3247 County Route 57 · Minetto, NY 13126

$194,849

4 bd · 2.0 ba · 2,051 sqft · SingleFamily public records · 1 Days on market

Built 1960 1.19 ac lot $95/sqft · 39% below area Est $318k · 39% under

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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 +15.1/30.0
• ARV discount +15.0/15.0
• 1% rule +5.4/10.0
• Rent growth +5.0/5.0
• DSCR +4.6/10.0
• Appreciation +3.9/10.0
• Livability +3.4/5.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0

Listing remarks

This property offers an incredible opportunity for investors or buyers looking to build equity. Featuring over 2,000 square feet of living space, this home includes 4 spacious bedrooms and 2.5 bathrooms, providing a solid foundation for renovation or customization. Situated on a generous 1.19-acre lot along the scenic Oswego River, the property offers both privacy and picturesque natural surroundings. This home features 130 feet of water frontage on the Oswego River. Whether you re looking for your next investment project or a property to transform into your dream home, this one is full of possibilities. Being sold as-is bring your vision and make it your own.

Key facts

• Water frontage
• 1.19-acre lot
• Oswego river

Tags

• 1.19-ACRE LOT
• WATER FRONTAGE
• OSWEGO RIVER

Property features AI

Exterior

• Parking: Attached 2-car garage
• Utilities: Well water; Septic tank
• Home design: Single-story home; Existing construction; Wood siding; Rectangular rural lot
• Construction: Block foundation; Built as existing (year built details: existing)
• Exterior features: Blacktop driveway; River access to the Oswego River; Stream frontage

Interior

• Kitchen: Dishwasher
• Bedrooms: Four main-level bedrooms
• Flooring: Carpet; Ceramic tile; Hardwood; Tile; Varies
• Bathrooms: Two full bathrooms; One half bathroom; Two main-level bathrooms
• Heating & cooling: Oil forced-air heating
• Interior features: Formal dining room; Eat-in kitchen; Formal living room; Bedroom on main level; Full, partially finished basement; One fireplace
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $63 ($753/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $195k).
• Cap rate 6.7% vs local median 4.4% in Minetto — 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 68/100 on livability (#554 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A, cost of living A; Watch: schools D+, amenities F, commute 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: Rents rising fast (+19.2%/yr); 168 active listings in the ZIP; 172 units permitted in Oswego County in 2024 (27 in 5+ unit buildings).
• This rent runs 37% 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 $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.
• At projected returns (-2.2% appreciation + 8.0% rent growth), your $55k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 13y 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.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price.

Recommended offer $194,849

Questions for the listing agent

1. Built in 1960 — 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. 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: 1.04% ✓
• Cap rate: 6.68%
• Cash-on-cash: 1.38%
• DSCR: 1.06
• GRM: 8.0

CMA / ARV

• ARV (median comp): $318,000
• List price: $194,849
• Delta: -32.11%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
55 Hickory Grove Rd	0.41mi	4/3.5	2,028 (-1%)	6mo	$356,000	$176	68
31 Hickory Grove Rd	0.47mi	4/2.5	2,336 (+14%)	17mo	$230,000	$98	39
101 Kingdom Rd	0.74mi	3/2.5 (-1)	1,918 (-6%)	18mo	$365,000	$190	33

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: -4.7%
• Equity multiple: 0.81×
• Total profit: $-10,603
• Equity at exit: $35,599

10-year hold

• IRR: 9.0%
• Equity multiple: 1.93×
• Total profit: $50,511
• Equity at exit: $28,310

Cash invested: $54,558 (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: 8.0×

Monthly cashflow live

• Estimated rent: $2,020 medium
• Mortgage (P&I): −$1,022
• Tax from tax record: −$430 /mo · $5,163/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$424
• Net cashflow: $63

Break-even live

Break-even rent $1,941

Max offer price $194,849

Occupancy floor 92%

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: $48,712
• Closing costs: $5,845
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-18
   remarks 669-char remark
2. 2026-06-18
   pricedays on marketlisting id $194,849 Active 1 DOM
3. 2026-06-10
   days on market $205,105 Active 23 DOM
4. 2026-06-09
   days on market $205,105 Active 22 DOM
5. 2026-06-08
   days on market $205,105 Active 21 DOM
6. 2026-06-07
   days on market $205,105 Active 20 DOM
7. 2026-06-02
   days on market $205,105 Active 15 DOM
8. 2026-06-01
   days on market $205,105 Active 14 DOM
9. 2026-05-31
   days on market $205,105 Active 13 DOM
10. 2026-05-30
    days on market $205,105 Active 12 DOM
11. 2026-05-18
    listed $215,900 Active 668-char remark
12. 2026-05-14
    historical
13. 2026-04-20
    listed $215,900 Active
14. 2013-01-11
    listed $109,900

ⓘ 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: $5,163 · $430/mo
• Projected year-2 tax: $5,163 · $430/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 ≥94°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: $24,243
• − Mortgage interest: −$10,915
• − Property taxes: −$5,163
• − Insurance: −$974
• − Repairs & maintenance: −$1,939
• − Management: −$1,939
• − Depreciation: −$5,668
• Taxable loss: −$2,356
• Est. tax savings @ 24.0%: +$566
• After-tax cash flow: $1,318/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 — Minetto

• Score: 68/100
• State rank: #554
• US rank: #9951

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• 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

+77.3% since first listed

7 events — show timeline

• 2026-06-18 Listed $194,849 CNYIS
• 2026-06-12 Listing Removed — CNYIS
• 2026-05-26 Price Changed $205,105 CNYIS
• 2026-05-18 Listed $215,900 CNYIS
• 2026-05-14 Listing Removed — CNYIS
• 2026-04-20 Listed $215,900 CNYIS
• 2013-01-11 Listed $109,900 CNYIS

Property tax history

+0.7%/yr

Latest (2025): $5,163 · -4.2% YoY. Source: county tax records.