242 W 8th St · Oswego, NY 13126

$99,900

2 bd · 2.0 ba · 1,026 sqft · SingleFamily public records · 8 Days on market

Built 1850 3,300 sqft lot Est $127k · 21% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• 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

Listing remarks MLS

ADORABLE !! Current owner used it as a one bedroom home, there are 2 possibilities for a second bedroom, everything has been updated, nice yard, off street parking, cute as a button !!!Taxes are approx. with no exemptions.

Key facts

• Full basement
• Backyard shed
• Fenced-in backyard

Tags

• FENCED-IN BACKYARD
• BACKYARD SHED
• FULL BASEMENT

Property features AI

Exterior

• Parking: No garage
• Utilities: Electricity connected (circuit breakers); Public water connected; Sewer connected; High-speed internet available; Cable available
• Home design: Single-story existing home; Vinyl siding; Asphalt roof; Rectangular residential lot; City street frontage; 33 x 100 lot dimensions
• Construction: Vinyl siding construction; Block and stone foundation; Asphalt roof; Built as existing (year built details: existing)
• Exterior features: Awning(s); Concrete driveway; Patio; Play structure; Shed(s) and storage

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Refrigerator; Kitchen island; Eat-in kitchen
• Bedrooms: 1 bedroom on the main level
• Flooring: Carpet; Ceramic tile; Vinyl; Varied flooring
• Bathrooms: 2 full bathrooms (1 on the main level)
• Heating & cooling: Forced-air gas heating; Central air conditioning
• Interior features: Ceiling fans; Entrance foyer; Eat-in kitchen; Kitchen island; Separate formal living room; Bath in primary bedroom; Accessible bedroom; Has full basement
• Laundry & utility: Main-level laundry; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $396 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Cap rate 11.0% vs local median 8.8% in Oswego — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 19 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 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 $691 of loan paydown is wiped out by about $2k 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 $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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.
• Current owner paid $50k; list at $100k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1850 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $99,900

Questions for the listing agent

1. Built in 1850 — 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: 1.43% ✓
• Cap rate: 11.05%
• Cash-on-cash: 16.98%
• DSCR: 1.76
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $127,224
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9 SW 9th St	0.30mi	3/2.0 (+1)	1,050 (+2%)	2mo	$137,000	$130	76
94 Niagara St	0.15mi	3/1.0 (+1)	1,108 (+8%)	3mo	$135,000	$122	68
246 W 5th St	0.17mi	3/2.0 (+1)	928 (-10%)	4mo	$185,000	$199	68
60 Hart St	0.38mi	2/1.0	1,068 (+4%)	11mo	$132,000	$124	62
54 Varick St	0.37mi	2/1.0	957 (-7%)	8mo	$120,000	$125	61
36 Varick St	0.45mi	2/1.0	980 (-4%)	10mo	$32,000	$33	59
33 1/2 Dublin St	0.22mi	3/1.0 (+1)	1,178 (+15%)	6mo	$113,700	$97	51
212 E 2nd St	0.64mi	3/1.0 (+1)	996 (-3%)	6mo	$125,000	$126	51
54 Murray St	0.64mi	3/1.5 (+1)	1,071 (+4%)	8mo	$140,000	$131	49
229 1/2 E 2nd St	0.68mi	2/1.0	1,105 (+8%)	12mo	$105,000	$95	42
70 Liberty St	0.67mi	3/1.0 (+1)	1,155 (+13%)	2mo	$127,000	$110	38
58 Ontario St	0.70mi	2/1.0	910 (-11%)	10mo	$70,000	$77	36

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: 15.9%
• Equity multiple: 1.71×
• Total profit: $19,789
• Equity at exit: $18,252

10-year hold

• IRR: 26.9%
• Equity multiple: 4.11×
• Total profit: $87,083
• Equity at exit: $14,515

Cash invested: $27,972 (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: 5.8×

Monthly cashflow live

• Estimated rent: $1,431 high
• Mortgage (P&I): −$524
• Tax from tax record: −$169 /mo · $2,025/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $396

