142 E Oneida St · Oswego, NY 13126

$124,900

2 bd · 1.0 ba · 1,206 sqft · SingleFamily public records · 5 Days on market

Built 1900 4,050 sqft lot Est $142k · 12% under

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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 +25.0/30.0
• ARV discount +13.0/15.0
• DSCR +8.2/10.0
• 1% rule +6.5/10.0
• 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

This cute home is waiting for its next owner. Maintained so well that you only need to decide where to put your furniture. Many new updates in the last seven years. Highlights include new furnace, interior paint, refrigerator and additional electrical outlets. A new main roof in '07 and back roof in '13, along with a new basement sump pump, and updated windows & insulation add to the recent updates. The wood burning stove keeps the home warm on cold days and cuts the average National Grid bill to $95/mo. The entire upstairs is dedicated to Master living. The master bathroom is huge (and new).

Key facts

• Large deck
• Double living room
• Galley kitchen

Tags

• DOUBLE LIVING ROOM
• SEPARATE DINING ROOM
• GALLEY KITCHEN
• WALK-IN CLOSET
• LARGE DECK
• STORAGE SHED

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water connected; Sewer connected; Cable available; Circuit breaker electric
• Home design: Single-story home; Vinyl siding; Stone foundation; Existing (previously built); City street frontage; Rectangular residential lot (approximately 45 x 90)
• Construction: Vinyl siding construction; Stone foundation
• Exterior features: Blacktop driveway; Deck; Enclosed porch; Open porch; Shed(s) and storage

Interior

• Kitchen: Gas oven; Gas range; Refrigerator
• Bedrooms: One main-level bedroom
• Flooring: Carpet; Laminate; Resilient flooring; Varied flooring
• Bathrooms: One full bathroom; One half bathroom; One main-level bathroom
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Ceiling fan(s); Separate formal dining room; Separate formal living room; Window treatments; Programmable thermostat; Drapes; Thermal windows
• Laundry & utility: Laundry in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $272 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).

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; 18 comparable units currently listed for rent nearby; rentals leasing fast (median 13d 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 $864 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 $35k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 10y 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 $65k; list at $125k implies a 92% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $124,900

Questions for the listing agent

1. Built in 1900 — 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: 1.15% ✓
• Cap rate: 8.91%
• Cash-on-cash: 9.34%
• DSCR: 1.42
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $142,308
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
104 E Oneida St	0.22mi	2/1.5	1,149 (-5%)	1mo	$64,000	$56	79
290 E 9th St	0.40mi	2/1.0	1,218 (+1%)	2mo	$145,000	$119	78
145 E Seneca St	0.31mi	3/1.0 (+1)	1,213 (+1%)	4mo	$155,000	$128	76
81 E 10th St	0.46mi	2/1.5	1,162 (-4%)	2mo	$156,350	$135	69
131 E 8th St	0.28mi	3/2.0 (+1)	1,249 (+4%)	6mo	$180,200	$144	67
13 E 6th St	0.50mi	3/2.0 (+1)	1,227 (+2%)	5mo	$60,000	$49	61
18 Mitchell St	0.58mi	2/1.0	1,273 (+6%)	4mo	$122,000	$96	60
279 Cherry St	0.31mi	3/1.0 (+1)	1,358 (+13%)	4mo	$160,000	$118	56
203 E 5th St	0.58mi	3/1.5 (+1)	1,143 (-5%)	4mo	$65,000	$57	54
72 E Schuyler St	0.47mi	2/2.0	1,088 (-10%)	6mo	$40,000	$37	52
90 E Cayuga St	0.34mi	3/2.0 (+1)	1,378 (+14%)	6mo	$162,000	$118	47
333 E Ninth St	0.60mi	2/1.0	1,040 (-14%)	6mo	$149,900	$144	44

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: 5.8%
• Equity multiple: 1.25×
• Total profit: $8,665
• Equity at exit: $22,819

10-year hold

• IRR: 17.9%
• Equity multiple: 2.94×
• Total profit: $68,003
• Equity at exit: $18,147

Cash invested: $34,972 (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: 7.2×

