286 W 7th St · Oswego, NY 13126

$219,900

3 bd · 1.0 ba · 1,763 sqft · SingleFamily public records · 148 Days on market

Built 1900 3,867 sqft lot Est $182k · 21% over

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Why this score? — see what drove the D+ 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 +18.5/30.0
• DSCR +5.8/10.0
• 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
• ARV discount +0.0/15.0

Listing remarks MLS

Significant updates in a couple of short years to this neighborhood colonial! New Furnace, New Hot Water Heater, New Roofs, Siding Repairs with Fresh Paint, New Electric Service, New Kitchen Appliances, New Driveway, and much much more! Enjoy large living spaces, modern kitchen, big bedrooms and plenty of storage inside and out. The heated garage allows room for a hobby or exercise space. 2 additional sheds give separate storage for yard furnishings and gardening equipment. Relax in the new hot tub, neatly covered with a back arbor on the large back patio.

Key facts

• Open floor plan
• Lovely pergola
• Hot tub

Tags

• OPEN FLOOR PLAN
• CENTER ISLAND
• AMAZING PANTRY
• HEATED BONUS ROOM
• LOVELY PERGOLA
• HOT TUB

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $209 ($3k/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 $218k (0.8% below list).
• Recommended offer: $194k (12.0% below list) — sets the bar for market timing.

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; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 172 units permitted in Oswego County in 2024 (27 in 5+ unit buildings).
• This rent runs 40% 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 $2k of loan paydown is wiped out by about $5k 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 $62k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 148 days — a 12% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y 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 $177k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $193,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 148 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 7.43%
• Cash-on-cash: 4.07%
• DSCR: 1.18
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $181,589
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
286 W 7th St	0.00mi	3/1.5	1,763 (0%)	1mo	$210,000	$119	97
274 W 5th St	0.12mi	3/1.5	1,834 (+4%)	4mo	$160,000	$87	83
216 W 4th St	0.30mi	3/2.0	1,783 (+1%)	2mo	$134,900	$76	78
358 W 3rd St	0.36mi	4/1.5 (+1)	1,808 (+3%)	3mo	$186,500	$103	70
26 Varick St	0.34mi	4/2.0 (+1)	1,782 (+1%)	8mo	$145,000	$81	67
42 W Mohawk St	0.45mi	3/1.5	1,701 (-4%)	7mo	$120,000	$71	66
13 Varick St	0.37mi	3/2.0	1,616 (-8%)	9mo	$173,500	$107	58
96 Ellen St	0.28mi	3/1.5	2,017 (+14%)	5mo	$272,500	$135	56
121 W Oneida St	0.54mi	4/2.0 (+1)	1,706 (-3%)	5mo	$129,900	$76	56
54 Kennedy Ave	0.61mi	3/1.5	1,680 (-5%)	7mo	$190,000	$113	56
150 1/2 E 3rd St	0.71mi	3/2.0	1,834 (+4%)	1mo	$42,000	$23	56
209 Syracuse Ave	0.73mi	3/2.5	1,978 (+12%)	8mo	$210,000	$106	33

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: -1.5%
• Equity multiple: 0.94×
• Total profit: $-3,836
• Equity at exit: $40,176

10-year hold

• IRR: 11.4%
• Equity multiple: 2.18×
• Total profit: $72,481
• Equity at exit: $31,950

Cash invested: $61,572 (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: 8.4×

Monthly cashflow live

• Estimated rent: $2,181 high
• Mortgage (P&I): −$1,153
• Tax from tax record: −$270 /mo · $3,236/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$458
• Net cashflow: $209

Break-even live

Break-even rent $1,917

Max offer price $219,900

Occupancy floor 85%

Sensitivity live

Price	-10% $333	-5% $271	+0% $209	+5% $147	+10% $84
Rent	-10% $36	-5% $123	+0% $209	+5% $295	+10% $381
Rate	-1.0pp $319	-0.5pp $265	base $209	+0.5pp $152	+1.0pp $94

