184 E 7th St · Oswego, NY 13126

$129,900

1 bd · 1.5 ba · 1,476 sqft · SingleFamily public records · 4 Days on market

Built 1850 6,318 sqft lot Est $149k · 13% 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 +17.6/30.0
• ARV discount +13.3/15.0
• DSCR +5.5/10.0
• Rent growth +5.0/5.0
• 1% rule +4.9/10.0
• Appreciation +3.9/10.0
• Schools +3.8/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Nice Victorian in excellent conditon. Home features: Woodmode kitchen with cherry stain woodwork. Jennaire stove dishwasher and refrigerator included. Beautifully landscaped yard with brick patio and fenced yard for privacy. Eat in kitchen and also a formal dining room for those special occasions. Off street parking for 2 cars. Near Oak Hill Park. Must see to appreciate the beauty of this home!!!Interior recently painted. Make your appointment today!

Key facts

• Victorian-style home
• Jennair appliances
• Landscaped yard

Tags

• VICTORIAN-STYLE HOME
• ORIGINAL WOODWORK
• WOODMODE KITCHEN
• CHERRY CABINETRY
• JENNAIR APPLIANCES
• LANDSCAPED YARD

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water connected; Sewer connected; Cable available; High-speed internet available
• Home design: Single-story; Resale property; Vinyl siding
• Construction: Stone foundation; Vinyl siding construction; Existing (year built details listed as existing)
• Exterior features: Balcony; Enclosed porch; Porch; Covered and open patio; Concrete driveway; Partial fencing

Interior

• Kitchen: Gas cooktop; Range hood; Microwave; Dishwasher; Disposal; Refrigerator; Exhaust fan; Electric water heater
• Bedrooms: Total rooms: 11 (includes living spaces such as living room, family room, entry foyer and laundry)
• Flooring: Carpet; Hardwood; Laminate; Varies
• Bathrooms: 1 full bathroom; 1 half bathroom; 1 main-level bathroom
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Breakfast bar; Separate/formal dining room; Entrance foyer; Eat-in kitchen; Separate/formal living room; Country kitchen; Pantry; See remarks; Thermal windows
• Laundry & utility: Washer and dryer included; Main-level laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $102 ($1k/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 $128k (1.3% below list).
• Recommended offer: $128k (1.3% below list) — sets the bar for 1% rule.

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: crime F, commute F, employment D-.
• 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.
• Zoned schools: Charles E Riley Elementary School (math 32% / reading 37%, grade F, #1,577 of 2,108 statewide, top 77%, 379 students, 63% FRL); Oswego Middle School (math 23% / reading 49%, grade F, #469 of 729 statewide, top 65%, 566 students, 53% FRL); Oswego High School (math 87% / reading 79%, grade A, #440 of 1,100 statewide, top 40%, 1,069 students, 51% FRL) — zoned schools average 56% FRL vs 36% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+19.2%/yr); 172 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $898 of loan paydown is wiped out by about $3k 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 $36k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 16y 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 $80k; list at $130k implies a 63% 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 $128,228 (1.3% below list)

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: 0.99% ✗
• Cap rate: 7.23%
• Cash-on-cash: 3.35%
• DSCR: 1.15
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $149,076
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9 Varick St	0.59mi	2/1.0 (+1)	1,454 (-2%)	1mo	$89,000	$61	62
296 E 2nd St	0.35mi	2/1.0 (+1)	1,408 (-5%)	16mo	$130,000	$92	56
278 Cherry St	0.23mi	2/1.5 (+1)	1,589 (+8%)	19mo	$165,000	$104	56
210 E 8th St	0.12mi	2/1.5 (+1)	1,288 (-13%)	23mo	$157,000	$122	49
102 E 10th St	0.73mi	2/2.0 (+1)	1,607 (+9%)	11mo	$112,500	$70	35
251 W 3rd St	0.62mi	2/2.0 (+1)	1,332 (-10%)	16mo	$135,000	$101	34

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: -2.4%
• Equity multiple: 0.90×
• Total profit: $-3,670
• Equity at exit: $23,733

