829 Oneida St · Fulton, NY 13069

$99,900

3 bd · 1.5 ba · 1,482 sqft · SingleFamily public records · 20 Days on market

Built 1910 5,460 sqft lot $67/sqft · 28% below area Est $167k · 40% 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 +27.1/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +9.4/10.0
• Appreciation +8.4/10.0
• 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

1,482 +/- Sq. Ft. , Two Story Single Family home w/ 3 Bedrooms, 1 Full bathroon, One half bathroom, on 36' x 150' +/- Lot!Public water & Public Sewer, built in 1910.

Key facts

• Finished attic
• Large shed
• 5,460 sq ft lot

Tags

• FINISHED ATTIC
• FIRST FLOOR STAND UP SHOWER
• FULLY FENCED BACKYARD
• LARGE SHED
• WELCOMING FRONT PORCH

Property features AI

Exterior

• Parking: No garage
• Utilities: High-speed internet available; Public water (connected); Sewer connected; Electric with circuit breakers
• Home design: 2 stories; Existing (established property)
• Construction: Vinyl siding; Asphalt shingle roof; Stone foundation; Built (existing structure)
• Exterior features: Enclosed porch; Covered porch; Porch; Fully fenced yard; Gravel driveway; Shed(s)/storage; Full fencing

Interior

• Kitchen: Electric oven; Electric range; Range hood; Refrigerator; Exhaust fan
• Bedrooms: Total: 8 rooms (includes laundry room)
• Flooring: Hardwood; Varies
• Bathrooms: 1 full bathroom; 1 half bathroom; Main level bathroom present
• Heating & cooling: Gas forced air heating
• Interior features: Attic; Separate/formal dining room; Country kitchen
• Laundry & utility: Laundry located in basement; Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $282 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.7% vs local median 6.7% in Fulton — 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 61/100 on livability (#907 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D, crime F, amenities 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.
• Zoned schools: Fairgrieve School (math 8% / reading 22%, grade F, #2,024 of 2,108 statewide, top 97%, 439 students, 75% FRL); Fulton Junior High School (math 15% / reading 34%, grade F, #611 of 729 statewide, top 88%, 500 students, 62% FRL); G Ray Bodley High School (math 83% / reading 86%, grade A, #379 of 1,100 statewide, top 36%, 976 students, 57% FRL).
• Market conditions: 116 active listings in the ZIP; 3 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

• In year one you build about $7k of equity ($691 loan paydown + $7k 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 $28k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y ago; this cycle's ask has dropped $15k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $36k; list at $100k implies a 179% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.7% of price; built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $98,401 (1.5% below list)

Questions for the listing agent

1. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.57% ✓
• Cap rate: 9.68%
• Cash-on-cash: 12.09%
• DSCR: 1.54
• GRM: 5.3

CMA / ARV

• ARV (median comp): $167,258
• List price: $99,900
• Delta: -40.27%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
871 Oneida St	0.15mi	4/1.5 (+1)	1,512 (+2%)	5mo	$172,000	$114	80
609 Seneca St	0.23mi	3/1.0	1,381 (-7%)	2mo	$118,450	$86	74
524 Rochester St	0.34mi	4/2.0 (+1)	1,460 (-2%)	1mo	$80,000	$55	74
1019 Emery St	0.31mi	3/1.5	1,419 (-4%)	7mo	$175,530	$124	72
611 Erie St	0.25mi	3/1.5	1,320 (-11%)	1mo	$110,000	$83	69
10 N 8th St	0.11mi	3/2.0	1,316 (-11%)	7mo	$150,000	$114	69
117 S 7th St	0.29mi	3/1.0	1,347 (-9%)	2mo	$50,000	$37	68
420 N 6th St	0.66mi	3/2.0	1,478 (-0%)	1mo	$155,000	$105	66
614 Utica St	0.26mi	4/1.0 (+1)	1,374 (-7%)	3mo	$25,000	$18	66
229 S 12th St	0.51mi	2/1.0 (-1)	1,532 (+3%)	3mo	$25,000	$16	61
407 State St	0.63mi	2/1.5 (-1)	1,380 (-7%)	2mo	$125,000	$91	53
17 N 5th St	0.34mi	4/2.0 (+1)	1,650 (+11%)	7mo	$192,000	$116	52

