207 E 2nd St · Oswego, NY 13126

$160,000

3 bd · 1.0 ba · 1,221 sqft · SingleFamily public records · 66 Days on market

Built 1920 2,376 sqft lot $131/sqft · 41% above area Est $114k · 41% over

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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 +22.4/30.0
• DSCR +7.2/10.0
• 1% rule +5.6/10.0
• Rent growth +5.0/5.0
• Appreciation +3.9/10.0
• Schools +3.8/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Welcome to this completely renovated 3-bedroom, 1.5-bath home located on Oswego’s east side, offering 1,221 sq ft of updated, move-in ready living space. The interior features all new flooring throughout and updated lighting that enhances the home’s clean, modern feel. The kitchen includes stainless steel appliances and provides a functional layout for everyday living and entertaining. Updated electrical offers added efficiency and peace of mind. The home offers three bedrooms, a full bathroom, and a convenient half bath to accommodate daily living needs. Extensively updated and ready for occupancy, this property offers a great opportunity for buyers seeking a turnkey home in a convenient Oswego location.

Key facts

• Turnkey home
• Updated electrical
• Completely renovated

Tags

• COMPLETELY RENOVATED
• UPDATED LIGHTING
• STAINLESS STEEL APPLIANCES
• UPDATED ELECTRICAL
• FUNCTIONAL LAYOUT
• TURNKEY HOME

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $268 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $150k (6.0% below list) — sets the bar for market timing.

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: schools D+, crime 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; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 172 units permitted in Oswego County in 2024 (27 in 5+ unit buildings).
• This rent runs 31% 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 $45k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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 $80k; list at $160k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $150,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.06% ✓
• Cap rate: 8.30%
• Cash-on-cash: 7.17%
• DSCR: 1.32
• GRM: 7.8

CMA / ARV

• ARV (median comp): $113,566
• List price: $160,000
• Delta: 40.89%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
290 E 9th St	0.37mi	2/1.0 (-1)	1,218 (-0%)	2mo	$145,000	$119	76
203 E 5th St	0.19mi	3/1.5	1,143 (-6%)	4mo	$65,000	$57	75
104 E Oneida St	0.49mi	2/1.5 (-1)	1,149 (-6%)	1mo	$64,000	$56	59
13 E 6th St	0.69mi	3/2.0	1,227 (+0%)	5mo	$60,000	$49	59
81 Niagara St	0.59mi	3/1.0	1,305 (+7%)	3mo	$120,000	$92	59
78 Varick St	0.59mi	2/2.0 (-1)	1,180 (-3%)	4mo	$132,500	$112	54
279 Cherry St	0.51mi	3/1.0	1,358 (+11%)	5mo	$160,000	$118	53
94 Niagara St	0.66mi	3/1.0	1,108 (-9%)	3mo	$135,000	$122	51
333 E Ninth St	0.46mi	2/1.0 (-1)	1,040 (-15%)	6mo	$149,900	$144	44
221 W 7th St	0.59mi	3/1.0	1,398 (+14%)	6mo	$70,000	$50	44
90 E Cayuga St	0.59mi	3/2.0	1,378 (+13%)	6mo	$162,000	$118	42
210 E 11th St	0.67mi	3/2.0	1,398 (+14%)	5mo	$116,000	$83	36

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: 2.7%
• Equity multiple: 1.12×
• Total profit: $5,157
• Equity at exit: $29,232

10-year hold

• IRR: 15.2%
• Equity multiple: 2.60×
• Total profit: $71,779
• Equity at exit: $23,247

Cash invested: $44,800 (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: 7.8×

Monthly cashflow live

• Estimated rent: $1,699 high
• Mortgage (P&I): −$839
• Tax from tax record: −$169 /mo · $2,025/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $268

Break-even live

Break-even rent $1,360

Max offer price $160,000

Occupancy floor 79%

Sensitivity live

Price	-10% $358	-5% $313	+0% $268	+5% $222	+10% $177
Rent	-10% $133	-5% $201	+0% $268	+5% $335	+10% $402
Rate	-1.0pp $348	-0.5pp $308	base $268	+0.5pp $226	+1.0pp $184

