153 E 5th St · Oswego, NY 13126

$158,000

2 bd · 1.0 ba · 1,190 sqft · SingleFamily public records · 6 Days on market

Built 1960 6,800 sqft lot $133/sqft · 32% above area Est $119k · 32% over

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Why this score? — see what drove the D 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 +14.2/30.0
• Rent growth +5.0/5.0
• DSCR +4.3/10.0
• 1% rule +4.1/10.0
• Appreciation +3.9/10.0
• Schools +3.8/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks

NOTICE: Seller requesting best offers by Sunday 5/17 at 5pm. .. Comfort & Quality. Fall in love with this meticulously kept 2BR/1BA ranch! Featuring a bright rooms, open feel and a large eat-in kitchen. Featuring hardwood floors in the hall & bedrooms, fireplace in the living room and a large sliding glass door to the courtyard. Outdoor, you'll enjoy versatility, from the intimate courtyard to the terraced backyard waiting for your green thumb. This property has an extra large concrete driveway with plenty of room to add a storage shed. Sturdy built with a poured concrete foundation, the roomy basement is perfect for extra storage. Whether you're looking for a cozy starter or re

Key facts

• Terraced backyard
• Large eat-in kitchen
• Sliding glass door

Tags

• LARGE EAT-IN KITCHEN
• HARDWOOD FLOORS
• FIREPLACE IN LIVING ROOM
• SLIDING GLASS DOOR
• INTIMATE COURTYARD
• TERRACED BACKYARD

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water (connected); Sewer connected
• Home design: Single-story home; Vinyl siding; Resale property; Existing construction
• Construction: Vinyl siding construction; Poured foundation; Built previously (existing)
• Exterior features: Concrete driveway; Rectangular residential lot; City street frontage; Lot dimensions approximately 68 x 100

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Refrigerator
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Carpet; Hardwood; Vinyl; Varied flooring
• Bathrooms: 1 full bathroom (on the main level)
• Heating & cooling: Gas heating; Baseboard heating; Hot water heating
• Interior features: Eat-in kitchen; Bedroom on main level; See remarks / other
• Laundry & utility: Laundry in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $158k.

Deal economics

• At list price, monthly cash flow is $25 ($295/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $143k (9.3% below list).
• Recommended offer: $143k (9.3% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 8.8% in Oswego — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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; 18 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

• Local home prices are declining (-2.2%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k 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.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $143,314 (9.3% below list)

Questions for the listing agent

1. Built in 1960 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.91% ✗
• Cap rate: 6.48%
• Cash-on-cash: 0.67%
• DSCR: 1.03
• GRM: 9.2

CMA / ARV

• ARV (median comp): $119,358
• List price: $158,000
• Delta: 32.37%
• 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
290 E 9th St	0.23mi	2/1.0	1,218 (+2%)	2mo	$145,000	$119	84
104 E Oneida St	0.30mi	2/1.5	1,149 (-3%)	1mo	$64,000	$56	78
203 E 5th St	0.19mi	3/1.5 (+1)	1,143 (-4%)	4mo	$65,000	$57	74
131 E 8th St	0.19mi	3/2.0 (+1)	1,249 (+5%)	6mo	$180,200	$144	68
145 E Seneca St	0.66mi	3/1.0 (+1)	1,213 (+2%)	4mo	$155,000	$128	58
81 E 10th St	0.75mi	2/1.5	1,162 (-2%)	2mo	$156,350	$135	58
13 E 6th St	0.56mi	3/2.0 (+1)	1,227 (+3%)	5mo	$60,000	$49	56
333 E Ninth St	0.41mi	2/1.0	1,040 (-13%)	6mo	$149,900	$144	55
279 Cherry St	0.35mi	3/1.0 (+1)	1,358 (+14%)	5mo	$160,000	$118	51
299 Chestnut St	0.43mi	2/1.5	1,011 (-15%)	5mo	$125,000	$124	49
72 E Schuyler St	0.60mi	2/2.0	1,088 (-9%)	6mo	$40,000	$37	48
31 E 7th St	0.49mi	3/1.0 (+1)	1,016 (-15%)	1mo	$159,900	$157	47

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: -6.3%
• Equity multiple: 0.74×
• Total profit: $-11,441
• Equity at exit: $28,867

