47 E 5th St · Oswego, NY 13126

$129,000

3 bd · 1.5 ba · 1,561 sqft · SingleFamily public records · 7 Days on market

Built 1920 2,750 sqft lot $83/sqft · 13% above area Est $114k · 13% over

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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
• 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
• ARV discount +1.8/15.0

Listing remarks

Situated on a conveniently located corner lot, this spacious home offers 3 bedrooms and 1 full bathroom with a flexible layout and inviting living spaces throughout. Step inside to a formal living room that flows into the dining area, creating a welcoming space for entertaining guests. The large kitchen features stainless steel appliances, ample cabinet space, and a generous window above the sink bringing in great natural light. Just off the kitchen is a flexible space currently being used as a bedroom, complete with washer and dryer hookups hidden in the closet. This is the perfect space to leave as an extra bedroom, mudroom or home office. Before you walk up the stairs to the second level

Key facts

• Large kitchen
• Formal living room
• Ample cabinet space

Tags

• CORNER LOT
• FORMAL LIVING ROOM
• LARGE KITCHEN
• STAINLESS STEEL APPLIANCES
• AMPLE CABINET SPACE
• GENEROUS WINDOW

Property features AI

Exterior

• Parking: No garage
• Utilities: Electricity connected; Public water connected; Sewer connected
• Home design: 2-story house; Existing (resale) property
• Construction: Aluminum siding; Vinyl siding; Stone foundation
• Exterior features: Gravel driveway; Rectangular residential lot; City street frontage; Lot dimensions approximately 50 x 55

Interior

• Kitchen: Dishwasher; Gas oven; Gas range; Refrigerator; Eat-in / country kitchen layout
• Bedrooms: 1 bedroom on the main level
• Flooring: Carpet; Tile; Vinyl; Varies
• Bathrooms: 2 full bathrooms; 1 full bathroom on the main level
• Heating & cooling: Gas heating; Hot water heating
• Interior features: Ceiling fan(s); Eat-in kitchen; Separate/formal living room; Country kitchen; Bedroom on main level; Full basement
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $129k.

Deal economics

• At list price, monthly cash flow is $815 ($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; 21 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 38% 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 7 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $70k; list at $129k implies a 84% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $129,000

Questions for the listing agent

1. Built in 1920 — 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: 1.62% ✓
• Cap rate: 13.87%
• Cash-on-cash: 27.06%
• DSCR: 2.20
• GRM: 5.1

CMA / ARV

• ARV (median comp): $114,408
• List price: $129,000
• Delta: 12.75%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
30 E 4th St	0.10mi	3/2.0	1,540 (-1%)	6mo	$144,000	$94	86
81 E 5th St	0.14mi	3/1.0	1,592 (+2%)	2mo	$44,000	$28	86
132 Lyon St	0.27mi	3/1.0	1,550 (-1%)	6mo	$85,000	$55	79
121 E 3rd St	0.30mi	3/1.5	1,591 (+2%)	4mo	$140,000	$88	79
58 E 8th St	0.15mi	4/1.0 (+1)	1,514 (-3%)	6mo	$132,500	$88	76
94 E 5th St	0.18mi	3/1.0	1,417 (-9%)	2mo	$148,930	$105	73
51 E Albany St	0.47mi	3/2.5	1,540 (-1%)	2mo	$179,900	$117	70
90 E Cayuga St	0.14mi	3/2.0	1,378 (-12%)	6mo	$162,000	$118	67
187 Conway Ter	0.66mi	3/2.5	1,495 (-4%)	2mo	$225,000	$151	56
210 E 11th St	0.49mi	3/2.0	1,398 (-10%)	5mo	$116,000	$83	53
42 W Mohawk St	0.66mi	3/1.5	1,701 (+9%)	7mo	$120,000	$71	49
279 Cherry St	0.62mi	3/1.0	1,358 (-13%)	5mo	$160,000	$118	44

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: 27.8%
• Equity multiple: 2.28×
• Total profit: $46,112
• Equity at exit: $23,568

