270 E 10th St · Oswego, NY 13126

$110,000

4 bd · 1.0 ba · 2,040 sqft · SingleFamily public records · 12 Days on market

Built 1840 6,237 sqft lot $54/sqft · 40% below area Est $183k · 40% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Large neighborhood colonial with generous city lot. This home is ready for updates and offers sturdy construction, large living spaces, plenty of bedrooms and endless potential! The roof and siding are in nice condition and mechanicals are in working order. The attached 1-car garage give additional room for storage. Hardwood floors throughout! Located in a central location near shopping, restaurants and area entertainment!

Key facts

• Formal dining
• Flex space
• Kitchen layout

Tags

• CORNER LOT
• KITCHEN LAYOUT
• FORMAL DINING
• LIVING AREA
• FIRST FLOOR BEDROOM
• FLEX SPACE

Property features AI

Exterior

• Parking: Attached 1-car garage
• Utilities: Electricity connected; Public water connected; Sewer connected
• Home design: Two-story existing home
• Construction: Aluminum and vinyl siding; Stone foundation
• Exterior features: Blacktop driveway; Corner, rectangular lot (66 x 94)

Interior

• Kitchen: Gas oven; Gas range; Microwave; Refrigerator
• Bedrooms: One main-level bedroom
• Flooring: Hardwood; Varies
• Bathrooms: One full bathroom; One half bathroom; One main-level bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Separate/formal dining room; Separate/formal living room; Bedroom on main level; Full basement
• Laundry & utility: Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Cap rate 17.7% vs local median 8.8% in Oswego — 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 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).
• This rent runs 42% 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 $761 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 $31k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 5y 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 $52k; list at $110k implies a 112% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1840 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $110,000

Questions for the listing agent

1. Built in 1840 — 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: 2.09% ✓
• Cap rate: 17.73%
• Cash-on-cash: 40.84%
• DSCR: 2.82
• GRM: 4.0

CMA / ARV

• ARV (median comp): $182,680
• List price: $110,000
• Delta: -39.79%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
194 E Albany St	0.41mi	4/1.5	2,121 (+4%)	2mo	$240,000	$113	70
74 E Oneida St	0.35mi	4/2.0	1,886 (-8%)	4mo	$125,000	$66	64
55 Catherine St	0.33mi	4/2.0	1,852 (-9%)	4mo	$200,000	$108	62
164 E 4th St	0.40mi	3/1.5 (-1)	2,079 (+2%)	12mo	$95,000	$46	61
209 Syracuse Ave	0.41mi	3/2.5 (-1)	1,978 (-3%)	8mo	$210,000	$106	58
134 Arcadia Ave	0.59mi	3/2.0 (-1)	2,112 (+4%)	6mo	$210,000	$99	53
150 1/2 E 3rd St	0.46mi	3/2.0 (-1)	1,834 (-10%)	1mo	$42,000	$23	52
198 E Bridge St	0.37mi	3/1.0 (-1)	1,760 (-14%)	12mo	$126,175	$72	44
64 & 68 Bunner St	0.43mi	3/1.5 (-1)	1,764 (-14%)	10mo	$260,000	$147	42
240 Syracuse Ave	0.48mi	5/3.0 (+1)	1,870 (-8%)	17mo	$65,000	$35	36
10 Lawrence St	0.39mi	3/2.0 (-1)	1,740 (-15%)	18mo	$80,000	$46	34
13 Talisman Ter	0.71mi	3/3.0 (-1)	1,816 (-11%)	7mo	$385,000	$212	30

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: 43.9%
• Equity multiple: 3.10×
• Total profit: $64,591
• Equity at exit: $20,097

10-year hold

• IRR: 51.4%
• Equity multiple: 7.52×
• Total profit: $200,677
• Equity at exit: $15,982

Cash invested: $30,800 (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: 4.0×

Monthly cashflow live

• Estimated rent: $2,297 high
• Mortgage (P&I): −$577
• Tax from tax record: −$144 /mo · $1,723/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$482
• Net cashflow: $1,048

