65 E 7th St · Oswego, NY 13126

$129,000

4 bd · 1.5 ba · 1,281 sqft · SingleFamily public records · 1 Days on market

Built 1900 3,200 sqft lot Est $151k · 15% 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 +14.1/15.0
• 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

4 Bedroom Oswego Home. Many Updates. Excellent Investment Opportunity. Can be packages with 63 W 7th and/or 150 E 3rd St

Key facts

• Private backyard
• Convenient location
• 3,200 sq ft lot

Tags

• PRIVATE BACKYARD
• CONVENIENT LOCATION

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $129k.

Deal economics

• At list price, monthly cash flow is $820 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $129k).
• Cap rate 13.9% 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; 20 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 172 units permitted in Oswego County in 2024 (27 in 5+ unit buildings).
• This rent runs 39% 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 $892 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 $36k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 12y 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 $50k; list at $129k implies a 158% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $129,000

Questions for the listing agent

1. Built in 1900 — 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. 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?
5. 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.
6. 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.
7. 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: 13.92%
• Cash-on-cash: 27.25%
• DSCR: 2.21
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $151,158
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
90 E Cayuga St	0.05mi	3/2.0 (-1)	1,378 (+8%)	6mo	$162,000	$118	73
13 E 6th St	0.21mi	3/2.0 (-1)	1,227 (-4%)	5mo	$60,000	$49	72
131 E 8th St	0.27mi	3/2.0 (-1)	1,249 (-2%)	6mo	$180,200	$144	71
94 E 5th St	0.17mi	3/1.0 (-1)	1,417 (+11%)	2mo	$148,930	$105	66
145 E Seneca St	0.33mi	3/1.0 (-1)	1,213 (-5%)	4mo	$155,000	$128	65
6 E 6th St	0.24mi	4/1.0	1,127 (-12%)	8mo	$65,000	$58	60
139 Midland St	0.52mi	4/2.0	1,200 (-6%)	6mo	$170,000	$142	58
73 E Van Buren St	0.54mi	4/1.5	1,355 (+6%)	9mo	$191,500	$141	58
210 E 11th St	0.36mi	3/2.0 (-1)	1,398 (+9%)	5mo	$116,000	$83	57
279 Cherry St	0.50mi	3/1.0 (-1)	1,358 (+6%)	4mo	$160,000	$118	56
205 E 2nd St	0.53mi	3/1.0 (-1)	1,368 (+7%)	8mo	$75,000	$55	50
203 E 5th St	0.55mi	3/1.5 (-1)	1,143 (-11%)	4mo	$65,000	$57	48

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: 28.1%
• Equity multiple: 2.29×
• Total profit: $46,604
• Equity at exit: $23,568

10-year hold

• IRR: 37.4%
• Equity multiple: 5.50×
• Total profit: $162,383
• Equity at exit: $18,743

Cash invested: $36,120 (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: 5.1×

Monthly cashflow live

• Estimated rent: $2,117 high
• Mortgage (P&I): −$676
• Tax from tax record: −$122 /mo · $1,463/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$445
• Net cashflow: $820

Break-even live

Break-even rent $1,079

Max offer price $129,000

Occupancy floor 56%

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
25 W Mohawk St Unit TH Oswego, NY	3.0	1.0	1150	$1,745	$1.52	43d	1	0.68mi
39 W 6th St Unit 2-A Oswego, NY	3.0	1.0	1500	$1,725	$1.15	13d	1	0.87mi
4 Murray St Oswego, NY	4.0	2.0	1589	$1,800	$1.13	13d	1	0.93mi
103 W 8th St Unit A Oswego, NY	4.0	2.0	1800	$2,400	$1.33	13d	1	0.96mi
175 W 8th St Unit 1 A Oswego, NY	5.0	2.0	1800	$2,625	$1.46	43d	1	0.97mi
105 W Oneida St Unit A Oswego, NY	4.0	2.0	1800	$2,540	$1.41	13d	1	1.00mi
23 NW 9th St Oswego, NY	4.0	1.5	1700	$2,300	$1.35	13d	1	1.00mi
130 W Bridge St Unit A Oswego, NY	4.0	2.0	1700	$2,500	$1.47	13d	1	1.07mi
136 W Cayuga St Unit A Oswego, NY	4.0	2.0	1600	$2,300	$1.44	13d	1	1.10mi
6 Lathrop St Oswego, NY	3.0	1.0	1100	$1,725	$1.57	13d	1	1.12mi
141 W Cayuga St Oswego, NY	4.0	1.0	1311	$2,100	$1.60	13d	1	1.12mi
135 W Mohawk St Oswego, NY	3.0	1.0	1103	$1,700	$1.54	13d	1	1.12mi
148 W Seneca St Unit A Oswego, NY	4.0	2.0	1800	$2,400	$1.33	13d	1	1.14mi
85 Liberty St Unit A Oswego, NY	4.0	2.0	1800	$2,500	$1.39	13d	1	1.15mi
153 W Bridge St Unit A Oswego, NY	4.0	1.5	1800	$2,340	$1.30	13d	1	1.17mi
14 Pond Path Oswego, NY	3.0	1.5	1408	$2,300	$1.63	13d	1	1.19mi
161 W Bridge St Unit A Oswego, NY	4.0	2.0	1400	$2,240	$1.60	13d	1	1.20mi
143 Liberty St Unit A Oswego, NY	4.0	2.0	1700	$2,480	$1.46	13d	1	1.20mi
164 W Schuyler St Unit A Oswego, NY	3.0	2.0	1400	$1,755	$1.25	13d	1	1.23mi
188 W Bridge St Oswego, NY	4.0	1.0	1008	$1,800	$1.79	13d	1	1.29mi

