610 Rochester St · Fulton, NY 13069

$22,500

3 bd · 1.0 ba · 1,882 sqft · SingleFamily public records · 37 Days on market

Built 1890 6,600 sqft lot $12/sqft · 86% below area ↓ 54% since listing

---

Why this score? — see what drove the C- 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 +15.0/30.0
• Appreciation +8.4/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.1/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

SELLER IS REQUESTING BEST AND FINAL OFFERS FROM ALL PARTIES BY TUESDAY 6/30/26 at noon. Investment opportunity - 3 bedroom 1,882 sq ft home situated on 66' x 100' lot in the City of Fulton. First level features living room, family room, formal dining room, full bathroom plus two bedrooms. Upper level features open room, plus third bedroom. As is where is sale.

Key facts

• 6,600 sq ft lot
• Parking
• Built 1890

Property features AI

Exterior

• Parking: No garage; Driveway parking
• Utilities: Public water available; Sewer connected; Electric with circuit breakers; Gas water heater
• Home design: Single-story; Existing (previously built) construction
• Construction: Wood siding; Stone foundation
• Exterior features: Blacktop driveway; Rectangular residential lot (66 x 100)

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: 2 main-level bedrooms
• Flooring: Hardwood; Vinyl; Varies
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Gas forced-air heating
• Interior features: Separate/formal dining room; Eat-in kitchen; Bedroom on main level; Main level primary; Full basement
• Laundry & utility: Main level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $22k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $22k).
• Recommended offer: $22k (3.0% below list) — sets the bar for market timing.
• Cap rate 69.1% vs local median 6.7% in Fulton — 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 61/100 on livability (#907 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D, schools D-, crime 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: 116 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 172 units permitted in Oswego County in 2024 (27 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($156 loan paydown + $2k appreciation (6.8% local appreciation)).
• Oswego County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.8% appreciation + 3.0% rent growth), your $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($22k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 14y ago; this cycle's ask has dropped $8k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $21,825 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 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 1890 — 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: 7.50% ✓
• Cap rate: 69.12%
• Cash-on-cash: 224.37%
• DSCR: 10.98
• GRM: 1.1

CMA / ARV

• ARV (median comp): $166,530
• List price: $22,500
• Delta: -86.49%
• 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
608 Seneca St	0.22mi	4/2.0 (+1)	1,942 (+3%)	0mo	$149,900	$77	75
368 S 7th St	0.35mi	4/1.5 (+1)	1,842 (-2%)	3mo	$162,000	$88	70
1021 Cayuga St	0.40mi	3/1.0	1,743 (-7%)	3mo	$95,000	$55	67
614 E Broadway St	0.24mi	4/2.5 (+1)	1,920 (+2%)	11mo	$185,000	$96	65
409 Seneca St	0.30mi	4/1.0 (+1)	1,726 (-8%)	2mo	$111,300	$64	65
205 S 4th St	0.24mi	4/1.5 (+1)	2,004 (+6%)	8mo	$215,000	$107	65
890 Cayuga St	0.30mi	4/1.5 (+1)	1,716 (-9%)	4mo	$110,000	$64	61
362 S 4th St	0.42mi	4/1.5 (+1)	1,812 (-4%)	8mo	$180,000	$99	61
264 S 5th St	0.27mi	3/3.0	2,034 (+8%)	9mo	$193,500	$95	58
17 N 5th St	0.25mi	4/2.0 (+1)	1,650 (-12%)	7mo	$192,000	$116	53
306 Academy St	0.33mi	4/1.5 (+1)	2,128 (+13%)	14mo	$220,000	$103	44
121 Lyon St	0.68mi	3/2.0	1,684 (-10%)	5mo	$42,500	$25	43

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

6.75% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 14.10×
• Total profit: $82,556
• Equity at exit: $15,220

10-year hold

• IRR: —
• Equity multiple: 30.19×
• Total profit: $183,921
• Equity at exit: $28,580

Cash invested: $6,300 (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 13069