Break-even live

Break-even rent $970

Max offer price $110,000

Occupancy floor 49%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4 Murray St Oswego, NY	4.0	2.0	1589	$1,800	$1.13	13d	1	0.81mi
14 Pond Path Oswego, NY	3.0	1.5	1408	$2,300	$1.63	13d	1	0.92mi
152 W 7th St Unit A Oswego, NY	4.0	2.5	2340	$2,300	$0.98	13d	1	1.13mi
175 W 8th St Unit 1 A Oswego, NY	5.0	2.0	1800	$2,625	$1.46	44d	1	1.14mi
39 W 6th St Unit 2-A Oswego, NY	3.0	1.0	1500	$1,725	$1.15	13d	1	1.18mi
105 W Oneida St Unit A Oswego, NY	4.0	2.0	1800	$2,540	$1.41	13d	1	1.20mi
103 W 8th St Unit A Oswego, NY	4.0	2.0	1800	$2,400	$1.33	13d	1	1.22mi
23 NW 9th St Oswego, NY	4.0	1.5	1700	$2,300	$1.35	13d	1	1.24mi
130 W Bridge St Unit A Oswego, NY	4.0	2.0	1700	$2,500	$1.47	13d	1	1.30mi
137 W Mohawk St Oswego, NY	5.0	2.5	1904	$2,875	$1.51	44d	1	1.30mi
9 Lathrop St Unit A Oswego, NY	4.0	2.0	2100	$2,500	$1.19	13d	1	1.32mi
136 W Cayuga St Unit A Oswego, NY	4.0	2.0	1600	$2,300	$1.44	13d	1	1.34mi
138 W Cayuga St Unit A Oswego, NY	4.0	2.0	2000	$2,300	$1.15	13d	1	1.35mi
144 W Bridge St Unit A Oswego, NY	4.0	2.0	2000	$2,400	$1.20	13d	1	1.37mi
143 Liberty St Unit A Oswego, NY	4.0	2.0	1700	$2,480	$1.46	13d	1	1.39mi
85 Liberty St Unit A Oswego, NY	4.0	2.0	1800	$2,500	$1.39	13d	1	1.40mi
153 W Bridge St Unit A Oswego, NY	4.0	1.5	1800	$2,340	$1.30	13d	1	1.40mi
148 W Seneca St Unit A Oswego, NY	4.0	2.0	1800	$2,400	$1.33	13d	1	1.41mi
161 W Bridge St Unit A Oswego, NY	4.0	2.0	1400	$2,240	$1.60	13d	1	1.44mi

Listing history 7 events

1. 2026-05-14
   listed $110,000 Active 742-char remark
2. 2021-11-30
   soldstatus $52,000
3. 2021-11-29
   soldstatus $52,000 Closed Sale or Rented 426-char remark

   Show marketing remark (426 chars)

   Large neighborhood colonial with generous city lot. This home is ready for updates and offers sturdy construction, large living spaces, plenty of bedrooms and endless potential! The roof and siding are in nice condition and mechanicals are in working order. The attached 1-car garage give additional room for storage. Hardwood floors throughout! Located in a central location near shopping, restaurants and area entertainment!

4. 2021-09-21
   status Under Contract- Do Not Show 426-char remark

   Show marketing remark (426 chars)

   Large neighborhood colonial with generous city lot. This home is ready for updates and offers sturdy construction, large living spaces, plenty of bedrooms and endless potential! The roof and siding are in nice condition and mechanicals are in working order. The attached 1-car garage give additional room for storage. Hardwood floors throughout! Located in a central location near shopping, restaurants and area entertainment!

5. 2021-09-16
   historical Continue to Show- Under Contract 426-char remark

   Show marketing remark (426 chars)

   Large neighborhood colonial with generous city lot. This home is ready for updates and offers sturdy construction, large living spaces, plenty of bedrooms and endless potential! The roof and siding are in nice condition and mechanicals are in working order. The attached 1-car garage give additional room for storage. Hardwood floors throughout! Located in a central location near shopping, restaurants and area entertainment!

6. 2021-08-27
   listed $59,900 Active 426-char remark

   Show marketing remark (426 chars)

   Large neighborhood colonial with generous city lot. This home is ready for updates and offers sturdy construction, large living spaces, plenty of bedrooms and endless potential! The roof and siding are in nice condition and mechanicals are in working order. The attached 1-car garage give additional room for storage. Hardwood floors throughout! Located in a central location near shopping, restaurants and area entertainment!

7. 2006-09-15
   soldstatus $50,000

ⓘ 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: $1,723 · $144/mo
• Projected year-2 tax: $1,791 · $149/mo
• Expected delta: +$68/yr (+$6/mo · 3.9%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 66% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°F today · 17 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: $27,563
• − Mortgage interest: −$6,162
• − Property taxes: −$1,723
• − Insurance: −$550
• − Repairs & maintenance: −$2,205
• − Management: −$2,205
• − Depreciation: −$3,200
• Taxable income: $11,518
• Est. tax owed @ 24.0%: −$2,764
• After-tax cash flow: $9,815/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

+120.0% since first listed

8 events — show timeline

• 2026-05-26 Pending — CNYIS
• 2026-05-14 Listed $110,000 CNYIS
• 2021-11-30 Sold (Public Records) $52,000 Public Records
• 2021-11-29 Sold (MLS) $52,000 CNYIS
• 2021-09-21 Pending — CNYIS
• 2021-09-16 Contingent — CNYIS
• 2021-08-27 Listed $59,900 CNYIS
• 2006-09-15 Sold (Public Records) $50,000 Public Records

Property tax history

+10.7%/yr

Latest (2025): $1,723 · +7.4% YoY. Source: county tax records.