77 W 7th St · Oswego, NY 13126

$239,900

2 bd · 2.0 ba · 1,596 sqft · SingleFamily public records · 48 Days on market

Built 1948 6,350 sqft lot $150/sqft · 55% above area

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Why this score? — see what drove the D- 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).

• ARV discount +7.5/15.0
• Cash flow +7.0/30.0
• 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
• 1% rule +1.8/10.0
• DSCR +1.2/10.0

Listing remarks MLS

Welcome to this well-maintained home located within walking distance to Lake Ontario, local parks, and downtown. This inviting property offers a comfortable layout with a convenient first-floor bedroom and full bathroom, and spacious living area. Inside, you’ll find hardwood floors that add warmth and character, along with a working fireplace that creates a cozy focal point for the living space. An attached garage provides added convenience and functionality. Enjoy a home that combines classic features with a prime location close to everything you need. Don’t miss this opportunity—schedule your showing today!

Key facts

• Working fireplace
• Attached garage
• Local parks

Tags

• LOCAL PARKS
• HARDWOOD FLOORS
• WORKING FIREPLACE
• ATTACHED GARAGE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $-347 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $179k (25.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $163k (32.0% below list).
• Recommended offer: $163k (32.0% below list) — sets the bar for 1% rule.
• Cap rate 4.6% 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: 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; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 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 $2k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($233k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $163,184 (32.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
3. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.68% ✗
• Cap rate: 4.56%
• Cash-on-cash: -6.20%
• DSCR: 0.72
• GRM: 12.3

CMA / ARV

• ARV (median comp): $154,665
• List price: $239,900
• Delta: 55.11%
• 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
77 W 7th St	0.00mi	3/2.0 (+1)	1,596 (0%)	0mo	$225,000	$141	95
114 W Schuyler St	0.13mi	3/2.0 (+1)	1,482 (-7%)	3mo	$50,000	$34	75
70 W 7th St	0.04mi	3/1.5 (+1)	1,420 (-11%)	6mo	$116,000	$82	68
37 SW 9th St	0.48mi	2/2.0	1,480 (-7%)	1mo	$167,000	$113	65
41 W 4th St	0.20mi	3/1.5 (+1)	1,750 (+10%)	7mo	$189,000	$108	62
97 W Seneca St	0.06mi	3/1.0 (+1)	1,408 (-12%)	9mo	$110,000	$78	61
42 W Mohawk St	0.46mi	3/1.5 (+1)	1,701 (+7%)	7mo	$120,000	$71	55
123 W Seneca St	0.15mi	3/1.0 (+1)	1,365 (-14%)	8mo	$80,000	$59	53
30 E 4th St	0.68mi	3/2.0 (+1)	1,540 (-4%)	6mo	$144,000	$94	52
216 W 4th St	0.59mi	3/2.0 (+1)	1,783 (+12%)	2mo	$134,900	$76	46
221 W 7th St	0.56mi	3/1.0 (+1)	1,398 (-12%)	6mo	$70,000	$50	40
208 W Utica St	0.64mi	3/1.0 (+1)	1,392 (-13%)	1mo	$129,000	$93	39

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: -17.0%
• Equity multiple: 0.33×
• Total profit: $-44,764
• Equity at exit: $43,830

10-year hold

• IRR: -3.6%
• Equity multiple: 0.68×
• Total profit: $-21,472
• Equity at exit: $34,856

Cash invested: $67,172 (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: 12.3×

Monthly cashflow live

• Estimated rent: $1,632 high
• Mortgage (P&I): −$1,258
• Tax from tax record: −$278 /mo · $3,338/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $-347

Break-even live

Break-even rent $2,071

Max offer price $178,600

Occupancy floor —

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
39 W 6th St Unit 2-A Oswego, NY	3.0	1.0	1500	$1,725	$1.15	13d	1	0.06mi
164 W Schuyler St Unit A Oswego, NY	3.0	2.0	1400	$1,755	$1.25	13d	1	0.32mi
6 Lathrop St Oswego, NY	3.0	1.0	1100	$1,725	$1.57	13d	1	0.32mi
135 W Mohawk St Oswego, NY	3.0	1.0	1103	$1,700	$1.54	13d	1	0.45mi
25 W Mohawk St Unit TH Oswego, NY	3.0	1.0	1150	$1,745	$1.52	43d	1	0.48mi
14 Pond Path Oswego, NY	3.0	1.5	1408	$2,300	$1.63	13d	1	1.48mi

Listing history 2 events

1. 2026-05-10
   status Pending 634-char remark

   Show marketing remark (634 chars)

   Welcome to this well-maintained home located within walking distance to Lake Ontario, local parks, and downtown. This inviting property offers a comfortable layout with a convenient first-floor bedroom and full bathroom, and spacious living area. Inside, you’ll find hardwood floors that add warmth and character, along with a working fireplace that creates a cozy focal point for the living space. An attached garage provides added convenience and functionality. Enjoy a home that combines classic features with a prime location close to everything you need. Don’t miss this opportunity—schedule your showing today!

2. 2026-03-23
   listed $239,900 Active 634-char remark

   Show marketing remark (634 chars)

   Welcome to this well-maintained home located within walking distance to Lake Ontario, local parks, and downtown. This inviting property offers a comfortable layout with a convenient first-floor bedroom and full bathroom, and spacious living area. Inside, you’ll find hardwood floors that add warmth and character, along with a working fireplace that creates a cozy focal point for the living space. An attached garage provides added convenience and functionality. Enjoy a home that combines classic features with a prime location close to everything you need. Don’t miss this opportunity—schedule your showing today!

ⓘ 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: $3,338 · $278/mo
• Projected year-2 tax: $3,696 · $308/mo
• Expected delta: +$358/yr (+$30/mo · 10.7%)

ⓘ 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 ≥93°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: $19,582
• − Mortgage interest: −$13,438
• − Property taxes: −$3,338
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,567
• − Management: −$1,567
• − Depreciation: −$6,979
• Taxable loss: −$8,505
• Est. tax savings @ 24.0%: +$2,041
• After-tax cash flow: $-2,123/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

2 events — show timeline

• 2026-05-10 Pending — CNYIS
• 2026-03-23 Listed $239,900 CNYIS

Property tax history

+24.7%/yr

Latest (2025): $3,338 · +28.7% YoY. Source: county tax records.