75 E 10 1/2 St · Oswego, NY 13126

$49,900

3 bd · 1.0 ba · 1,140 sqft · SingleFamily public records · 157 Days on market

Built 1930 3,861 sqft lot $44/sqft · 68% below area

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Handyman Special! Incredible opportunity to remodel a property in a wonderful location just a short walk to Lake Ontario. Please proceed with caution during all showings and walk-throughs. Utilities are currently off, and the home is being sold as-is. Significant improvements have already been completed, including new floor joists, a new carrier beam, and new subfloor throughout the first floor. Three exterior walls have new sheathing, two new windows have been installed, and metal for the rear roof is on site in the backyard.

Key facts

• New floor joists
• Remodel a property
• New carrier beam

Tags

• REMODEL A PROPERTY
• NEW FLOOR JOISTS
• NEW CARRIER BEAM
• NEW SUBFLOOR
• NEW SHEATHING
• NEW WINDOWS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $897 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.
• Cap rate 27.9% vs local median 8.8% 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: 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; 15 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 30% 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 $345 of loan paydown is wiped out by about $1k 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 $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 157 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $15k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $23k; list at $50k implies a 117% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $43,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 157 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 3.31% ✓
• Cap rate: 27.86%
• Cash-on-cash: 77.02%
• DSCR: 4.43
• GRM: 2.5

CMA / ARV

• ARV (median comp): $153,619
• List price: $49,900
• Delta: -61.01%
• 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
81 E 10th St	0.06mi	2/1.5 (-1)	1,162 (+2%)	2mo	$156,350	$135	85
145 E Seneca St	0.16mi	3/1.0	1,213 (+6%)	4mo	$155,000	$128	79
104 E Oneida St	0.50mi	2/1.5 (-1)	1,149 (+1%)	1mo	$64,000	$56	67
18 Mitchell St	0.14mi	2/1.0 (-1)	1,273 (+12%)	4mo	$122,000	$96	65
72 E Schuyler St	0.28mi	2/2.0 (-1)	1,088 (-5%)	6mo	$40,000	$37	65
31 E 7th St	0.35mi	3/1.0	1,016 (-11%)	1mo	$159,900	$157	65
13 E 6th St	0.36mi	3/2.0	1,227 (+8%)	5mo	$60,000	$49	62
139 Midland St	0.32mi	4/2.0 (+1)	1,200 (+5%)	6mo	$170,000	$142	62
131 E 11th St	0.21mi	2/1.0 (-1)	1,018 (-11%)	6mo	$135,000	$133	62
186 E Bridge St	0.37mi	2/2.0 (-1)	1,096 (-4%)	8mo	$97,000	$89	61
209 E Bridge St	0.36mi	3/1.0	972 (-15%)	7mo	$92,000	$95	53
131 E 8th St	0.63mi	3/2.0	1,249 (+10%)	6mo	$180,200	$144	45

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: 83.4%
• Equity multiple: 5.25×
• Total profit: $59,408
• Equity at exit: $9,117

10-year hold

• IRR: 87.6%
• Equity multiple: 12.93×
• Total profit: $166,689
• Equity at exit: $7,250

Cash invested: $13,972 (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 13126

• Home prices YoY: -0.8%
• Rents YoY: 19.2%
• Active inventory: 168
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $1,653 high
• Mortgage (P&I): −$262
• Tax from tax record: −$127 /mo · $1,519/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $897

Break-even live

Break-even rent $518

Max offer price $49,900

Occupancy floor 41%

Sensitivity live

Price	-10% $925	-5% $911	+0% $897	+5% $883	+10% $869
Rent	-10% $766	-5% $832	+0% $897	+5% $962	+10% $1,027
Rate	-1.0pp $922	-0.5pp $910	base $897	+0.5pp $884	+1.0pp $871

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Rent comps 15 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	44d	1	0.53mi
23 W Mohawk St Unit 3 Oswego, NY	2.0	1.0	800	$1,595	$1.99	44d	1	1.04mi
188 W 2nd St Unit 1 Oswego, NY	2.0	1.0	900	$1,695	$1.88	21d	1	1.04mi
188 W 2nd St Unit 6 Oswego, NY	2.0	1.0	800	$1,595	$1.99	21d	1	1.04mi
25 W Mohawk St Unit TH Oswego, NY	3.0	1.0	1150	$1,745	$1.52	44d	1	1.05mi
165 W 3rd St Unit 4 Oswego, NY	2.0	1.0	1000	$1,495	$1.50	14d	1	1.05mi
165 W 3rd St Unit 3 Oswego, NY	2.0	1.0	1000	$1,445	$1.45	44d	1	1.05mi
39 W 6th St Unit 2-A Oswego, NY	3.0	1.0	1500	$1,725	$1.15	14d	1	1.09mi
95 Ontario St Unit 2 Oswego, NY	2.0	1.0	749	$1,300	$1.74	14d	1	1.32mi
141 W Cayuga St Oswego, NY	4.0	1.0	1311	$2,100	$1.60	14d	1	1.39mi
6 Lathrop St Oswego, NY	3.0	1.0	1100	$1,725	$1.57	14d	1	1.41mi
153 W Seneca St Unit 1 Oswego, NY	2.0	1.5	1000	$1,540	$1.54	44d	1	1.42mi
135 W Mohawk St Oswego, NY	3.0	1.0	1103	$1,700	$1.54	14d	1	1.46mi
164 W Schuyler St Unit A Oswego, NY	3.0	2.0	1400	$1,755	$1.25	14d	1	1.46mi
161 W Bridge St Unit A Oswego, NY	4.0	2.0	1400	$2,240	$1.60	14d	1	1.48mi