Listing history 14 events

1. 2026-06-18
   remarks 681-char remark
2. 2026-06-18
   pricestatusdays on marketlisting id $129,000 Active 1 DOM
3. 2026-03-31
   status Pending
4. 2026-03-19
   price $124,000
5. 2026-02-06
   listed $129,000 Active
6. 2017-11-06
   soldstatus $50,000
7. 2017-11-01
   soldstatus $50,000 Closed Sale or Rented 120-char remark

   Show marketing remark (120 chars)

   4 Bedroom Oswego Home. Many Updates. Excellent Investment Opportunity. Can be packages with 63 W 7th and/or 150 E 3rd St

8. 2017-09-13
   status Pending Sale 120-char remark

   Show marketing remark (120 chars)

   4 Bedroom Oswego Home. Many Updates. Excellent Investment Opportunity. Can be packages with 63 W 7th and/or 150 E 3rd St

9. 2017-09-11
   historical 120-char remark

   Show marketing remark (120 chars)

   4 Bedroom Oswego Home. Many Updates. Excellent Investment Opportunity. Can be packages with 63 W 7th and/or 150 E 3rd St

10. 2017-07-30
    historical Continue to Show- Under Contract 120-char remark

    Show marketing remark (120 chars)

    4 Bedroom Oswego Home. Many Updates. Excellent Investment Opportunity. Can be packages with 63 W 7th and/or 150 E 3rd St

11. 2017-03-11
    listed $54,900 Active 120-char remark

    Show marketing remark (120 chars)

    4 Bedroom Oswego Home. Many Updates. Excellent Investment Opportunity. Can be packages with 63 W 7th and/or 150 E 3rd St

12. 2014-05-13
    soldstatus $50,000
13. 2014-05-12
    soldstatus $50,000 424-char remark

    Show marketing remark (424 chars)

    Perfect for a first time home buyer or a seasoned investor. This property offers nearly 1400 square feet of unlimited potential and a driveway with of-street parking. A great first floor layout with open front porch, bedroom/den, 1/2 bath, washer & dryer and convenient rear porch. Three bedrooms and full bath upstairs. Please take the time to visit and view the possibilities. THIS PROPERTY IS PRICED TO SELL-THANKS!

14. 2014-04-04
    listed $52,222 424-char remark

    Show marketing remark (424 chars)

    Perfect for a first time home buyer or a seasoned investor. This property offers nearly 1400 square feet of unlimited potential and a driveway with of-street parking. A great first floor layout with open front porch, bedroom/den, 1/2 bath, washer & dryer and convenient rear porch. Three bedrooms and full bath upstairs. Please take the time to visit and view the possibilities. THIS PROPERTY IS PRICED TO SELL-THANKS!

ⓘ 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: $1,463 · $122/mo
• Projected year-2 tax: $1,821 · $152/mo
• Expected delta: +$359/yr (+$30/mo · 24.5%)

ⓘ 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 3/10 Moderate
• 🌡 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: $25,402
• − Mortgage interest: −$7,226
• − Property taxes: −$1,463
• − Insurance: −$645
• − Repairs & maintenance: −$2,032
• − Management: −$2,032
• − Depreciation: −$3,753
• Taxable income: $8,252
• Est. tax owed @ 24.0%: −$1,980
• After-tax cash flow: $7,862/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: 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

+137.4% since first listed

12 events — show timeline

• 2026-03-31 Pending — CNYIS
• 2026-03-19 Price Changed $124,000 CNYIS
• 2026-02-06 Listed $129,000 CNYIS
• 2017-11-06 Sold (Public Records) $50,000 Public Records
• 2017-11-01 Sold (MLS) $50,000 CNYIS
• 2017-09-13 Pending — CNYIS
• 2017-09-11 Listing Removed — CNYIS
• 2017-07-30 Contingent — CNYIS
• 2017-03-11 Listed $54,900 CNYIS
• 2014-05-13 Sold (Public Records) $50,000 Public Records
• 2014-05-12 Sold (MLS) $50,000 CNYIS
• 2014-04-04 Listed $52,222 CNYIS

Property tax history

+9.8%/yr

Latest (2025): $1,463 · +2.3% YoY. Source: county tax records.