189 W 3rd St · Oswego, NY 13126

$174,900

6 bd · 2.0 ba · 1,673 sqft · SingleFamily public records · 50 Days on market

Built 1890 3,300 sqft lot $105/sqft · at area comps Est $171k · at est.

---

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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• ARV discount +6.4/15.0
• 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

SPACIOUS AND FULL OF POTENTIAL, THIS 6-BEDROOM, 2 FULL BATH COLONIAL IN THE CITY OF OSWEGO OFFERS A VERSATILE LAYOUT PERFECT FOR A LARGE HOUSEHOLD OR A SAVVY INVESTOR. THE MAIN LEVEL FEATURES A GENEROUSLY SIZED LIVINGROOM, AN EAT-IN KITCHEN WITH ALL APPLIANCES AND A DESIGNATED DINING AREA, AND A CONVENIENT FIRST FLOOR BEDROOM AND FULL BATH- IDEAL FOR GUESTS OR SOMEONE PREFERRING SINGLE LEVEL LIVING. UPSTAIRS, YOU'LL FIND FIVE ADDITIONAL BEDROOMS AND A SECOND FULL BATH, PROVIDING AMPLE SPACE FOR EVERYONE. A UNIQUE HIGHLIGHT OF THIS HOME IS THE CONVENIENT LAYOUT, WITH DUAL STAIRCASES ALLOWING SEPARATE ACCESS TO THE FRONT AND REAR PORTIONS OF THE HOUSE- PERFECT FOR FLEXIBLE LIVING ARRANGEMENTS OR POTENTIAL RENTAL OPPORTUNITIES. OUTSIDE YOU'LL FIND AN OPEN FRONT PORCH IN THE FRONT, SLIDING GLASS DOORS OFF THE SIDE, A DECENT SIZED BACK YARD AND A PAVED DOUBLE WIDE DRIVEWAY WITH ROOM FOR PARKING. CONVENIENTLY CLOSE TO SHOPPING, SUNY OSWEGO COLLEGE AND AREA BUSINESSES! WHETHER YOU'RE LOOKING TO ACCOMMODATE A GROWING FAMILY OR EXPAND YOUR INVESTMENT PORTFOLIO, THIS PROPERTY COMBINES SPACE, FUNCTIONALITY AND OPPORTUNITY ALL IN ONE PACKAGE.

Key facts

• Dual staircases
• Eat in kitchen
• Sliding glass doors

Tags

• EAT IN KITCHEN
• DESIGNATED DINING AREA
• FIRST FLOOR BEDROOM
• DUAL STAIRCASES
• OPEN FRONT PORCH
• SLIDING GLASS DOORS

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $835 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $175k).
• Recommended offer: $170k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.0% 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; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 172 units permitted in Oswego County in 2024 (27 in 5+ unit buildings).
• At $2,590/mo this rent would consume 48% of the median local household income ($65k/yr) (locally 1341% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-2.2%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k 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 $49k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $169,653 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.48% ✓
• Cap rate: 12.02%
• Cash-on-cash: 20.46%
• DSCR: 1.91
• GRM: 5.6

CMA / ARV

• ARV (median comp): $170,753
• List price: $174,900
• Delta: 2.43%
• Verdict: FAIR
• Comps: 16 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
184 Liberty St	0.61mi	5/2.0 (-1)	1,872 (+12%)	11mo	$229,900	$123	38
112 Niagara St	0.49mi	5/1.5 (-1)	1,441 (-14%)	18mo	$170,000	$118	32
240 Syracuse Ave	0.63mi	5/3.0 (-1)	1,870 (+12%)	17mo	$65,000	$35	28

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: 20.0%
• Equity multiple: 1.90×
• Total profit: $44,079
• Equity at exit: $31,954

10-year hold

• IRR: 30.4%
• Equity multiple: 4.56×
• Total profit: $174,177
• Equity at exit: $25,412

Cash invested: $48,972 (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: 5.6×

Monthly cashflow live

• Estimated rent: $2,590 medium
• Mortgage (P&I): −$917
• Tax from tax record: −$221 /mo · $2,658/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$544
• Net cashflow: $835

Break-even live

Break-even rent $1,534

Max offer price $174,900

Occupancy floor 63%

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
175 W 8th St Unit 1 A Oswego, NY	5.0	2.0	1800	$2,625	$1.46	44d	1	0.31mi
137 W Mohawk St Oswego, NY	5.0	2.5	1904	$2,875	$1.51	44d	1	0.47mi
7040 State Route 104 Oswego, NY	5.0	2.0	1800	$2,625	$1.46	13d	1	1.50mi

Listing history 15 events

1. 2026-06-07
   statusdays on market $174,900 Pending 50 DOM
2. 2026-06-02
   days on market $174,900 Active 48 DOM
3. 2026-06-01
   days on market $174,900 Active 47 DOM
4. 2026-05-31
   days on market $174,900 Active 46 DOM
5. 2026-05-30
   days on market $174,900 Active 45 DOM
6. 2026-04-15
   listed $179,900 Active 1149-char remark

   Show marketing remark (1149 chars)

