259 W 5th St S · Fulton, NY 13069

$121,900

3 bd · 2.0 ba · 1,654 sqft · SingleFamily public records · 23 Days on market

Built 1900 8,712 sqft lot Est $164k · 26% under

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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 +20.9/30.0
• ARV discount +15.0/15.0
• Appreciation +8.4/10.0
• 1% rule +7.3/10.0
• DSCR +6.7/10.0
• Livability +3.1/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Step into timeless charm with this classic 1900-built home. This 3 bedroom, 2 bath is full of character and opportunity. A welcoming, oversized front porch sets the tone—perfect for morning coffee, relaxing evenings, or gathering with friends and neighbors. Inside, you’ll find a home rich with history, ready for your personal touch and vision. The property features a fully fenced backyard, offering space for gardening, entertaining, pets, or play. The vintage appeal of this home is an ideal canvas to create something truly special. Whether you're looking to restore its original beauty or blend old-world charm with modern updates, the possibilities are endless. Ideally located ne

Key facts

• Near schools
• Near shopping
• Front porch

Tags

• FRONT PORCH
• FULLY FENCED BACKYARD
• NEAR PARKS
• NEAR SCHOOLS
• NEAR SHOPPING
• NEAR RESTAURANTS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $122k.

Deal economics

• At list price, monthly cash flow is $170 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $122k).
• Recommended offer: $120k (1.5% below list) — sets the bar for market timing.

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: 115 active listings in the ZIP; 4 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).

Forward outlook

• In year one you build about $9k of equity ($843 loan paydown + $8k 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 $34k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($120k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $120,071 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.23% ✓
• Cap rate: 7.97%
• Cash-on-cash: 5.98%
• DSCR: 1.27
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $163,746
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
614 W 4th St S	0.62mi	3/2.0	1,685 (+2%)	0mo	$279,000	$166	68
57 W 1st St S	0.46mi	3/1.5	1,590 (-4%)	5mo	$180,000	$113	66
115 Phillips St	0.35mi	3/2.0	1,498 (-9%)	4mo	$135,000	$90	65
214 W 3rd St S	0.13mi	3/1.5	1,415 (-14%)	5mo	$148,900	$105	64
464 W 3rd St S	0.36mi	4/2.0 (+1)	1,764 (+7%)	6mo	$171,000	$97	62
121 Lyon St	0.70mi	3/2.0	1,684 (+2%)	5mo	$42,500	$25	60
452 Broadwell Ave	0.32mi	3/1.0	1,440 (-13%)	2mo	$170,000	$118	58
310 S 3rd St	0.63mi	3/2.0	1,528 (-8%)	8mo	$185,000	$121	51
39 W 5th St S	0.47mi	4/2.0 (+1)	1,464 (-12%)	7mo	$145,000	$99	48
410 Park St	0.74mi	4/1.5 (+1)	1,595 (-4%)	10mo	$141,400	$89	44
362 S 4th St	0.75mi	4/1.5 (+1)	1,812 (+10%)	8mo	$180,000	$99	35
509 S 1st St	0.69mi	2/1.5 (-1)	1,441 (-13%)	11mo	$120,000	$83	30

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: 22.0%
• Equity multiple: 2.51×
• Total profit: $51,629
• Equity at exit: $82,457

10-year hold

• IRR: 20.6%
• Equity multiple: 5.17×
• Total profit: $142,449
• Equity at exit: $154,838

Cash invested: $34,132 (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: 115
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,501 medium
• Mortgage (P&I): −$639
• Tax from tax record: −$326 /mo · $3,909/yr
• Insurance: −$51
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $170

Break-even live

Break-even rent $1,286

Max offer price $121,900

Occupancy floor 84%

Sensitivity live

Price	-10% $239	-5% $205	+0% $170	+5% $136	+10% $101
Rent	-10% $51	-5% $111	+0% $170	+5% $229	+10% $289
Rate	-1.0pp $231	-0.5pp $201	base $170	+0.5pp $138	+1.0pp $106

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: $30,475
• Closing costs: $3,657
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
262 W 4th St S Unit 1 Fulton, NY	3.0	1.0	1316	$1,500	$1.14	44d	1	0.05mi
115 W 1st St S Unit 2 Fulton, NY	2.0	1.0	1958	$1,400	$0.72	14d	1	0.39mi
312 Utica St Fulton, NY	3.0	1.0	1060	$1,300	$1.23	14d	1	0.79mi
303 S 5th St Fulton, NY	4.0	1.5	1800	$1,850	$1.03	14d	1	0.81mi

Listing history 3 events

1. 2026-05-06
   status Pending
2. 2026-04-28
   historical Active Under Contract
3. 2026-04-13
   listed $121,900 Active

ⓘ 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: $3,909 · $326/mo
• Projected year-2 tax: $3,909 · $326/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 ≥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: $18,013
• − Mortgage interest: −$6,828
• − Property taxes: −$3,909
• − Insurance: −$610
• − Repairs & maintenance: −$1,441
• − Management: −$1,441
• − Depreciation: −$3,546
• Taxable income: $237
• Est. tax owed @ 24.0%: −$57
• After-tax cash flow: $1,983/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

3 events — show timeline

• 2026-05-06 Pending — CNYIS
• 2026-04-28 Contingent — CNYIS
• 2026-04-13 Listed $121,900 CNYIS

Property tax history

+4.6%/yr

Latest (2025): $3,909 · +2.2% YoY. Source: county tax records.