697 N Main St #697 · Central Square, NY 13036

$199,900

4 bd · 2.0 ba · 1,750 sqft · SingleFamily · 30 Days on market

Built 1900 Good condition 1.39 ac lot $114/sqft · 21% below area Est $252k · 21% under

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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 +20.2/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +6.4/10.0
• 1% rule +5.4/10.0
• Condition / age +3.8/5.0
• Schools +3.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0

Listing remarks

Full of charm and rich in character, this classic Colonial in the Village of Central Square offers the kind of space and warmth that instantly feels like home. With 4 bedrooms and an additional room that can easily serve as a 5th bedroom, office, or bonus space, this home adapts to your lifestyle. Inside, you’ll find beautiful hardwood floors, inviting natural light, and original woodwork that highlights the home’s timeless appeal. The living and dining areas are generously sized, creating a comfortable setting for both everyday living and entertaining. A standout feature is the expansive attic, complete with eye-catching stained glass windows, a space ready for your vision, whe

Key facts

• Covered front porch
• Enclosed back porch
• Expansive attic

Tags

• EXPANSIVE ATTIC
• STAINED GLASS WINDOWS
• COVERED FRONT PORCH
• ENCLOSED BACK PORCH

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water connected; Sewer connected
• Home design: 2-story home; Existing (previously built) structure
• Construction: Vinyl siding exterior; Asphalt roof; Stone foundation; Built prior to current listing (existing condition)
• Exterior features: Enclosed porch; Covered porch; Porch; Gravel driveway; Irregular-shaped lot; Lot dimensions approximately 81 x 131

Interior

• Kitchen: Electric cooktop; Dishwasher; Refrigerator
• Bedrooms: Total rooms include bedrooms (7 total rooms) — includes bedroom(s) on the main level
• Flooring: Hardwood; Ceramic tile; Varied flooring
• Bathrooms: 2 full bathrooms; 1 bathroom on the main level
• Heating & cooling: Gas forced-air heating
• Interior features: Separate/formal dining room; Country-style kitchen; Bedroom on main level; Other interior features (see remarks)
• Laundry & utility: Washer and dryer; Laundry located on the main level; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $200k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $254 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $197k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 3.9% in Central Square — 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 64/100 on livability (#723 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A, cost of living A; Watch: amenities F, commute F, health & safety D-.
• Central Square Central School District (suburban): math 40% / reading 40% proficiency, ranked #507 of 590 in NY (top 86%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 35 active listings in the ZIP; 172 units permitted in Oswego County in 2024 (27 in 5+ unit buildings).

Forward outlook

• In year one you build about $21k of equity ($1k loan paydown + $20k appreciation (10.0% local appreciation)).
• Oswego County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $56k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($197k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $196,901 (1.5% 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. 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: 1.04% ✓
• Cap rate: 7.82%
• Cash-on-cash: 5.44%
• DSCR: 1.24
• GRM: 8.0

CMA / ARV

• ARV (median comp): $252,371
• List price: $199,900
• Delta: -20.79%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
205 Pleasant Ave	0.39mi	3/1.5 (-1)	1,742 (-0%)	11mo	$271,500	$156	64
150 Pleasant Ave	0.35mi	4/2.0	1,952 (+12%)	4mo	$276,275	$142	61
2085 County Route 12	0.49mi	3/2.5 (-1)	1,766 (+1%)	11mo	$272,950	$155	60
203 Hickory Way	0.49mi	3/2.5 (-1)	1,688 (-4%)	6mo	$250,000	$148	60
51 Phinney Ln	0.66mi	3/2.5 (-1)	1,670 (-5%)	8mo	$382,000	$229	48
10 Collins Ter	0.31mi	3/2.0 (-1)	1,560 (-11%)	19mo	$220,000	$141	46
110 Aqua Way	0.51mi	3/1.5 (-1)	1,508 (-14%)	5mo	$282,800	$188	42
19 Creighton Dr	0.72mi	3/2.5 (-1)	1,710 (-2%)	18mo	$401,500	$235	41
3319 State Route 49	0.34mi	3/2.0 (-1)	1,516 (-13%)	22mo	$140,000	$92	38
Lot 21A Phinney Ln	0.70mi	3/2.0 (-1)	1,515 (-13%)	10mo	$441,000	$291	32

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.2%
• Equity multiple: 3.23×
• Total profit: $125,061
• Equity at exit: $180,086

10-year hold

• IRR: 24.6%
• Equity multiple: 7.35×
• Total profit: $355,640
• Equity at exit: $388,362

Cash invested: $55,972 (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 13036

• Home prices YoY: 7.9%
• Active inventory: 35
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $2,070 medium
• Mortgage (P&I): −$1,048
• Tax est. 1.5%: −$250 /mo · $2,998/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$435
• Net cashflow: $254

Break-even live

Break-even rent $1,749

Max offer price $199,900

Occupancy floor 83%

Sensitivity live

Price	-10% $392	-5% $323	+0% $254	+5% $185	+10% $116
Rent	-10% $90	-5% $172	+0% $254	+5% $335	+10% $417
Rate	-1.0pp $354	-0.5pp $305	base $254	+0.5pp $202	+1.0pp $149

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Listing history 1 events

1. 2026-04-29
   listed $199,900 Active 1135-char remark

ⓘ 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 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: $24,838
• − Mortgage interest: −$11,198
• − Property taxes: −$2,998
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,987
• − Management: −$1,987
• − Depreciation: −$5,815
• Taxable loss: −$147
• Est. tax savings @ 24.0%: +$35
• After-tax cash flow: $3,080/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 75/100 Cosmetic rehab

This classic Colonial home in Central Square is in good condition with minimal repairs needed. Painting the exterior and improving landscaping can significantly boost its value.

Value-add opportunities

• Both Painting the exterior — Enhances curb appeal and can increase both resale and rental value
• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior — Enhances curb appeal and can increase both resale and rental value ↑
• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental value ↑

ⓘ 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: Central Square Central School District
• NCES district ID: 3606900
• Math proficiency: 40% ▼ -18.00%
• Reading proficiency: 40% ▼ -12.00%
• Median HH income: $55,807
• Composite: 35.05/100
• National rank: #5035
• State rank: #507 of 590 in NY

Livability — Central Square

• Score: 64/100
• State rank: #723
• US rank: #13714

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Central Square, NY
• Population (ZIP): 9,079

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 (97%)
• Race & ethnicity: White 97% Two or more races 3%
• Common ancestry: Romanian 8% Lithuanian 6% Iranian 3%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Other Indo-European 2% Spanish 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: ▲ 23.27%
• Current HPI: 318.5068
• Rent YoY: —
• Metro: —
• 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

2 events — show timeline

• 2026-05-29 Pending — CNYIS
• 2026-04-29 Listed $199,900 CNYIS