Break-even live

Break-even rent $929

Max offer price $99,900

Occupancy floor 67%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
135 W Mohawk St Oswego, NY	3.0	1.0	1103	$1,700	$1.54	13d	1	0.27mi
172 W 4th St Unit 1 Oswego, NY	1.0	1.0	1000	$1,000	$1.00	13d	1	0.32mi
172 W 4th St Unit 4 Oswego, NY	1.0	1.0	1000	$850	$0.85	13d	1	0.32mi
250 W 2nd St Unit 3 Oswego, NY	1.0	1.0	750	$1,150	$1.53	44d	1	0.35mi
165 W 3rd St Unit 3 Oswego, NY	2.0	1.0	1000	$1,445	$1.45	44d	1	0.40mi
165 W 3rd St Unit 4 Oswego, NY	2.0	1.0	1000	$1,495	$1.50	13d	1	0.40mi
25 W Mohawk St Unit TH Oswego, NY	3.0	1.0	1150	$1,745	$1.52	44d	1	0.40mi
188 W 2nd St Unit 1 Oswego, NY	2.0	1.0	900	$1,695	$1.88	21d	1	0.41mi
188 W 2nd St Unit 6 Oswego, NY	2.0	1.0	800	$1,595	$1.99	21d	1	0.41mi
23 W Mohawk St Unit 3 Oswego, NY	2.0	1.0	800	$1,595	$1.99	44d	1	0.41mi
6 Lathrop St Oswego, NY	3.0	1.0	1100	$1,725	$1.57	13d	1	0.43mi
95 Ontario St Unit 2 Oswego, NY	2.0	1.0	749	$1,300	$1.74	13d	1	0.54mi
153 W Seneca St Unit 1 Oswego, NY	2.0	1.5	1000	$1,540	$1.54	44d	1	0.62mi
39 W 6th St Unit 2-A Oswego, NY	3.0	1.0	1500	$1,725	$1.15	13d	1	0.68mi
164 W Schuyler St Unit A Oswego, NY	3.0	2.0	1400	$1,755	$1.25	13d	1	0.70mi
64 E 5th St Unit upstairs apartment Oswego, NY	1.0	1.0	800	$975	$1.22	13d	1	0.93mi
64 E 5th St Unit 1 Oswego, NY	2.0	1.0	900	$1,300	$1.44	44d	1	0.93mi
14 Pond Path Oswego, NY	3.0	1.5	1408	$2,300	$1.63	13d	1	0.99mi
320 Thompson Rd Oswego, NY	2.0	2.0	924	$1,250	$1.35	44d	1	1.49mi

Listing history 7 events

1. 2026-06-01
   status $99,900 Pending 8 DOM
2. 2026-05-31
   days on market $99,900 Active 8 DOM
3. 2026-05-30
   days on market $99,900 Active 7 DOM
4. 2026-05-23
   listed $99,900 Active
5. 2013-07-31
   soldstatus $49,910
6. 2013-07-29
   soldstatus $49,910 223-char remark

   Show marketing remark (223 chars)

   ADORABLE !! Current owner used it as a one bedroom home, there are 2 possibilities for a second bedroom, everything has been updated, nice yard, off street parking, cute as a button !!!Taxes are approx. with no exemptions.

7. 2013-04-22
   listed $49,900 223-char remark

   Show marketing remark (223 chars)

   ADORABLE !! Current owner used it as a one bedroom home, there are 2 possibilities for a second bedroom, everything has been updated, nice yard, off street parking, cute as a button !!!Taxes are approx. with no exemptions.

ⓘ 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: $2,025 · $169/mo
• Projected year-2 tax: $2,025 · $169/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $17,167
• − Mortgage interest: −$5,596
• − Property taxes: −$2,025
• − Insurance: −$500
• − Repairs & maintenance: −$1,373
• − Management: −$1,373
• − Depreciation: −$2,906
• Taxable income: $3,393
• Est. tax owed @ 24.0%: −$814
• After-tax cash flow: $3,936/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

+100.2% since first listed

4 events — show timeline

• 2026-05-23 Listed $99,900 CNYIS
• 2013-07-31 Sold (Public Records) $49,910 Public Records
• 2013-07-29 Sold (MLS) $49,910 CNYIS
• 2013-04-22 Listed $49,900 CNYIS

Property tax history

+15.3%/yr

Latest (2025): $2,025 · +29.2% YoY. Source: county tax records.