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
188 W 2nd St Unit 6 Oswego, NY	2.0	1.0	800	$1,595	$1.99	21d	1	0.44mi
188 W 2nd St Unit 1 Oswego, NY	2.0	1.0	900	$1,695	$1.88	21d	1	0.44mi
23 W Mohawk St Unit 3 Oswego, NY	2.0	1.0	800	$1,595	$1.99	44d	1	0.44mi
25 W Mohawk St Unit TH Oswego, NY	3.0	1.0	1150	$1,745	$1.52	44d	1	0.44mi
165 W 3rd St Unit 3 Oswego, NY	2.0	1.0	1000	$1,445	$1.45	44d	1	0.46mi
165 W 3rd St Unit 4 Oswego, NY	2.0	1.0	1000	$1,495	$1.50	14d	1	0.46mi
64 E 5th St Unit 1 Oswego, NY	2.0	1.0	900	$1,300	$1.44	44d	1	0.51mi
14 Pond Path Oswego, NY	3.0	1.5	1408	$2,300	$1.63	14d	1	0.67mi
135 W Mohawk St Oswego, NY	3.0	1.0	1103	$1,700	$1.54	14d	1	0.86mi
39 W 6th St Unit 2-A Oswego, NY	3.0	1.0	1500	$1,725	$1.15	14d	1	0.89mi
6 Lathrop St Oswego, NY	3.0	1.0	1100	$1,725	$1.57	14d	1	0.94mi
95 Ontario St Unit 2 Oswego, NY	2.0	1.0	749	$1,300	$1.74	14d	1	0.95mi
141 W Cayuga St Oswego, NY	4.0	1.0	1311	$2,100	$1.60	14d	1	0.99mi
161 W Bridge St Unit A Oswego, NY	4.0	2.0	1400	$2,240	$1.60	14d	1	1.04mi
153 W Seneca St Unit 1 Oswego, NY	2.0	1.5	1000	$1,540	$1.54	44d	1	1.08mi
188 W Bridge St Oswego, NY	4.0	1.0	1008	$1,800	$1.79	14d	1	1.13mi
164 W Schuyler St Unit A Oswego, NY	3.0	2.0	1400	$1,755	$1.25	14d	1	1.16mi

Listing history 20 events

1. 2026-06-18
   days on market $160,000 Active 66 DOM
2. 2026-06-17
   days on market $160,000 Active 65 DOM
3. 2026-06-16
   days on market $160,000 Active 64 DOM
4. 2026-06-15
   days on market $160,000 Active 63 DOM
5. 2026-06-14
   days on market $160,000 Active 61 DOM
6. 2026-06-13
   days on market $160,000 Active 60 DOM
7. 2026-06-10
   days on market $160,000 Active 58 DOM
8. 2026-06-08
   days on market $160,000 Active 56 DOM
9. 2026-06-07
   days on market $160,000 Active 55 DOM
10. 2026-06-02
    days on market $160,000 Active 50 DOM
11. 2026-06-01
    days on market $160,000 Active 49 DOM
12. 2026-05-31
    days on market $160,000 Active 48 DOM
13. 2026-05-30
    days on market $160,000 Active 47 DOM
14. 2026-05-13
    price $160,000 726-char remark

    Show marketing remark (726 chars)

    Welcome to this completely renovated 3-bedroom, 1.5-bath home located on Oswego’s east side, offering 1,221 sq ft of updated, move-in ready living space. The interior features all new flooring throughout and updated lighting that enhances the home’s clean, modern feel. The kitchen includes stainless steel appliances and provides a functional layout for everyday living and entertaining. Updated electrical offers added efficiency and peace of mind. The home offers three bedrooms, a full bathroom, and a convenient half bath to accommodate daily living needs. Extensively updated and ready for occupancy, this property offers a great opportunity for buyers seeking a turnkey home in a convenient Oswego location.

15. 2026-04-13
    listed $164,500 Active 726-char remark

    Show marketing remark (726 chars)

    Welcome to this completely renovated 3-bedroom, 1.5-bath home located on Oswego’s east side, offering 1,221 sq ft of updated, move-in ready living space. The interior features all new flooring throughout and updated lighting that enhances the home’s clean, modern feel. The kitchen includes stainless steel appliances and provides a functional layout for everyday living and entertaining. Updated electrical offers added efficiency and peace of mind. The home offers three bedrooms, a full bathroom, and a convenient half bath to accommodate daily living needs. Extensively updated and ready for occupancy, this property offers a great opportunity for buyers seeking a turnkey home in a convenient Oswego location.

16. 2025-04-25
    soldstatus $80,000 Closed 556-char remark

    Show marketing remark (556 chars)

    PRICE REDUCTION, LET'S MOVE THEM BEFORE THE SPRING!! Attention Investors in the City of Oswego! 2 Properties for Sale That Can Be Purchased Together of Separate. .. This One Is A 3 Bedroom 1 1/2 Bathroom, Laundry is on 1st Level! Spacious Kitchen with 3 Walls of Cabinets! Home Has a Shed, Dry Basement, Original Hardwood Floors Underneath! Enclosed Porch & 1st Floor Bedroom. ROOF, WINDOWS AND BLOWN INSULATION was completed approx. 10 years ago! Both Homes Have Been in the Same Family for Years! Check out MLS# S1574263 to See Home # 2 Being Sold!