10-year hold

• IRR: 10.7%
• Equity multiple: 2.09×
• Total profit: $39,705
• Equity at exit: $18,874

Cash invested: $36,372 (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: 172
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,282 high
• Mortgage (P&I): −$681
• Tax from tax record: −$176 /mo · $2,113/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $102

Break-even live

Break-even rent $1,154

Max offer price $129,900

Occupancy floor 87%

Sensitivity live

Price	-10% $175	-5% $138	+0% $102	+5% $65	+10% $28
Rent	-10% $0	-5% $51	+0% $102	+5% $152	+10% $203
Rate	-1.0pp $167	-0.5pp $135	base $102	+0.5pp $68	+1.0pp $34

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
64 E 5th St Unit 1 Oswego, NY	2.0	1.0	900	$1,300	$1.44	46d	1	0.45mi
188 W 2nd St Unit 1 Oswego, NY	2.0	1.0	900	$1,695	$1.88	23d	1	0.62mi
165 W 3rd St Unit 3 Oswego, NY	2.0	1.0	1000	$1,445	$1.45	46d	1	0.64mi
165 W 3rd St Unit 4 Oswego, NY	2.0	1.0	1000	$1,495	$1.50	16d	1	0.64mi
172 W 4th St Unit 1 Oswego, NY	1.0	1.0	1000	$1,000	$1.00	16d	1	0.72mi
172 W 4th St Unit 4 Oswego, NY	1.0	1.0	1000	$850	$0.85	16d	1	0.72mi
153 W Seneca St Unit 1 Oswego, NY	2.0	1.5	1000	$1,540	$1.54	46d	1	1.25mi
95 Downey Dr Oswego, NY	2.0	1.0	1227	$1,700	$1.39	16d	1	1.48mi

Listing history 5 events

1. 2026-05-20
   listed $129,900 Active
2. 2010-10-07
   soldstatus $79,900
3. 2010-10-06
   soldstatus $79,900 454-char remark

   Show marketing remark (454 chars)

   Nice Victorian in excellent conditon. Home features: Woodmode kitchen with cherry stain woodwork. Jennaire stove dishwasher and refrigerator included. Beautifully landscaped yard with brick patio and fenced yard for privacy. Eat in kitchen and also a formal dining room for those special occasions. Off street parking for 2 cars. Near Oak Hill Park. Must see to appreciate the beauty of this home!!!Interior recently painted. Make your appointment today!

4. 2010-08-24
   listed $79,900 454-char remark

   Show marketing remark (454 chars)

   Nice Victorian in excellent conditon. Home features: Woodmode kitchen with cherry stain woodwork. Jennaire stove dishwasher and refrigerator included. Beautifully landscaped yard with brick patio and fenced yard for privacy. Eat in kitchen and also a formal dining room for those special occasions. Off street parking for 2 cars. Near Oak Hill Park. Must see to appreciate the beauty of this home!!!Interior recently painted. Make your appointment today!

5. 2005-08-11
   soldstatus $79,000

ⓘ 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: $2,113 · $176/mo
• Projected year-2 tax: $2,154 · $179/mo
• Expected delta: +$41/yr (+$3/mo · 2.0%)

ⓘ 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 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: $15,387
• − Mortgage interest: −$7,276
• − Property taxes: −$2,113
• − Insurance: −$650
• − Repairs & maintenance: −$1,231
• − Management: −$1,231
• − Depreciation: −$3,779
• Taxable loss: −$892
• Est. tax savings @ 24.0%: +$214
• After-tax cash flow: $1,434/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

+64.4% since first listed

6 events — show timeline

• 2026-05-25 Pending — CNYIS
• 2026-05-20 Listed $129,900 CNYIS
• 2010-10-07 Sold (Public Records) $79,900 Public Records
• 2010-10-06 Sold (MLS) $79,900 CNYIS
• 2010-08-24 Listed $79,900 CNYIS
• 2005-08-11 Sold (Public Records) $79,000 Public Records

Property tax history

+9.4%/yr

Latest (2025): $2,113 · -0.9% YoY. Source: county tax records.