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4 Murray St Oswego, NY	4.0	2.0	1589	$1,800	$1.13	14d	1	0.41mi
105 W Oneida St Unit A Oswego, NY	4.0	2.0	1800	$2,540	$1.41	14d	1	0.51mi
152 W 7th St Unit A Oswego, NY	4.0	2.5	2340	$2,300	$0.98	14d	1	0.51mi
143 Liberty St Unit A Oswego, NY	4.0	2.0	1700	$2,480	$1.46	14d	1	0.57mi
9 Lathrop St Unit A Oswego, NY	4.0	2.0	2100	$2,500	$1.19	14d	1	0.60mi
130 W Bridge St Unit A Oswego, NY	4.0	2.0	1700	$2,500	$1.47	14d	1	0.61mi
23 NW 9th St Oswego, NY	4.0	1.5	1700	$2,300	$1.35	14d	1	0.65mi
144 W Bridge St Unit A Oswego, NY	4.0	2.0	2000	$2,400	$1.20	14d	1	0.65mi
136 W Cayuga St Unit A Oswego, NY	4.0	2.0	1600	$2,300	$1.44	14d	1	0.69mi
138 W Cayuga St Unit A Oswego, NY	4.0	2.0	2000	$2,300	$1.15	14d	1	0.69mi
103 W 8th St Unit A Oswego, NY	4.0	2.0	1800	$2,400	$1.33	14d	1	0.70mi
153 W Bridge St Unit A Oswego, NY	4.0	1.5	1800	$2,340	$1.30	14d	1	0.70mi
141 W Cayuga St Oswego, NY	4.0	1.0	1311	$2,100	$1.60	14d	1	0.72mi
161 W Bridge St Unit A Oswego, NY	4.0	2.0	1400	$2,240	$1.60	14d	1	0.72mi
85 Liberty St Unit A Oswego, NY	4.0	2.0	1800	$2,500	$1.39	14d	1	0.76mi
148 W Seneca St Unit A Oswego, NY	4.0	2.0	1800	$2,400	$1.33	14d	1	0.78mi
14 Pond Path Oswego, NY	3.0	1.5	1408	$2,300	$1.63	14d	1	0.80mi
39 W 6th St Unit 2-A Oswego, NY	3.0	1.0	1500	$1,725	$1.15	14d	1	0.85mi
164 W Schuyler St Unit A Oswego, NY	3.0	2.0	1400	$1,755	$1.25	14d	1	0.90mi
120 Sheldon Ave Unit A Oswego, NY	4.0	2.0	2100	$2,480	$1.18	14d	1	1.13mi

Listing history 14 events

1. 2026-02-25
   status Pending
2. 2026-02-14
   historical Active Under Contract
3. 2025-09-30
   listed $219,900 Active
4. 2024-01-29
   soldstatus $177,000
5. 2024-01-22
   soldstatus $177,000 Closed 562-char remark

   Show marketing remark (562 chars)

   Significant updates in a couple of short years to this neighborhood colonial! New Furnace, New Hot Water Heater, New Roofs, Siding Repairs with Fresh Paint, New Electric Service, New Kitchen Appliances, New Driveway, and much much more! Enjoy large living spaces, modern kitchen, big bedrooms and plenty of storage inside and out. The heated garage allows room for a hobby or exercise space. 2 additional sheds give separate storage for yard furnishings and gardening equipment. Relax in the new hot tub, neatly covered with a back arbor on the large back patio.

6. 2024-01-11
   status Pending 562-char remark

   Show marketing remark (562 chars)

   Significant updates in a couple of short years to this neighborhood colonial! New Furnace, New Hot Water Heater, New Roofs, Siding Repairs with Fresh Paint, New Electric Service, New Kitchen Appliances, New Driveway, and much much more! Enjoy large living spaces, modern kitchen, big bedrooms and plenty of storage inside and out. The heated garage allows room for a hobby or exercise space. 2 additional sheds give separate storage for yard furnishings and gardening equipment. Relax in the new hot tub, neatly covered with a back arbor on the large back patio.

7. 2024-01-10
   soldstatus $177,000 Closed 562-char remark

   Show marketing remark (562 chars)

   Significant updates in a couple of short years to this neighborhood colonial! New Furnace, New Hot Water Heater, New Roofs, Siding Repairs with Fresh Paint, New Electric Service, New Kitchen Appliances, New Driveway, and much much more! Enjoy large living spaces, modern kitchen, big bedrooms and plenty of storage inside and out. The heated garage allows room for a hobby or exercise space. 2 additional sheds give separate storage for yard furnishings and gardening equipment. Relax in the new hot tub, neatly covered with a back arbor on the large back patio.

8. 2023-12-27
   status Pending 562-char remark

   Show marketing remark (562 chars)

   Significant updates in a couple of short years to this neighborhood colonial! New Furnace, New Hot Water Heater, New Roofs, Siding Repairs with Fresh Paint, New Electric Service, New Kitchen Appliances, New Driveway, and much much more! Enjoy large living spaces, modern kitchen, big bedrooms and plenty of storage inside and out. The heated garage allows room for a hobby or exercise space. 2 additional sheds give separate storage for yard furnishings and gardening equipment. Relax in the new hot tub, neatly covered with a back arbor on the large back patio.

