3347 County Route 57 · Minetto, NY 13126

$119,900

2 bd · 1.0 ba · 861 sqft · SingleFamily public records · 18 Days on market

Built 1894 6,969 sqft lot

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Why this score? — see what drove the B- 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 +25.4/30.0
• DSCR +8.4/10.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• Rent growth +5.0/5.0
• Appreciation +3.9/10.0
• Livability +3.4/5.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0

Listing remarks

NEW FURNACE APRIL 2026! Adorable country home located conveniently between Fulton, NY and Oswego NY. Just enough to enjoy! The back of the property overlooks a deep ravine with a creek at the base creating a beautiful view. The 2-story barn is nestled neatly into the hill with extra space for storage and hobbies. The home is petite, offers modest living spaces and is a good option for those who need 1-story living (1 bedroom and the full bath are on the 1st floor. ) The basement is no frills, but has plenty of room for mechanicals and has easy access from inside or out. The living room has a gas burning stove to keep warm on those cold winter evenings. Yes, there are some projects to comple

Key facts

• 6,969 sq ft lot
• Garage
• Built 1894

Property features AI

Exterior

• Parking: Detached garage (1 car)
• Utilities: Public water connected; Septic tank; Water connected
• Home design: Single-story home; Existing (resale) property; Vinyl siding
• Construction: Vinyl siding construction; Foundation: block and stone
• Exterior features: Blacktop driveway; Irregular lot; lot dimensions approx. 151 x 160

Interior

• Kitchen: Gas oven; Gas range; Refrigerator
• Bedrooms: 1 main-level bedroom
• Flooring: Vinyl; Resilient; Varies
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Gas forced-air heating
• Interior features: Eat-in kitchen; Has basement (full); Bedroom on main level; Has fireplace (1)
• Laundry & utility: Laundry in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $275 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $118k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.0% vs local median 4.4% in Minetto — 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 68/100 on livability (#554 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A, cost of living A; Watch: schools D+, amenities F, commute 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: Rents rising fast (+19.2%/yr); 168 active listings in the ZIP; 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 $829 of loan paydown is wiped out by about $3k 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 $34k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y 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 $53k; list at $120k implies a 126% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1894 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $118,101 (1.5% below list)

Questions for the listing agent

1. Built in 1894 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.24% ✓
• Cap rate: 9.05%
• Cash-on-cash: 9.84%
• DSCR: 1.44
• GRM: 6.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-2.25% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 6.8%
• Equity multiple: 1.29×
• Total profit: $9,822
• Equity at exit: $21,906

10-year hold

• IRR: 19.0%
• Equity multiple: 3.10×
• Total profit: $70,558
• Equity at exit: $17,421

Cash invested: $33,572 (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: 6.7×

Monthly cashflow live

• Estimated rent: $1,490 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$223 /mo · $2,676/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $275

Break-even live

Break-even rent $1,141

Max offer price $119,900

Occupancy floor 77%

Sensitivity live

Price	-10% $343	-5% $309	+0% $275	+5% $241	+10% $207
Rent	-10% $157	-5% $216	+0% $275	+5% $334	+10% $393
Rate	-1.0pp $336	-0.5pp $306	base $275	+0.5pp $244	+1.0pp $212

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-05-15
   historical Active Under Contract
2. 2026-05-08
   listed $119,900 Active
3. 2025-12-01
   status Pending
4. 2025-11-26
   price $109,900
5. 2025-10-29
   listed $119,900 Active
6. 2015-09-26
   historical
7. 2015-09-01
   price $44,900
8. 2015-06-12
   listed $49,900 Active
9. 2014-06-19
   soldstatus $52,998
10. 2013-10-31
    listed $52,957

ⓘ 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: $2,676 · $223/mo
• Projected year-2 tax: $2,676 · $223/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 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: $17,876
• − Mortgage interest: −$6,716
• − Property taxes: −$2,676
• − Insurance: −$600
• − Repairs & maintenance: −$1,430
• − Management: −$1,430
• − Depreciation: −$3,488
• Taxable income: $1,537
• Est. tax owed @ 24.0%: −$369
• After-tax cash flow: $2,933/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 — Minetto

• Score: 68/100
• State rank: #554
• US rank: #9951

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Oswego County · 36,495 people
• City population: 223
• 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

+126.4% since first listed

10 events — show timeline

• 2026-05-15 Contingent — CNYIS
• 2026-05-08 Listed $119,900 CNYIS
• 2025-12-01 Pending — CNYIS
• 2025-11-26 Price Changed $109,900 CNYIS
• 2025-10-29 Listed $119,900 CNYIS
• 2015-09-26 Listing Removed — CNYIS
• 2015-09-01 Price Changed $44,900 CNYIS
• 2015-06-12 Listed $49,900 CNYIS
• 2014-06-19 Sold (MLS) $52,998 CNYIS
• 2013-10-31 Listed $52,957 CNYIS

Property tax history

+1.5%/yr

Latest (2025): $2,676 · -0.9% YoY. Source: county tax records.