224 Liberty St · Oswego, NY 13126

$174,900

3 bd · 1.0 ba · 1,100 sqft · SingleFamily public records · 16 Days on market

Built 1905 0.25 ac lot Est $125k · 39% over

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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 +20.4/30.0
• DSCR +6.5/10.0
• Rent growth +5.0/5.0
• 1% rule +4.8/10.0
• 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

Move-in ready and packed with updates, this 3-bedroom, 1.5-bath Colonial offers the location and features today’s buyers are searching for in Oswego. Situated on a spacious corner lot, this home features * * NEW SIDING, and almost all NEW WINDOWS, giving buyers peace of mind while keeping the classic charm intact. Inside, you’ll find a bright and welcoming layout with an eat-in kitchen open to the family room, hardwood floors throughout most of the home, updated PEX plumbing, high-speed internet availability, and ENERGY-EFFICIENT INSULATION UPGRADES INCLUDING SPRAY FOAM AND BLOWN-IN INSULATION for those Oswego winters. The covered front porch adds the perfect spot to relax and

Key facts

• Covered front porch
• Updated pex plumbing
• New siding

Tags

• NEW SIDING
• NEW WINDOWS
• EAT-IN KITCHEN
• HARDWOOD FLOORS
• UPDATED PEX PLUMBING
• COVERED FRONT PORCH

Property features AI

Exterior

• Parking: Driveway (no garage)
• Utilities: Electricity connected with circuit breakers; High-speed internet available; Public water connected; Sewer connected
• Home design: Two-story residence; Existing construction
• Construction: Vinyl siding; Attic/crawl hatchway(s) insulated; Blown-in insulation; Spray foam insulation; PEX plumbing; Block and stone foundation; Full basement
• Exterior features: Covered porch; Blacktop driveway; Corner lot; Rectangular residential lot; City street frontage

Interior

• Kitchen: Convection oven; Electric oven; Electric range; Range hood; Refrigerator; Exhaust fan
• Flooring: Carpet; Hardwood; Tile; Varied flooring
• Bathrooms: 1 full bathroom; 1 half bathroom; One main-level bathroom
• Heating & cooling: Gas forced-air heating; Programmable thermostat
• Interior features: Eat-in kitchen; Kitchen and family room combo; Programmable thermostat
• Laundry & utility: Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $228 ($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 $171k (2.1% below list).
• Recommended offer: $171k (2.1% 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: 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 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 31% 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 $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 ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($172k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1905 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $171,248 (2.1% below list)

Questions for the listing agent

1. Built in 1905 — 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: 0.98% ✗
• Cap rate: 7.86%
• Cash-on-cash: 5.60%
• DSCR: 1.25
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $125,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
94 Niagara St	0.42mi	3/1.0	1,108 (+1%)	3mo	$135,000	$122	77
33 1/2 Dublin St	0.27mi	3/1.0	1,178 (+7%)	6mo	$113,700	$97	70
9 SW 9th St	0.41mi	3/2.0	1,050 (-4%)	2mo	$137,000	$130	68
60 Hart St	0.42mi	2/1.0 (-1)	1,068 (-3%)	11mo	$132,000	$124	62
70 Liberty St	0.63mi	3/1.0	1,155 (+5%)	2mo	$127,000	$110	61
87 W 9th St	0.32mi	3/1.0	1,198 (+9%)	12mo	$52,500	$44	60
20 Governor St	0.61mi	3/1.0	1,187 (+8%)	8mo	$165,000	$139	52
78 Varick St	0.56mi	2/2.0 (-1)	1,180 (+7%)	4mo	$132,500	$112	49
258 W Fifth St	0.53mi	2/1.0 (-1)	1,215 (+10%)	12mo	$75,000	$62	43
57 Varick St	0.65mi	3/1.0	1,257 (+14%)	10mo	$143,000	$114	38
54 Varick St	0.67mi	2/1.0 (-1)	957 (-13%)	8mo	$120,000	$125	35
171 W Seneca St	0.60mi	4/2.0 (+1)	1,247 (+13%)	9mo	$119,000	$95	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: 0.4%
• Equity multiple: 1.02×
• Total profit: $754
• Equity at exit: $31,954