9. 2023-11-05
   status Under Contract- Do Not Show 562-char remark

   Show marketing remark (562 chars)

   Significant updates in a couple of short years to this neighborhood colonial! New Furnace, New Hot Water Heater, New Roofs, Siding Repairs with Fresh Paint, New Electric Service, New Kitchen Appliances, New Driveway, and much much more! Enjoy large living spaces, modern kitchen, big bedrooms and plenty of storage inside and out. The heated garage allows room for a hobby or exercise space. 2 additional sheds give separate storage for yard furnishings and gardening equipment. Relax in the new hot tub, neatly covered with a back arbor on the large back patio.

10. 2023-10-20
    listed $179,900 Active 562-char remark

    Show marketing remark (562 chars)

    Significant updates in a couple of short years to this neighborhood colonial! New Furnace, New Hot Water Heater, New Roofs, Siding Repairs with Fresh Paint, New Electric Service, New Kitchen Appliances, New Driveway, and much much more! Enjoy large living spaces, modern kitchen, big bedrooms and plenty of storage inside and out. The heated garage allows room for a hobby or exercise space. 2 additional sheds give separate storage for yard furnishings and gardening equipment. Relax in the new hot tub, neatly covered with a back arbor on the large back patio.

11. 2020-10-06
    soldstatus $102,000 Closed Sale or Rented 373-char remark

    Show marketing remark (373 chars)

    Helllooooo Beautiful! This old style home offers 3 upstairs bedrooms all with very LARGE closets, a dry basement that can be used as a workshop, rec room or extra living space. The updated kitchen, high ceilings and walk in pantry gives the downstairs a complete open floor concept. This home has so much character, so close to the schools, hospital and heart of downtown.

12. 2020-08-14
    status Under Contract- Do Not Show 373-char remark

    Show marketing remark (373 chars)

    Helllooooo Beautiful! This old style home offers 3 upstairs bedrooms all with very LARGE closets, a dry basement that can be used as a workshop, rec room or extra living space. The updated kitchen, high ceilings and walk in pantry gives the downstairs a complete open floor concept. This home has so much character, so close to the schools, hospital and heart of downtown.

13. 2020-08-02
    historical Continue to Show- Under Contract 373-char remark

    Show marketing remark (373 chars)

    Helllooooo Beautiful! This old style home offers 3 upstairs bedrooms all with very LARGE closets, a dry basement that can be used as a workshop, rec room or extra living space. The updated kitchen, high ceilings and walk in pantry gives the downstairs a complete open floor concept. This home has so much character, so close to the schools, hospital and heart of downtown.

14. 2020-07-27
    listed $109,900 Active 373-char remark

    Show marketing remark (373 chars)

    Helllooooo Beautiful! This old style home offers 3 upstairs bedrooms all with very LARGE closets, a dry basement that can be used as a workshop, rec room or extra living space. The updated kitchen, high ceilings and walk in pantry gives the downstairs a complete open floor concept. This home has so much character, so close to the schools, hospital and heart of downtown.

ⓘ 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: $3,236 · $270/mo
• Projected year-2 tax: $3,476 · $290/mo
• Expected delta: +$240/yr (+$20/mo · 7.4%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥94°F today · 17 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: $26,176
• − Mortgage interest: −$12,318
• − Property taxes: −$3,236
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,094
• − Management: −$2,094
• − Depreciation: −$6,397
• Taxable loss: −$1,063
• Est. tax savings @ 24.0%: +$255
• After-tax cash flow: $2,760/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

+100.1% since first listed

14 events — show timeline

• 2026-02-25 Pending — CNYIS
• 2026-02-14 Contingent — CNYIS
• 2025-09-30 Listed $219,900 CNYIS
• 2024-01-29 Sold (Public Records) $177,000 Public Records
• 2024-01-22 Sold (MLS) $177,000 CNYIS
• 2024-01-11 Pending — CNYIS
• 2024-01-10 Sold (MLS) $177,000 CNYIS
• 2023-12-27 Pending — CNYIS
• 2023-11-05 Pending — CNYIS
• 2023-10-20 Listed $179,900 CNYIS
• 2020-10-06 Sold (MLS) $102,000 CNYIS
• 2020-08-14 Pending — CNYIS
• 2020-08-02 Contingent — CNYIS
• 2020-07-27 Listed $109,900 CNYIS

Property tax history

+18.7%/yr

Latest (2025): $3,236 · +14.0% YoY. Source: county tax records.