420 N 6th St · Fulton, NY 13069

$149,500

3 bd · 2.0 ba · 1,478 sqft · SingleFamily public records · 45 Days on market

Built 1870 1.31 ac lot Est $155k · 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 +14.8/30.0
• ARV discount +9.1/15.0
• Appreciation +8.4/10.0
• 1% rule +5.4/10.0
• DSCR +4.5/10.0
• Livability +3.1/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Want country feel with city convenience? This home has just what you are looking for! Large 168 x 340 size corner lot. Awesome 2 story garage! The living room has plenty of windows for natural light. Eat in kitchen with loads of cupboard space. First floor bedroom with full bath. Upstairs you will find another bedroom with full bath. There is also a second bedroom and a small room currently used as a craft room that would also make an excellent home office.

Key facts

• Two-story garage
• Large yard
• Spacious corner lot

Tags

• LARGE YARD
• SPACIOUS CORNER LOT
• TWO-STORY GARAGE
• EAT-IN KITCHEN
• VERSATILE BONUS ROOM
• CLOSE TO VAN BUREN PARK

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $42 ($505/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $145k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#907 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D, schools D-, crime F.
• Fulton City School District (town): math 29% / reading 43% proficiency, ranked #554 of 590 in NY (top 94%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 115 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 172 units permitted in Oswego County in 2024 (27 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($1k loan paydown + $10k appreciation (6.8% 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 (6.8% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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: property tax is 2.7% of price; built in 1870 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $145,015 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1870 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.04% ✓
• Cap rate: 6.63%
• Cash-on-cash: 1.21%
• DSCR: 1.05
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $155,190
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
420 N 6th St	0.00mi	3/2.0	1,478 (0%)	1mo	$155,000	$105	99
609 Seneca St	0.57mi	3/1.0	1,381 (-7%)	2mo	$118,450	$86	57
611 Erie St	0.50mi	3/1.5	1,320 (-11%)	1mo	$110,000	$83	56
871 Oneida St	0.65mi	4/1.5 (+1)	1,512 (+2%)	5mo	$172,000	$114	54
308 Seneca St	0.65mi	3/1.5	1,433 (-3%)	13mo	$145,000	$101	52
109 N 5th St	0.50mi	3/1.0	1,390 (-6%)	16mo	$110,000	$79	50
623 Seneca St	0.57mi	3/1.5	1,387 (-6%)	14mo	$141,600	$102	50
826 Oneida St	0.69mi	3/2.0	1,568 (+6%)	11mo	$220,000	$140	48
10 N 8th St	0.61mi	3/2.0	1,316 (-11%)	7mo	$150,000	$114	48
404 Cayuga St	0.74mi	4/1.0 (+1)	1,507 (+2%)	11mo	$45,000	$30	44
520 Seneca St	0.59mi	3/1.0	1,328 (-10%)	9mo	$145,000	$109	44
17 N 5th St	0.60mi	4/2.0 (+1)	1,650 (+12%)	7mo	$192,000	$116	42

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

Projected returns pro-forma

6.75% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.1%
• Equity multiple: 2.26×
• Total profit: $52,679
• Equity at exit: $101,126

10-year hold

• IRR: 17.5%
• Equity multiple: 4.62×
• Total profit: $151,621
• Equity at exit: $189,895

Cash invested: $41,860 (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 13069

• Home prices YoY: 2.3%
• Active inventory: 115
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,553 medium
• Mortgage (P&I): −$784
• Tax from tax record: −$339 /mo · $4,063/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $42

Break-even live

Break-even rent $1,500

Max offer price $149,500

Occupancy floor 92%

Sensitivity live

Price	-10% $127	-5% $84	+0% $42	+5% $0	+10% $-43
Rent	-10% $-81	-5% $-19	+0% $42	+5% $103	+10% $165
Rate	-1.0pp $117	-0.5pp $80	base $42	+0.5pp $3	+1.0pp $-36