   SPACIOUS AND FULL OF POTENTIAL, THIS 6-BEDROOM, 2 FULL BATH COLONIAL IN THE CITY OF OSWEGO OFFERS A VERSATILE LAYOUT PERFECT FOR A LARGE HOUSEHOLD OR A SAVVY INVESTOR. THE MAIN LEVEL FEATURES A GENEROUSLY SIZED LIVINGROOM, AN EAT-IN KITCHEN WITH ALL APPLIANCES AND A DESIGNATED DINING AREA, AND A CONVENIENT FIRST FLOOR BEDROOM AND FULL BATH- IDEAL FOR GUESTS OR SOMEONE PREFERRING SINGLE LEVEL LIVING. UPSTAIRS, YOU'LL FIND FIVE ADDITIONAL BEDROOMS AND A SECOND FULL BATH, PROVIDING AMPLE SPACE FOR EVERYONE. A UNIQUE HIGHLIGHT OF THIS HOME IS THE CONVENIENT LAYOUT, WITH DUAL STAIRCASES ALLOWING SEPARATE ACCESS TO THE FRONT AND REAR PORTIONS OF THE HOUSE- PERFECT FOR FLEXIBLE LIVING ARRANGEMENTS OR POTENTIAL RENTAL OPPORTUNITIES. OUTSIDE YOU'LL FIND AN OPEN FRONT PORCH IN THE FRONT, SLIDING GLASS DOORS OFF THE SIDE, A DECENT SIZED BACK YARD AND A PAVED DOUBLE WIDE DRIVEWAY WITH ROOM FOR PARKING. CONVENIENTLY CLOSE TO SHOPPING, SUNY OSWEGO COLLEGE AND AREA BUSINESSES! WHETHER YOU'RE LOOKING TO ACCOMMODATE A GROWING FAMILY OR EXPAND YOUR INVESTMENT PORTFOLIO, THIS PROPERTY COMBINES SPACE, FUNCTIONALITY AND OPPORTUNITY ALL IN ONE PACKAGE.

7. 2024-05-23
   soldstatus $158,000
8. 2024-05-23
   soldstatus $158,000
9. 2024-05-17
   soldstatus $158,000 Closed 485-char remark

   Show marketing remark (485 chars)

   This Oswego City home offers 6 bedrooms, 2 baths and ample parking. The main floor offers a convenient layout with a first-floor bedroom, bath and laundry. Front stairs lead to three spacious bedrooms and a full bathroom. The back stairwell leads to the two more bedrooms. New Hot Water Heater - 8/2023. Conveniently close to shopping, SUNY Oswego College and NYS Route 481. Only 45 minutes to Syracuse and I90. Currently rented and making $1900/month. Schedule your appointment today.

10. 2024-04-18
    status Pending 485-char remark

    Show marketing remark (485 chars)

    This Oswego City home offers 6 bedrooms, 2 baths and ample parking. The main floor offers a convenient layout with a first-floor bedroom, bath and laundry. Front stairs lead to three spacious bedrooms and a full bathroom. The back stairwell leads to the two more bedrooms. New Hot Water Heater - 8/2023. Conveniently close to shopping, SUNY Oswego College and NYS Route 481. Only 45 minutes to Syracuse and I90. Currently rented and making $1900/month. Schedule your appointment today.

11. 2024-02-28
    historical Active Under Contract 485-char remark

    Show marketing remark (485 chars)

    This Oswego City home offers 6 bedrooms, 2 baths and ample parking. The main floor offers a convenient layout with a first-floor bedroom, bath and laundry. Front stairs lead to three spacious bedrooms and a full bathroom. The back stairwell leads to the two more bedrooms. New Hot Water Heater - 8/2023. Conveniently close to shopping, SUNY Oswego College and NYS Route 481. Only 45 minutes to Syracuse and I90. Currently rented and making $1900/month. Schedule your appointment today.

12. 2024-02-18
    listed $165,000 Active 485-char remark

    Show marketing remark (485 chars)

    This Oswego City home offers 6 bedrooms, 2 baths and ample parking. The main floor offers a convenient layout with a first-floor bedroom, bath and laundry. Front stairs lead to three spacious bedrooms and a full bathroom. The back stairwell leads to the two more bedrooms. New Hot Water Heater - 8/2023. Conveniently close to shopping, SUNY Oswego College and NYS Route 481. Only 45 minutes to Syracuse and I90. Currently rented and making $1900/month. Schedule your appointment today.

13. 2023-10-01
    historical
14. 2023-09-09
    price $157,000
15. 2023-08-11
    listed $162,000 Active

ⓘ 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: $2,658 · $221/mo
• Projected year-2 tax: $2,807 · $234/mo
• Expected delta: +$149/yr (+$12/mo · 5.6%)

ⓘ 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 3/10 Moderate 7 d/yr ≥94°F today · 18 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: $31,083
• − Mortgage interest: −$9,797
• − Property taxes: −$2,658
• − Insurance: −$874
• − Repairs & maintenance: −$2,487
• − Management: −$2,487
• − Depreciation: −$5,088
• Taxable income: $7,693
• Est. tax owed @ 24.0%: −$1,846
• After-tax cash flow: $8,171/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

+11.0% since first listed

10 events — show timeline

• 2026-04-15 Listed $179,900 CNYIS
• 2024-05-23 Sold (Public Records) $158,000 Public Records
• 2024-05-23 Sold (Public Records) $158,000 Public Records
• 2024-05-17 Sold (MLS) $158,000 CNYIS
• 2024-04-18 Pending — CNYIS
• 2024-02-28 Contingent — CNYIS
• 2024-02-18 Listed $165,000 CNYIS
• 2023-10-01 Listing Removed — CNYIS
• 2023-09-09 Price Changed $157,000 CNYIS
• 2023-08-11 Listed $162,000 CNYIS

Property tax history

+18.2%/yr

Latest (2025): $2,658 · +21.0% YoY. Source: county tax records.