10-year hold

• IRR: 7.1%
• Equity multiple: 1.70×
• Total profit: $31,047
• Equity at exit: $22,956

Cash invested: $44,240 (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: 9.2×

Monthly cashflow live

• Estimated rent: $1,433 high
• Mortgage (P&I): −$829
• Tax from tax record: −$213 /mo · $2,558/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $25

Break-even live

Break-even rent $1,402

Max offer price $158,000

Occupancy floor 93%

Sensitivity live

Price	-10% $114	-5% $69	+0% $25	+5% $-20	+10% $-65
Rent	-10% $-89	-5% $-32	+0% $25	+5% $81	+10% $138
Rate	-1.0pp $104	-0.5pp $65	base $25	+0.5pp $-16	+1.0pp $-58

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: $39,500
• Closing costs: $4,740
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
64 E 5th St Unit upstairs apartment Oswego, NY	1.0	1.0	800	$975	$1.22	14d	1	0.33mi
64 E 5th St Unit 1 Oswego, NY	2.0	1.0	900	$1,300	$1.44	44d	1	0.33mi
250 W 2nd St Unit 3 Oswego, NY	1.0	1.0	750	$1,150	$1.53	44d	1	0.52mi
23 W Mohawk St Unit 3 Oswego, NY	2.0	1.0	800	$1,595	$1.99	44d	1	0.52mi
188 W 2nd St Unit 6 Oswego, NY	2.0	1.0	800	$1,595	$1.99	22d	1	0.52mi
188 W 2nd St Unit 1 Oswego, NY	2.0	1.0	900	$1,695	$1.88	22d	1	0.52mi
25 W Mohawk St Unit TH Oswego, NY	3.0	1.0	1150	$1,745	$1.52	44d	1	0.53mi
165 W 3rd St Unit 3 Oswego, NY	2.0	1.0	1000	$1,445	$1.45	44d	1	0.55mi
165 W 3rd St Unit 4 Oswego, NY	2.0	1.0	1000	$1,495	$1.50	14d	1	0.55mi
172 W 4th St Unit 4 Oswego, NY	1.0	1.0	1000	$850	$0.85	14d	1	0.63mi
172 W 4th St Unit 1 Oswego, NY	1.0	1.0	1000	$1,000	$1.00	14d	1	0.63mi
14 Pond Path Oswego, NY	3.0	1.5	1408	$2,300	$1.63	14d	1	0.85mi
39 W 6th St Unit 2-A Oswego, NY	3.0	1.0	1500	$1,725	$1.15	14d	1	0.90mi
135 W Mohawk St Oswego, NY	3.0	1.0	1103	$1,700	$1.54	14d	1	0.99mi
95 Ontario St Unit 2 Oswego, NY	2.0	1.0	749	$1,300	$1.74	14d	1	1.02mi
6 Lathrop St Oswego, NY	3.0	1.0	1100	$1,725	$1.57	14d	1	1.04mi
153 W Seneca St Unit 1 Oswego, NY	2.0	1.5	1000	$1,540	$1.54	44d	1	1.15mi
164 W Schuyler St Unit A Oswego, NY	3.0	2.0	1400	$1,755	$1.25	14d	1	1.22mi

Listing history 2 events

1. 2026-05-18
   status Pending 744-char remark
2. 2026-05-12
   listed $158,000 Active 744-char remark

ⓘ 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: $2,558 · $213/mo
• Projected year-2 tax: $2,614 · $218/mo
• Expected delta: +$56/yr (+$5/mo · 2.2%)

ⓘ 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 ≥94°F today · 16 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: $17,198
• − Mortgage interest: −$8,850
• − Property taxes: −$2,558
• − Insurance: −$790
• − Repairs & maintenance: −$1,376
• − Management: −$1,376
• − Depreciation: −$4,596
• Taxable loss: −$2,349
• Est. tax savings @ 24.0%: +$564
• After-tax cash flow: $859/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

2 events — show timeline

• 2026-05-18 Pending — CNYIS
• 2026-05-12 Listed $158,000 CNYIS

Property tax history

+13.5%/yr

Latest (2025): $2,558 · +19.5% YoY. Source: county tax records.