Listing history 20 events

1. 2026-06-19
   price $49,900 Active 157 DOM
2. 2026-06-18
   days on market $59,900 Active 157 DOM
3. 2026-06-17
   days on market $59,900 Active 156 DOM
4. 2026-06-16
   days on market $59,900 Active 155 DOM
5. 2026-06-15
   days on market $59,900 Active 154 DOM
6. 2026-06-14
   days on market $59,900 Active 152 DOM
7. 2026-06-13
   days on market $59,900 Active 151 DOM
8. 2026-06-10
   days on market $59,900 Active 149 DOM
9. 2026-06-08
   days on market $59,900 Active 147 DOM
10. 2026-06-07
    days on market $59,900 Active 146 DOM
11. 2026-06-02
    days on market $59,900 Active 141 DOM
12. 2026-06-01
    days on market $59,900 Active 140 DOM
13. 2026-05-31
    days on market $59,900 Active 139 DOM
14. 2026-05-30
    days on market $59,900 Active 138 DOM
15. 2026-02-09
    price $59,900 532-char remark

    Show marketing remark (532 chars)

    Handyman Special! Incredible opportunity to remodel a property in a wonderful location just a short walk to Lake Ontario. Please proceed with caution during all showings and walk-throughs. Utilities are currently off, and the home is being sold as-is. Significant improvements have already been completed, including new floor joists, a new carrier beam, and new subfloor throughout the first floor. Three exterior walls have new sheathing, two new windows have been installed, and metal for the rear roof is on site in the backyard.

16. 2026-01-12
    listed $65,000 Active 532-char remark

    Show marketing remark (532 chars)

    Handyman Special! Incredible opportunity to remodel a property in a wonderful location just a short walk to Lake Ontario. Please proceed with caution during all showings and walk-throughs. Utilities are currently off, and the home is being sold as-is. Significant improvements have already been completed, including new floor joists, a new carrier beam, and new subfloor throughout the first floor. Three exterior walls have new sheathing, two new windows have been installed, and metal for the rear roof is on site in the backyard.

17. 2023-08-18
    soldstatus $23,000 Closed Sale or Rented 463-char remark

    Show marketing remark (463 chars)

    * HANDYMAN SPECIAL * Opportunity to remodel a great property in a desirable and convenient location. Property does need extensive rehab throughout and has been vacant for over 10 years. Large first floor bathroom and a bedroom, along with a living room and formal dining room. Kitchen exits into the back yard with a shed. Upstairs are 2 more bedrooms with an extra flex room in the back. Proceed with caution during walkthroughs, no utilities are on. SOLD AS-IS

18. 2023-06-10
    status Under Contract- Do Not Show 463-char remark

    Show marketing remark (463 chars)

    * HANDYMAN SPECIAL * Opportunity to remodel a great property in a desirable and convenient location. Property does need extensive rehab throughout and has been vacant for over 10 years. Large first floor bathroom and a bedroom, along with a living room and formal dining room. Kitchen exits into the back yard with a shed. Upstairs are 2 more bedrooms with an extra flex room in the back. Proceed with caution during walkthroughs, no utilities are on. SOLD AS-IS

19. 2023-02-23
    price $28,900 463-char remark

    Show marketing remark (463 chars)

    * HANDYMAN SPECIAL * Opportunity to remodel a great property in a desirable and convenient location. Property does need extensive rehab throughout and has been vacant for over 10 years. Large first floor bathroom and a bedroom, along with a living room and formal dining room. Kitchen exits into the back yard with a shed. Upstairs are 2 more bedrooms with an extra flex room in the back. Proceed with caution during walkthroughs, no utilities are on. SOLD AS-IS

20. 2022-11-28
    listed $34,900 Active 463-char remark

    Show marketing remark (463 chars)

    * HANDYMAN SPECIAL * Opportunity to remodel a great property in a desirable and convenient location. Property does need extensive rehab throughout and has been vacant for over 10 years. Large first floor bathroom and a bedroom, along with a living room and formal dining room. Kitchen exits into the back yard with a shed. Upstairs are 2 more bedrooms with an extra flex room in the back. Proceed with caution during walkthroughs, no utilities are on. SOLD AS-IS

ⓘ 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: $1,519 · $127/mo
• Projected year-2 tax: $1,519 · $127/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 6/10 Major FEMA zone X (unshaded) · 74% 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,836
• − Mortgage interest: −$2,795
• − Property taxes: −$1,519
• − Insurance: −$250
• − Repairs & maintenance: −$1,587
• − Management: −$1,587
• − Depreciation: −$1,452
• Taxable income: $10,647
• Est. tax owed @ 24.0%: −$2,555
• After-tax cash flow: $8,206/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

+71.6% since first listed

6 events — show timeline

• 2026-02-09 Price Changed $59,900 CNYIS
• 2026-01-12 Listed $65,000 CNYIS
• 2023-08-18 Sold (MLS) $23,000 CNYIS
• 2023-06-10 Pending — CNYIS
• 2023-02-23 Price Changed $28,900 CNYIS
• 2022-11-28 Listed $34,900 CNYIS

Property tax history

+11.0%/yr

Latest (2025): $1,519 · +40.8% YoY. Source: county tax records.