17. 2025-03-25
    status Pending 556-char remark

    Show marketing remark (556 chars)

    PRICE REDUCTION, LET'S MOVE THEM BEFORE THE SPRING!! Attention Investors in the City of Oswego! 2 Properties for Sale That Can Be Purchased Together of Separate. .. This One Is A 3 Bedroom 1 1/2 Bathroom, Laundry is on 1st Level! Spacious Kitchen with 3 Walls of Cabinets! Home Has a Shed, Dry Basement, Original Hardwood Floors Underneath! Enclosed Porch & 1st Floor Bedroom. ROOF, WINDOWS AND BLOWN INSULATION was completed approx. 10 years ago! Both Homes Have Been in the Same Family for Years! Check out MLS# S1574263 to See Home # 2 Being Sold!

18. 2025-03-09
    historical Active Under Contract 556-char remark

    Show marketing remark (556 chars)

    PRICE REDUCTION, LET'S MOVE THEM BEFORE THE SPRING!! Attention Investors in the City of Oswego! 2 Properties for Sale That Can Be Purchased Together of Separate. .. This One Is A 3 Bedroom 1 1/2 Bathroom, Laundry is on 1st Level! Spacious Kitchen with 3 Walls of Cabinets! Home Has a Shed, Dry Basement, Original Hardwood Floors Underneath! Enclosed Porch & 1st Floor Bedroom. ROOF, WINDOWS AND BLOWN INSULATION was completed approx. 10 years ago! Both Homes Have Been in the Same Family for Years! Check out MLS# S1574263 to See Home # 2 Being Sold!

19. 2025-03-04
    price $94,900 556-char remark

    Show marketing remark (556 chars)

    PRICE REDUCTION, LET'S MOVE THEM BEFORE THE SPRING!! Attention Investors in the City of Oswego! 2 Properties for Sale That Can Be Purchased Together of Separate. .. This One Is A 3 Bedroom 1 1/2 Bathroom, Laundry is on 1st Level! Spacious Kitchen with 3 Walls of Cabinets! Home Has a Shed, Dry Basement, Original Hardwood Floors Underneath! Enclosed Porch & 1st Floor Bedroom. ROOF, WINDOWS AND BLOWN INSULATION was completed approx. 10 years ago! Both Homes Have Been in the Same Family for Years! Check out MLS# S1574263 to See Home # 2 Being Sold!

20. 2024-10-30
    listed $104,900 Active 556-char remark

    Show marketing remark (556 chars)

    PRICE REDUCTION, LET'S MOVE THEM BEFORE THE SPRING!! Attention Investors in the City of Oswego! 2 Properties for Sale That Can Be Purchased Together of Separate. .. This One Is A 3 Bedroom 1 1/2 Bathroom, Laundry is on 1st Level! Spacious Kitchen with 3 Walls of Cabinets! Home Has a Shed, Dry Basement, Original Hardwood Floors Underneath! Enclosed Porch & 1st Floor Bedroom. ROOF, WINDOWS AND BLOWN INSULATION was completed approx. 10 years ago! Both Homes Have Been in the Same Family for Years! Check out MLS# S1574263 to See Home # 2 Being Sold!

ⓘ 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: $2,025 · $169/mo
• Projected year-2 tax: $2,365 · $197/mo
• Expected delta: +$339/yr (+$28/mo · 16.8%)

ⓘ 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 3/10 Moderate 7 d/yr ≥94°F today · 17 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: $20,387
• − Mortgage interest: −$8,962
• − Property taxes: −$2,025
• − Insurance: −$800
• − Repairs & maintenance: −$1,631
• − Management: −$1,631
• − Depreciation: −$4,655
• Taxable income: $683
• Est. tax owed @ 24.0%: −$164
• After-tax cash flow: $3,048/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 — 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

+52.5% since first listed

7 events — show timeline

• 2026-05-13 Price Changed $160,000 CNYIS
• 2026-04-13 Listed $164,500 CNYIS
• 2025-04-25 Sold (MLS) $80,000 CNYIS
• 2025-03-25 Pending — CNYIS
• 2025-03-09 Contingent — CNYIS
• 2025-03-04 Price Changed $94,900 CNYIS
• 2024-10-30 Listed $104,900 CNYIS

Property tax history

+16.3%/yr

Latest (2025): $2,025 · +30.7% YoY. Source: county tax records.