10-year hold

• IRR: 37.1%
• Equity multiple: 5.45×
• Total profit: $160,873
• 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: $2,092 high
• Mortgage (P&I): −$676
• Tax from tax record: −$108 /mo · $1,297/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$439
• Net cashflow: $815

Break-even live

Break-even rent $1,061

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 21 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	44d	1	0.57mi
39 W 6th St Unit 2-A Oswego, NY	3.0	1.0	1500	$1,725	$1.15	14d	1	0.72mi
103 W 8th St Unit A Oswego, NY	4.0	2.0	1800	$2,400	$1.33	14d	1	0.81mi
23 NW 9th St Oswego, NY	4.0	1.5	1700	$2,300	$1.35	14d	1	0.86mi
105 W Oneida St Unit A Oswego, NY	4.0	2.0	1800	$2,540	$1.41	14d	1	0.87mi
4 Murray St Oswego, NY	4.0	2.0	1589	$1,800	$1.13	14d	1	0.91mi
130 W Bridge St Unit A Oswego, NY	4.0	2.0	1700	$2,500	$1.47	14d	1	0.94mi
136 W Cayuga St Unit A Oswego, NY	4.0	2.0	1600	$2,300	$1.44	14d	1	0.96mi
138 W Cayuga St Unit A Oswego, NY	4.0	2.0	2000	$2,300	$1.15	14d	1	0.97mi
9 Lathrop St Unit A Oswego, NY	4.0	2.0	2100	$2,500	$1.19	14d	1	0.97mi
141 W Cayuga St Oswego, NY	4.0	1.0	1311	$2,100	$1.60	14d	1	0.98mi
6 Lathrop St Oswego, NY	3.0	1.0	1100	$1,725	$1.57	14d	1	0.98mi
135 W Mohawk St Oswego, NY	3.0	1.0	1103	$1,700	$1.54	14d	1	1.00mi
148 W Seneca St Unit A Oswego, NY	4.0	2.0	1800	$2,400	$1.33	14d	1	1.00mi
144 W Bridge St Unit A Oswego, NY	4.0	2.0	2000	$2,400	$1.20	14d	1	1.00mi
85 Liberty St Unit A Oswego, NY	4.0	2.0	1800	$2,500	$1.39	14d	1	1.00mi
153 W Bridge St Unit A Oswego, NY	4.0	1.5	1800	$2,340	$1.30	14d	1	1.03mi
161 W Bridge St Unit A Oswego, NY	4.0	2.0	1400	$2,240	$1.60	14d	1	1.06mi
143 Liberty St Unit A Oswego, NY	4.0	2.0	1700	$2,480	$1.46	14d	1	1.07mi
164 W Schuyler St Unit A Oswego, NY	3.0	2.0	1400	$1,755	$1.25	14d	1	1.08mi
14 Pond Path Oswego, NY	3.0	1.5	1408	$2,300	$1.63	14d	1	1.22mi

Listing history 4 events

1. 2026-05-14
   listed $129,000 Active 1251-char remark
2. 2024-01-17
   soldstatus $70,000
3. 2024-01-17
   soldstatus $70,000
4. 2003-10-17
   soldstatus $25,000

ⓘ 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: $1,297 · $108/mo
• Projected year-2 tax: $1,739 · $145/mo
• Expected delta: +$441/yr (+$37/mo · 34.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,108
• − Mortgage interest: −$7,226
• − Property taxes: −$1,297
• − Insurance: −$645
• − Repairs & maintenance: −$2,009
• − Management: −$2,009
• − Depreciation: −$3,753
• Taxable income: $8,170
• Est. tax owed @ 24.0%: −$1,961
• After-tax cash flow: $7,815/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

+416.0% since first listed

5 events — show timeline

• 2026-05-22 Pending — CNYIS
• 2026-05-14 Listed $129,000 CNYIS
• 2024-01-17 Sold (Public Records) $70,000 Public Records
• 2024-01-17 Sold (Public Records) $70,000 Public Records
• 2003-10-17 Sold (Public Records) $25,000 Public Records

Property tax history

+7.4%/yr

Latest (2025): $1,297 · -13.7% YoY. Source: county tax records.