12 Walter St · Oswego, NY 13126

$95,000

3 bd · 1.0 ba · 964 sqft · SingleFamily public records · 39 Days on market

Built 1965 4,800 sqft lot $99/sqft · 35% below area Est $145k · 35% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Listing remarks MLS

Welcome to this charming ranch-style home in Oswego, NY, ideally located just minutes from the water—enjoy peaceful water views right from the end of your driveway. Conveniently situated only 3 miles from the college and close to local amenities, this home offers both comfort and accessibility. Inside, you’ll find an inviting eat-in kitchen featuring newer cabinetry, warm butcher block countertops, a new dishwasher, and a large walk-in pantry that provides ample storage space. Whether you're looking for a primary residence, investment property, or a weekend retreat near the water, this home offers potential in a desirable location. Don’t miss your chance to make it your own!

Key facts

• Water views
• Newer cabinetry
• Eat-in kitchen

Tags

• WATER VIEWS
• EAT-IN KITCHEN
• NEWER CABINETRY
• BUTCHER BLOCK COUNTERTOPS
• LARGE WALK-IN PANTRY

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $507 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $92k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.7% vs local median 8.9% in Oswego — 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 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: crime F, commute F, employment D-.
• 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.
• Zoned schools: Fitzhugh Park Elementary School (math 27% / reading 37%, grade F, #1,646 of 2,108 statewide, top 80%, 368 students, 70% FRL); Oswego Middle School (math 23% / reading 49%, grade F, #469 of 729 statewide, top 65%, 566 students, 53% FRL); Oswego High School (math 87% / reading 79%, grade A, #440 of 1,100 statewide, top 40%, 1,069 students, 51% FRL) — zoned schools average 58% FRL vs 36% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+19.2%/yr); 169 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $657 of loan paydown is wiped out by about $2k 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 $27k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y 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.

Recommended offer $92,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 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 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.64% ✓
• Cap rate: 12.70%
• Cash-on-cash: 22.89%
• DSCR: 2.02
• GRM: 5.1

CMA / ARV

• ARV (median comp): $145,367
• List price: $95,000
• Delta: -34.65%
• 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
93 E 10 1/2 St	0.23mi	3/2.0	948 (-2%)	8mo	$170,500	$180	76
209 E Bridge St	0.50mi	3/1.0	972 (+1%)	7mo	$92,000	$95	69
31 E 7th St	0.51mi	3/1.0	1,016 (+5%)	1mo	$159,900	$157	66
150 E Seneca St	0.34mi	3/2.0	1,009 (+5%)	8mo	$120,000	$119	66
131 E 11th St	0.36mi	2/1.0 (-1)	1,018 (+6%)	6mo	$135,000	$133	64
135 Lyon St	0.43mi	3/1.0	980 (+2%)	20mo	$95,000	$97	61
44 E 8th St	0.52mi	3/1.0	1,062 (+10%)	8mo	$125,000	$118	52
14 Catherine St	0.68mi	2/1.0 (-1)	938 (-3%)	9mo	$146,260	$156	51
72 E Schuyler St	0.43mi	2/2.0 (-1)	1,088 (+13%)	6mo	$40,000	$37	44
176 Conway Ter	0.66mi	3/1.0	1,041 (+8%)	16mo	$140,000	$134	43
186 E Bridge St	0.54mi	2/2.0 (-1)	1,096 (+14%)	8mo	$97,000	$89	36
5 N Division St	0.46mi	3/2.0	1,100 (+14%)	18mo	$200,000	$182	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: 23.3%
• Equity multiple: 2.06×
• Total profit: $28,203
• Equity at exit: $17,357

10-year hold

• IRR: 33.4%
• Equity multiple: 5.00×
• Total profit: $106,462
• Equity at exit: $13,803

Cash invested: $26,600 (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: 169
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,554 high
• Mortgage (P&I): −$498
• Tax from tax record: −$183 /mo · $2,194/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $507

Break-even live

Break-even rent $912

Max offer price $95,000

Occupancy floor 62%

Sensitivity live

Price	-10% $561	-5% $534	+0% $507	+5% $481	+10% $454
Rent	-10% $385	-5% $446	+0% $507	+5% $569	+10% $630
Rate	-1.0pp $555	-0.5pp $532	base $507	+0.5pp $483	+1.0pp $458

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
64 E 5th St Unit 1 Oswego, NY	2.0	1.0	900	$1,300	$1.44	45d	1	0.68mi
23 W Mohawk St Unit 3 Oswego, NY	2.0	1.0	800	$1,595	$1.99	45d	1	1.18mi
188 W 2nd St Unit 6 Oswego, NY	2.0	1.0	800	$1,595	$1.99	22d	1	1.19mi
188 W 2nd St Unit 1 Oswego, NY	2.0	1.0	900	$1,695	$1.88	22d	1	1.19mi
165 W 3rd St Unit 3 Oswego, NY	2.0	1.0	1000	$1,445	$1.45	45d	1	1.20mi
165 W 3rd St Unit 4 Oswego, NY	2.0	1.0	1000	$1,495	$1.50	15d	1	1.20mi
95 Ontario St Unit 2 Oswego, NY	2.0	1.0	749	$1,300	$1.74	15d	1	1.44mi