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: $37,375
• Closing costs: $4,485
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
312 Utica St Fulton, NY	3.0	1.0	1060	$1,300	$1.23	14d	1	0.84mi
303 S 5th St Fulton, NY	4.0	1.5	1800	$1,850	$1.03	14d	1	1.13mi

Listing history 9 events

1. 2026-05-07
   status Pending
2. 2026-03-27
   historical Active Under Contract
3. 2026-03-23
   listed $149,500 Active
4. 2025-06-11
   soldstatus $140,000
5. 2025-06-09
   soldstatus $140,000 Closed 466-char remark

   Show marketing remark (466 chars)

   Want country feel with city convenience? This home has just what you are looking for! Large 168 x 340 size corner lot. Awesome 2 story garage! The living room has plenty of windows for natural light. Eat in kitchen with loads of cupboard space. First floor bedroom with full bath. Upstairs you will find another bedroom with full bath. There is also a second bedroom and a small room currently used as a craft room that would also make an excellent home office.

6. 2025-03-16
   status Pending 466-char remark

   Show marketing remark (466 chars)

   Want country feel with city convenience? This home has just what you are looking for! Large 168 x 340 size corner lot. Awesome 2 story garage! The living room has plenty of windows for natural light. Eat in kitchen with loads of cupboard space. First floor bedroom with full bath. Upstairs you will find another bedroom with full bath. There is also a second bedroom and a small room currently used as a craft room that would also make an excellent home office.

7. 2025-03-11
   listed $139,900 Active 466-char remark

   Show marketing remark (466 chars)

   Want country feel with city convenience? This home has just what you are looking for! Large 168 x 340 size corner lot. Awesome 2 story garage! The living room has plenty of windows for natural light. Eat in kitchen with loads of cupboard space. First floor bedroom with full bath. Upstairs you will find another bedroom with full bath. There is also a second bedroom and a small room currently used as a craft room that would also make an excellent home office.

8. 2000-06-21
   soldstatus $51,000
9. 1993-04-05
   soldstatus $64,800

ⓘ 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: $4,063 · $339/mo
• Projected year-2 tax: $4,063 · $339/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 ≥95°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 100% 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: $18,638
• − Mortgage interest: −$8,374
• − Property taxes: −$4,063
• − Insurance: −$748
• − Repairs & maintenance: −$1,491
• − Management: −$1,491
• − Depreciation: −$4,349
• Taxable loss: −$1,878
• Est. tax savings @ 24.0%: +$451
• After-tax cash flow: $956/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: Fulton City School District
• NCES district ID: 3611700
• Math proficiency: 29% ▼ -11.00%
• Reading proficiency: 43% ▲ 5.00%
• Median HH income: $43,337
• Composite: 30.49/100
• National rank: #6220
• State rank: #554 of 590 in NY

Livability — Fulton

• Score: 61/100
• State rank: #907
• US rank: #17723

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fulton, NY
• Population (ZIP): 23,176

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 (93%)
• Race & ethnicity: White 93% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Lithuanian 6% Romanian 6% Iranian 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% German/W. Germanic 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: ▲ 6.75%
• Current HPI: 304.443
• 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

+130.7% since first listed

9 events — show timeline

• 2026-05-07 Pending — CNYIS
• 2026-03-27 Contingent — CNYIS
• 2026-03-23 Listed $149,500 CNYIS
• 2025-06-11 Sold (Public Records) $140,000 Public Records
• 2025-06-09 Sold (MLS) $140,000 CNYIS
• 2025-03-16 Pending — CNYIS
• 2025-03-11 Listed $139,900 CNYIS
• 2000-06-21 Sold (Public Records) $51,000 Public Records
• 1993-04-05 Sold (Public Records) $64,800 Public Records

Property tax history

+2.6%/yr

Latest (2025): $4,063 · +2.2% YoY. Source: county tax records.