10-year hold

• IRR: 12.9%
• Equity multiple: 2.33×
• Total profit: $65,336
• 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: 8.5×

Monthly cashflow live

• Estimated rent: $1,712 high
• Mortgage (P&I): −$917
• Tax from tax record: −$134 /mo · $1,613/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $228

Break-even live

Break-even rent $1,423

Max offer price $174,900

Occupancy floor 82%

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 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
135 W Mohawk St Oswego, NY	3.0	1.0	1103	$1,700	$1.54	13d	1	0.33mi
6 Lathrop St Oswego, NY	3.0	1.0	1100	$1,725	$1.57	13d	1	0.47mi
188 W Bridge St Oswego, NY	4.0	1.0	1008	$1,800	$1.79	13d	1	0.49mi
161 W Bridge St Unit A Oswego, NY	4.0	2.0	1400	$2,240	$1.60	13d	1	0.50mi
141 W Cayuga St Oswego, NY	4.0	1.0	1311	$2,100	$1.60	13d	1	0.55mi
95 Ontario St Unit 2 Oswego, NY	2.0	1.0	749	$1,300	$1.74	13d	1	0.60mi
153 W Seneca St Unit 1 Oswego, NY	2.0	1.5	1000	$1,540	$1.54	44d	1	0.63mi
164 W Schuyler St Unit A Oswego, NY	3.0	2.0	1400	$1,755	$1.25	13d	1	0.69mi
165 W 3rd St Unit 3 Oswego, NY	2.0	1.0	1000	$1,445	$1.45	44d	1	0.70mi
165 W 3rd St Unit 4 Oswego, NY	2.0	1.0	1000	$1,495	$1.50	13d	1	0.70mi
25 W Mohawk St Unit TH Oswego, NY	3.0	1.0	1150	$1,745	$1.52	44d	1	0.71mi
188 W 2nd St Unit 6 Oswego, NY	2.0	1.0	800	$1,595	$1.99	21d	1	0.72mi
188 W 2nd St Unit 1 Oswego, NY	2.0	1.0	900	$1,695	$1.88	21d	1	0.72mi
23 W Mohawk St Unit 3 Oswego, NY	2.0	1.0	800	$1,595	$1.99	44d	1	0.72mi
39 W 6th St Unit 2-A Oswego, NY	3.0	1.0	1500	$1,725	$1.15	13d	1	0.83mi
320 Thompson Rd Oswego, NY	2.0	2.0	924	$1,250	$1.35	44d	1	1.16mi
14 Pond Path Oswego, NY	3.0	1.5	1408	$2,300	$1.63	13d	1	1.23mi
64 E 5th St Unit 1 Oswego, NY	2.0	1.0	900	$1,300	$1.44	44d	1	1.24mi

Listing history 10 events

1. 2026-06-13
   status $174,900 Pending 16 DOM
2. 2026-06-10
   days on market $174,900 Active Under Contract 16 DOM
3. 2026-06-08
   days on market $174,900 Active Under Contract 14 DOM
4. 2026-06-07
   days on market $174,900 Active Under Contract 13 DOM
5. 2026-06-03
   status $174,900 Active Under Contract 8 DOM
6. 2026-06-02
   days on market $174,900 Active 8 DOM
7. 2026-06-01
   days on market $174,900 Active 7 DOM
8. 2026-05-31
   days on market $174,900 Active 6 DOM
9. 2026-05-30
   days on market $174,900 Active 5 DOM
10. 2026-05-26
    listed $174,900 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: $1,613 · $134/mo
• Projected year-2 tax: $2,284 · $190/mo
• Expected delta: +$672/yr (+$56/mo · 41.6%)

ⓘ 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 ≥93°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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,550
• − Mortgage interest: −$9,797
• − Property taxes: −$1,613
• − Insurance: −$874
• − Repairs & maintenance: −$1,644
• − Management: −$1,644
• − Depreciation: −$5,088
• Taxable loss: −$110
• Est. tax savings @ 24.0%: +$27
• After-tax cash flow: $2,767/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

1 event — show timeline

• 2026-05-26 Listed $174,900 UNYREIS

Property tax history

+13.2%/yr

Latest (2025): $1,613 · +15.8% YoY. Source: county tax records.