	1	0.53mi
64 E 5th St Unit 1 Oswego, NY	2.0	1.0	900	$1,300	$1.44	45d	1	0.90mi
14 Pond Path Oswego, NY	3.0	1.5	1408	$2,300	$1.63	15d	1	1.15mi
320 Thompson Rd Oswego, NY	2.0	2.0	924	$1,250	$1.35	45d	1	1.47mi

Listing history 6 events

1. 2026-03-23
   status Pending
2. 2026-03-20
   listed $159,900 Active
3. 2023-05-30
   soldstatus $119,900 Closed Sale or Rented 659-char remark

   Show marketing remark (659 chars)

   * Seller has requested that all fairest & best offers be submitted by 8pm Tuesday, March 7, 2023. * Successful investment income property, that can continue that way, or perfect for a single family home (starting June 2023). Currently rented for $1,200/mo. until May 20, 2023. Tenants responsible for all utilities. Owner currently pays taxes only. A new Buyer will be allowed to show prospective tenants (with 24 hr notice) prior to Closing. You will be amazed at the tip top condition of this 3-bed, 2-bath house. Recent updates include, but not limited to: New roof 8 years ago, new windows 5 years ago, new hot water tank and furnace 10 years ago.

4. 2023-04-04
   status Pending Sale 659-char remark

   Show marketing remark (659 chars)

   * Seller has requested that all fairest & best offers be submitted by 8pm Tuesday, March 7, 2023. * Successful investment income property, that can continue that way, or perfect for a single family home (starting June 2023). Currently rented for $1,200/mo. until May 20, 2023. Tenants responsible for all utilities. Owner currently pays taxes only. A new Buyer will be allowed to show prospective tenants (with 24 hr notice) prior to Closing. You will be amazed at the tip top condition of this 3-bed, 2-bath house. Recent updates include, but not limited to: New roof 8 years ago, new windows 5 years ago, new hot water tank and furnace 10 years ago.

5. 2023-03-08
   status Under Contract- Do Not Show 659-char remark

   Show marketing remark (659 chars)

   * Seller has requested that all fairest & best offers be submitted by 8pm Tuesday, March 7, 2023. * Successful investment income property, that can continue that way, or perfect for a single family home (starting June 2023). Currently rented for $1,200/mo. until May 20, 2023. Tenants responsible for all utilities. Owner currently pays taxes only. A new Buyer will be allowed to show prospective tenants (with 24 hr notice) prior to Closing. You will be amazed at the tip top condition of this 3-bed, 2-bath house. Recent updates include, but not limited to: New roof 8 years ago, new windows 5 years ago, new hot water tank and furnace 10 years ago.

6. 2023-03-03
   listed $119,900 Active 659-char remark

   Show marketing remark (659 chars)

   * Seller has requested that all fairest & best offers be submitted by 8pm Tuesday, March 7, 2023. * Successful investment income property, that can continue that way, or perfect for a single family home (starting June 2023). Currently rented for $1,200/mo. until May 20, 2023. Tenants responsible for all utilities. Owner currently pays taxes only. A new Buyer will be allowed to show prospective tenants (with 24 hr notice) prior to Closing. You will be amazed at the tip top condition of this 3-bed, 2-bath house. Recent updates include, but not limited to: New roof 8 years ago, new windows 5 years ago, new hot water tank and furnace 10 years ago.

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°F today · 18 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: $18,089
• − Mortgage interest: −$8,957
• − Property taxes: −$2,398
• − Insurance: −$800
• − Repairs & maintenance: −$1,447
• − Management: −$1,447
• − Depreciation: −$4,652
• Taxable loss: −$1,612
• Est. tax savings @ 24.0%: +$387
• After-tax cash flow: $1,417/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.

Condition & rehab AI · 1 photo

Good 80/100 Cosmetic rehab

This single-family home is in good condition with recent updates, making it a solid investment opportunity with potential for further value enhancement through minor cosmetic improvements.

Value-add opportunities

• Both Painting the exterior — Fresh paint can enhance curb appeal and property value.
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract more tenants.
• Both Interior touch-ups — Fresh paint and minor updates can make the interior more inviting and attractive to potential buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior — Fresh paint can enhance curb appeal and property value. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract more tenants. ↑
• Both Interior touch-ups — Fresh paint and minor updates can make the interior more inviting and attractive to potential buyers and renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+33.4% since first listed

6 events — show timeline

• 2026-03-23 Pending — CNYIS
• 2026-03-20 Listed $159,900 CNYIS
• 2023-05-30 Sold (MLS) $119,900 CNYIS
• 2023-04-04 Pending — CNYIS
• 2023-03-08 Pending — CNYIS
• 2023-03-03 Listed $119,900 CNYIS