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: 27.0%
• Equity multiple: 2.84×
• Total profit: $51,467
• Equity at exit: $67,575

10-year hold

• IRR: 24.9%
• Equity multiple: 5.89×
• Total profit: $136,724
• Equity at exit: $126,893

Cash invested: $27,972 (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 13069

• Home prices YoY: 2.3%
• Active inventory: 116
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,564 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$389 /mo · $4,662/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $282

Break-even live

Break-even rent $1,208

Max offer price $99,900

Occupancy floor 77%

Sensitivity live

Price	-10% $615	-5% $310	+0% $282	+5% $254	+10% $225
Rent	-10% $158	-5% $220	+0% $282	+5% $344	+10% $405
Rate	-1.0pp $332	-0.5pp $307	base $282	+0.5pp $256	+1.0pp $230

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
312 Utica St Fulton, NY	3.0	1.0	1060	$1,300	$1.23	15d	1	0.55mi
303 S 5th St Fulton, NY	4.0	1.5	1800	$1,850	$1.03	15d	1	0.60mi
262 W 4th St S Unit 1 Fulton, NY	3.0	1.0	1316	$1,500	$1.14	45d	1	1.27mi

Listing history 11 events

1. 2026-06-03
   status $99,900 Pending 20 DOM
2. 2026-06-02
   days on market $99,900 Active 20 DOM
3. 2026-06-01
   days on market $99,900 Active 19 DOM
4. 2026-05-31
   days on market $99,900 Active 18 DOM
5. 2026-05-30
   days on market $99,900 Active 17 DOM
6. 2026-05-13
   listed $114,900 Active 674-char remark
7. 2026-05-12
   historical
8. 2026-05-04
   price $114,900
9. 2026-04-14
   listed $124,900 Active
10. 2014-12-29
    soldstatus $35,750

    Show marketing remark (171 chars)

    1,482 +/- Sq. Ft. , Two Story Single Family home w/ 3 Bedrooms, 1 Full bathroon, One half bathroom, on 36' x 150' +/- Lot!Public water & Public Sewer, built in 1910.

11. 2014-10-07
    listed $58,000

    Show marketing remark (171 chars)

    1,482 +/- Sq. Ft. , Two Story Single Family home w/ 3 Bedrooms, 1 Full bathroon, One half bathroom, on 36' x 150' +/- Lot!Public water & Public Sewer, built in 1910.

ⓘ 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: $4,662 · $389/mo
• Projected year-2 tax: $4,662 · $389/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 2/10 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: $18,773
• − Mortgage interest: −$5,596
• − Property taxes: −$4,662
• − Insurance: −$500
• − Repairs & maintenance: −$1,502
• − Management: −$1,502
• − Depreciation: −$2,906
• Taxable income: $2,105
• Est. tax owed @ 24.0%: −$505
• After-tax cash flow: $2,877/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

+72.2% since first listed

8 events — show timeline

• 2026-06-02 Pending — CNYIS
• 2026-05-28 Price Changed $99,900 CNYIS
• 2026-05-13 Listed $114,900 CNYIS
• 2026-05-12 Listing Removed — CNYIS
• 2026-05-04 Price Changed $114,900 CNYIS
• 2026-04-14 Listed $124,900 CNYIS
• 2014-12-29 Sold (MLS) $35,750 CNYIS
• 2014-10-07 Listed $58,000 CNYIS

Property tax history

+9.2%/yr

Latest (2025): $4,662 · +7.5% YoY. Source: county tax records.