Listing history 11 events

1. 2026-05-09
   status Pending 701-char remark

   Show marketing remark (701 chars)

   Welcome to this charming ranch-style home in Oswego, NY, ideally located just minutes from the water—enjoy peaceful water views right from the end of your driveway. Conveniently situated only 3 miles from the college and close to local amenities, this home offers both comfort and accessibility. Inside, you’ll find an inviting eat-in kitchen featuring newer cabinetry, warm butcher block countertops, a new dishwasher, and a large walk-in pantry that provides ample storage space. Whether you're looking for a primary residence, investment property, or a weekend retreat near the water, this home offers potential in a desirable location. Don’t miss your chance to make it your own!

2. 2026-04-16
   price $95,000 701-char remark

   Show marketing remark (701 chars)

   Welcome to this charming ranch-style home in Oswego, NY, ideally located just minutes from the water—enjoy peaceful water views right from the end of your driveway. Conveniently situated only 3 miles from the college and close to local amenities, this home offers both comfort and accessibility. Inside, you’ll find an inviting eat-in kitchen featuring newer cabinetry, warm butcher block countertops, a new dishwasher, and a large walk-in pantry that provides ample storage space. Whether you're looking for a primary residence, investment property, or a weekend retreat near the water, this home offers potential in a desirable location. Don’t miss your chance to make it your own!

3. 2026-03-30
   listed $99,900 Active 701-char remark

   Show marketing remark (701 chars)

   Welcome to this charming ranch-style home in Oswego, NY, ideally located just minutes from the water—enjoy peaceful water views right from the end of your driveway. Conveniently situated only 3 miles from the college and close to local amenities, this home offers both comfort and accessibility. Inside, you’ll find an inviting eat-in kitchen featuring newer cabinetry, warm butcher block countertops, a new dishwasher, and a large walk-in pantry that provides ample storage space. Whether you're looking for a primary residence, investment property, or a weekend retreat near the water, this home offers potential in a desirable location. Don’t miss your chance to make it your own!

4. 2021-09-02
   soldstatus $103,875
5. 2021-09-02
   soldstatus $103,875
6. 2021-08-31
   soldstatus $55,000 Closed Sale or Rented 235-char remark

   Show marketing remark (235 chars)

   This cozy ranch style home is just waiting for you!! Offering 3 bedrooms, updated kitchen, new plumbing throughout and new flooring. Sitting on the east side of the city with a private backyard and just walking distance from the lake.

7. 2021-05-14
   status Under Contract- Do Not Show 235-char remark

   Show marketing remark (235 chars)

   This cozy ranch style home is just waiting for you!! Offering 3 bedrooms, updated kitchen, new plumbing throughout and new flooring. Sitting on the east side of the city with a private backyard and just walking distance from the lake.

8. 2021-05-05
   historical Continue to Show- Under Contract 235-char remark

   Show marketing remark (235 chars)

   This cozy ranch style home is just waiting for you!! Offering 3 bedrooms, updated kitchen, new plumbing throughout and new flooring. Sitting on the east side of the city with a private backyard and just walking distance from the lake.

9. 2021-04-29
   listed $63,000 Active 235-char remark

   Show marketing remark (235 chars)

   This cozy ranch style home is just waiting for you!! Offering 3 bedrooms, updated kitchen, new plumbing throughout and new flooring. Sitting on the east side of the city with a private backyard and just walking distance from the lake.

10. 2019-04-23
    historical
11. 2018-10-23
    listed $49,900 Active

ⓘ 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: $2,194 · $183/mo
• Projected year-2 tax: $2,194 · $183/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 ≥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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,654
• − Mortgage interest: −$5,321
• − Property taxes: −$2,194
• − Insurance: −$475
• − Repairs & maintenance: −$1,492
• − Management: −$1,492
• − Depreciation: −$2,764
• Taxable income: $4,915
• Est. tax owed @ 24.0%: −$1,180
• After-tax cash flow: $4,910/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

+90.4% since first listed

11 events — show timeline

• 2026-05-09 Pending — UNYREIS
• 2026-04-16 Price Changed $95,000 UNYREIS
• 2026-03-30 Listed $99,900 UNYREIS
• 2021-09-02 Sold (Public Records) $103,875 Public Records
• 2021-09-02 Sold (Public Records) $103,875 Public Records
• 2021-08-31 Sold (MLS) $55,000 CNYIS
• 2021-05-14 Pending — CNYIS
• 2021-05-05 Contingent — CNYIS
• 2021-04-29 Listed $63,000 CNYIS
• 2019-04-23 Listing Removed — CNYIS
• 2018-10-23 Listed $49,900 CNYIS

Property tax history

+20.8%/yr

Latest (2025): $2,194 · +28.1% YoY. Source: county tax records.