• Home prices YoY: 2.3%
• Active inventory: 116
• Price-to-rent: 1.1×

Monthly cashflow live

• Estimated rent: $1,688 medium
• Mortgage (P&I): −$118
• Tax est. 1.5%: −$28 /mo · $338/yr
• Insurance: −$9
• HOA: −$0
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $1,178

Break-even live

Break-even rent $197

Max offer price $22,500

Occupancy floor 25%

Sensitivity live

Price	-10% $1,193	-5% $1,186	+0% $1,178	+5% $1,170	+10% $1,162
Rent	-10% $1,045	-5% $1,111	+0% $1,178	+5% $1,245	+10% $1,311
Rate	-1.0pp $1,189	-0.5pp $1,184	base $1,178	+0.5pp $1,172	+1.0pp $1,166

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: $5,625
• Closing costs: $675
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
303 S 5th St Fulton, NY	4.0	1.5	1800	$1,850	$1.03	14d	1	0.28mi
115 W 1st St S Unit 2 Fulton, NY	2.0	1.0	1958	$1,400	$0.72	14d	1	0.68mi
262 W 4th St S Unit 1 Fulton, NY	3.0	1.0	1316	$1,500	$1.14	44d	1	0.93mi

Listing history 24 events

1. 2026-06-18
   days on market $22,500 Active 37 DOM
2. 2026-06-17
   days on market $22,500 Active 36 DOM
3. 2026-06-16
   days on market $22,500 Active 35 DOM
4. 2026-06-15
   days on market $22,500 Active 34 DOM
5. 2026-06-14
   days on market $22,500 Active 32 DOM
6. 2026-06-13
   remarks 362-char remark
7. 2026-06-13
   days on market $22,500 Active 31 DOM
8. 2026-06-10
   days on market $22,500 Active 29 DOM
9. 2026-06-09
   days on market $22,500 Active 28 DOM
10. 2026-06-08
    days on market $22,500 Active 27 DOM
11. 2026-06-07
    pricedays on market $22,500 Active 26 DOM
12. 2026-06-02
    days on market $30,000 Active 21 DOM
13. 2026-06-01
    days on market $30,000 Active 20 DOM
14. 2026-05-31
    days on market $30,000 Active 19 DOM
15. 2026-05-30
    days on market $30,000 Active 18 DOM
16. 2026-05-12
    listed $30,000 Active 362-char remark
17. 2025-05-04
    historical
18. 2025-04-29
    historical
19. 2025-04-07
    status Pending
20. 2025-03-04
    price $28,900
21. 2025-02-11
    price $29,900
22. 2025-01-13
    listed $34,900 Active
23. 2012-02-19
    listed $24,900
24. 1996-01-29
    soldstatus $49,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥95°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: $20,255
• − Mortgage interest: −$1,260
• − Property taxes: −$338
• − Insurance: −$112
• − Repairs & maintenance: −$1,620
• − Management: −$1,620
• − Depreciation: −$655
• Taxable income: $14,649
• Est. tax owed @ 24.0%: −$3,516
• After-tax cash flow: $10,620/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 — Fulton

• Score: 61/100
• State rank: #907
• US rank: #17723

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fulton, NY
• Population (ZIP): 23,176

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 (93%)
• Race & ethnicity: White 93% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Lithuanian 6% Romanian 6% Iranian 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% German/W. Germanic 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: ▲ 6.75%
• Current HPI: 304.443
• Rent YoY: —
• Metro: —
• 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

-54.1% since first listed

10 events — show timeline

• 2026-06-05 Price Changed $22,500 CNYIS
• 2026-05-12 Listed $30,000 CNYIS
• 2025-05-04 Listing Removed — CNYIS
• 2025-04-29 Listing Removed — CNYIS
• 2025-04-07 Pending — CNYIS
• 2025-03-04 Price Changed $28,900 CNYIS
• 2025-02-11 Price Changed $29,900 CNYIS
• 2025-01-13 Listed $34,900 CNYIS
• 2012-02-19 Listed $24,900 CNYIS
• 1996-01-29 Sold (Public Records) $49,000 Public Records

Property tax history

+5.6%/yr

Latest (2025): $3,678 · +7.5% YoY. Source: county tax records.