39 Woodworth Rd · Brewerton, NY 13036

$105,000

2 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 3 Days on market

Built 1945 4,792 sqft lot

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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
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.5/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Opportunity awaits at 39 Woodworth Rd! This home sits just 7 minutes from all Brewerton has to offer. This property is being sold as-is and is priced for a cash buyer ready to take on a renovation project. In need of significant repairs and updates, this home offers tremendous potential for investors, flippers or anyone looking to build equity through improvements. With a spacious backyard, lake access down the road and sitting just one row back from the water - the potential for summer fun is here! Bring your hammer and creativity to unlock its full potential. Cash offers only.

Key facts

• Spacious backyard
• Lake access
• 4,792 sq ft lot

Tags

• SPACIOUS BACKYARD
• LAKE ACCESS
• ONE ROW BACK FROM THE WATER

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water connected; Sewer connected
• Home design: Single-story home; Frame construction with vinyl siding; Block foundation; Existing (resale) property
• Construction: Frame construction; Vinyl siding
• Exterior features: Dirt driveway; Irregular residential lot; City street frontage; Views and lake frontage on Oneida Lake

Interior

• Kitchen: Gas oven; Gas range
• Bedrooms: 2 main-level bedrooms
• Flooring: Laminate; Varies
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Gas forced-air heating
• Interior features: Kitchen and family room combined; Bedroom on main level; Crawl space basement
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $630 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Cap rate 13.5% vs local median 3.5% in Brewerton — 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 66/100 on livability (#618 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, employment A, cost of living B+; Watch: amenities F, commute F, health & safety D-.
• Central Square Central School District (suburban): math 40% / reading 40% proficiency, ranked #507 of 590 in NY (top 86%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Millard Hawk Elementary School (math 22% / reading 32%, grade F, #1,786 of 2,108 statewide, top 86%, 477 students, 52% FRL); Central Square Middle School (math 19% / reading 35%, grade F, #587 of 729 statewide, top 81%, 833 students, 45% FRL); Paul V Moore High School (math 91% / reading 75%, grade A, #440 of 1,100 statewide, top 40%, 1,101 students, 44% FRL).
• Market conditions: 36 active listings in the ZIP; 172 units permitted in Oswego County in 2024 (27 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($726 loan paydown + $10k appreciation (10.0% 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 (10.0% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $55k; list at $105k implies a 91% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; built in 1945 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $105,000

Questions for the listing agent

1. Built in 1945 — 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. 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.
5. 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.
6. 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: 1.79% ✓
• Cap rate: 13.50%
• Cash-on-cash: 25.72%
• DSCR: 2.14
• GRM: 4.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 43.7%
• Equity multiple: 4.31×
• Total profit: $97,432
• Equity at exit: $94,592

10-year hold

• IRR: 37.8%
• Equity multiple: 9.69×
• Total profit: $255,567
• Equity at exit: $203,992

Cash invested: $29,400 (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 13036

• Home prices YoY: 7.9%
• Active inventory: 36
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,877 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$259 /mo · $3,102/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $630

Break-even live

Break-even rent $1,080

Max offer price $105,000

Occupancy floor 61%

Sensitivity live

Price	-10% $690	-5% $660	+0% $630	+5% $601	+10% $571
Rent	-10% $482	-5% $556	+0% $630	+5% $704	+10% $779
Rate	-1.0pp $683	-0.5pp $657	base $630	+0.5pp $603	+1.0pp $575

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-21
   days on market $105,000 Active 3 DOM
2. 2026-06-21
   days on market $105,000 Active 2 DOM
3. 2026-06-18
   remarks 589-char remark
4. 2026-06-18
   listed $105,000 Active 1 DOM

ⓘ 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: $3,102 · $259/mo
• Projected year-2 tax: $3,102 · $259/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 2/10 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: $22,528
• − Mortgage interest: −$5,882
• − Property taxes: −$3,102
• − Insurance: −$525
• − Repairs & maintenance: −$1,802
• − Management: −$1,802
• − Depreciation: −$3,055
• Taxable income: $6,361
• Est. tax owed @ 24.0%: −$1,527
• After-tax cash flow: $6,036/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: Central Square Central School District
• NCES district ID: 3606900
• Math proficiency: 40% ▼ -18.00%
• Reading proficiency: 40% ▼ -12.00%
• Median HH income: $55,807
• Composite: 35.05/100
• National rank: #5035
• State rank: #507 of 590 in NY

Livability — Brewerton

• Score: 66/100
• State rank: #618
• US rank: #11214

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brewerton, NY
• City population: 7,594
• Population (ZIP): 9,079

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 (97%)
• Race & ethnicity: White 97% Two or more races 3%
• Common ancestry: Romanian 8% Lithuanian 6% Iranian 3%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Other Indo-European 2% Spanish 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: ▲ 23.27%
• Current HPI: 318.5068
• 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

+90.9% since first listed

2 events — show timeline

• 2026-06-18 Listed $105,000 CNYIS
• 2010-03-01 Sold (Public Records) $55,000 Public Records

Property tax history

+2.0%/yr

Latest (2025): $3,102 · -3.4% YoY. Source: county tax records.