Monthly cashflow live

• Estimated rent: $1,437 high
• Mortgage (P&I): −$655
• Tax from tax record: −$156 /mo · $1,872/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $272

Break-even live

Break-even rent $1,092

Max offer price $124,900

Occupancy floor 76%

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
64 E 5th St Unit upstairs apartment Oswego, NY	1.0	1.0	800	$975	$1.22	13d	1	0.46mi
64 E 5th St Unit 1 Oswego, NY	2.0	1.0	900	$1,300	$1.44	43d	1	0.46mi
23 W Mohawk St Unit 3 Oswego, NY	2.0	1.0	800	$1,595	$1.99	43d	1	0.92mi
188 W 2nd St Unit 6 Oswego, NY	2.0	1.0	800	$1,595	$1.99	20d	1	0.92mi
188 W 2nd St Unit 1 Oswego, NY	2.0	1.0	900	$1,695	$1.88	20d	1	0.92mi
25 W Mohawk St Unit TH Oswego, NY	3.0	1.0	1150	$1,745	$1.52	43d	1	0.93mi
165 W 3rd St Unit 3 Oswego, NY	2.0	1.0	1000	$1,445	$1.45	43d	1	0.94mi
165 W 3rd St Unit 4 Oswego, NY	2.0	1.0	1000	$1,495	$1.50	13d	1	0.94mi
250 W 2nd St Unit 3 Oswego, NY	1.0	1.0	750	$1,150	$1.53	43d	1	0.97mi
172 W 4th St Unit 4 Oswego, NY	1.0	1.0	1000	$850	$0.85	13d	1	1.04mi
172 W 4th St Unit 1 Oswego, NY	1.0	1.0	1000	$1,000	$1.00	13d	1	1.04mi
39 W 6th St Unit 2-A Oswego, NY	3.0	1.0	1500	$1,725	$1.15	13d	1	1.17mi
14 Pond Path Oswego, NY	3.0	1.5	1408	$2,300	$1.63	13d	1	1.19mi
95 Downey Dr Oswego, NY	2.0	1.0	1227	$1,700	$1.39	13d	1	1.34mi
95 Ontario St Unit 2 Oswego, NY	2.0	1.0	749	$1,300	$1.74	13d	1	1.35mi
135 W Mohawk St Oswego, NY	3.0	1.0	1103	$1,700	$1.54	13d	1	1.39mi
6 Lathrop St Oswego, NY	3.0	1.0	1100	$1,725	$1.57	13d	1	1.40mi
153 W Seneca St Unit 1 Oswego, NY	2.0	1.5	1000	$1,540	$1.54	43d	1	1.47mi

Listing history 5 events

1. 2026-06-14
   statusdays on market $124,900 Pending 5 DOM
2. 2026-06-13
   days on market $124,900 Active 4 DOM
3. 2026-06-10
   days on market $124,900 Active 2 DOM
4. 2026-06-09
   remarks 594-char remark
5. 2026-06-09
   listed $124,900 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: $1,872 · $156/mo
• Projected year-2 tax: $1,991 · $166/mo
• Expected delta: +$120/yr (+$10/mo · 6.4%)

ⓘ 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: $17,245
• − Mortgage interest: −$6,996
• − Property taxes: −$1,872
• − Insurance: −$624
• − Repairs & maintenance: −$1,380
• − Management: −$1,380
• − Depreciation: −$3,633
• Taxable income: $1,360
• Est. tax owed @ 24.0%: −$326
• After-tax cash flow: $2,941/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

+37.3% since first listed

7 events — show timeline

• 2026-06-08 Listed $124,900 CNYIS
• 2016-05-16 Listing Removed — CNYIS
• 2016-05-13 Sold (MLS) $64,900 CNYIS
• 2016-05-11 Sold (Public Records) $64,900 Public Records
• 2016-03-22 Listed $64,900 CNYIS
• 2009-02-24 Sold (Public Records) $44,000 Public Records
• 2007-09-28 Sold (Public Records) $91,000 Public Records

Property tax history

+12.9%/yr

Latest (2025): $1,872 · +4.8% YoY. Source: county tax records.