611 S 4th St · Fulton, NY 13069

$72,000

3 bd · 1.0 ba · 920 sqft · SingleFamily public records · 31 Days on market

Built 1925 7,875 sqft lot Est $109k · 34% 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
• Appreciation +8.4/10.0
• Livability +3.1/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Attention investors & starter home seekers! This 3 bed, 1 bath cottage home is conveniently located in the entrance to Fulton with easy access to major highways like 481! A simple 30-minute commute to Syracuse and close to shopping and other amenities. It's in need of some love and TLC, but has newer windows & floors, and a large kitchen with lots of cupboard space. Two first floor bedrooms, first floor bath, as well as inside & outside access to full basement. All with off street parking & a 1 car garage. Priced right for you to call home! Won't last long, schedule your showing today! NEW HOT WATER TANK 3/2/26.

Key facts

• Off street parking
• Large kitchen
• Newer windows

Tags

• NEWER WINDOWS
• LARGE KITCHEN
• LOTS OF CUPBOARD SPACE
• OFF STREET PARKING

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water connected; Sewer connected; Electricity connected (circuit breakers); Cable available
• Home design: Single-story home; Resale property
• Construction: Shingle roof; Shake siding; Stone accents; Blown-in insulation; Block foundation; Copper plumbing; Existing (year built details)
• Exterior features: Blacktop driveway; Irregular lot; Near public transit; Main thoroughfare frontage

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Refrigerator
• Bedrooms: 2 main-level bedrooms
• Flooring: Carpet; Laminate; Varies
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Gas forced-air heating
• Interior features: Eat-in kitchen; Country kitchen; Bedroom on main level; Full basement
• Laundry & utility: Washer; Dryer; Laundry in basement; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $72k.

Deal economics

• At list price, monthly cash flow is $451 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $72k).
• Recommended offer: $70k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.8% vs local median 6.7% in Fulton — 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 61/100 on livability (#907 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D, schools D-, crime F.
• Fulton City School District (town): math 29% / reading 43% proficiency, ranked #554 of 590 in NY (top 94%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 116 active listings in the ZIP; 3 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).

Forward outlook

• In year one you build about $5k of equity ($498 loan paydown + $5k appreciation (6.8% local appreciation)).
• Oswego County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.8% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $8k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.6% of price; built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $69,840 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 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 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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.
8. 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.
9. 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: 1.89% ✓
• Cap rate: 13.81%
• Cash-on-cash: 26.86%
• DSCR: 2.19
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $109,480
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1219 Fay St	0.68mi	2/1.0 (-1)	992 (+8%)	2mo	$115,000	$116	48
613 State St	0.60mi	3/1.5	904 (-2%)	23mo	$128,000	$142	48
1247 Fay St	0.72mi	3/1.5	1,050 (+14%)	5mo	$125,000	$119	37
16 Soloway Dr	0.70mi	4/1.0 (+1)	1,050 (+14%)	17mo	$105,000	$100	25

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

6.75% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 39.4%
• Equity multiple: 3.62×
• Total profit: $52,855
• Equity at exit: $48,703

10-year hold

• IRR: 36.1%
• Equity multiple: 7.57×
• Total profit: $132,459
• Equity at exit: $91,455

Cash invested: $20,160 (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 13069

• Home prices YoY: 2.3%
• Active inventory: 116
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,358 medium
• Mortgage (P&I): −$378
• Tax from tax record: −$214 /mo · $2,572/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $451

Break-even live

Break-even rent $787

Max offer price $72,000

Occupancy floor 62%

Sensitivity live

Price	-10% $492	-5% $472	+0% $451	+5% $431	+10% $410
Rent	-10% $344	-5% $398	+0% $451	+5% $505	+10% $558
Rate	-1.0pp $487	-0.5pp $469	base $451	+0.5pp $433	+1.0pp $414

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: $18,000
• Closing costs: $2,160
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
212 S 3rd St Apt 2 Fulton, NY	2.0	1.0	634	$1,295	$2.04	14d	1	0.78mi
312 Utica St Fulton, NY	3.0	1.0	1060	$1,300	$1.23	14d	1	1.00mi
414 Broadwell Ave Fulton, NY	2.0	2.0	736	$1,495	$2.03	45d	1	1.03mi

Listing history 24 events

1. 2026-06-18
   days on market $72,000 Active 31 DOM
2. 2026-06-17
   days on market $72,000 Active 30 DOM
3. 2026-06-16
   days on market $72,000 Active 29 DOM
4. 2026-06-15
   days on market $72,000 Active 28 DOM
5. 2026-06-14
   days on market $72,000 Active 26 DOM
6. 2026-06-13
   days on market $72,000 Active 25 DOM
7. 2026-06-10
   days on market $72,000 Active 23 DOM
8. 2026-06-09
   days on market $72,000 Active 22 DOM
9. 2026-06-08
   days on market $72,000 Active 21 DOM
10. 2026-06-07
    days on market $72,000 Active 20 DOM
11. 2026-06-02
    days on market $72,000 Active 15 DOM
12. 2026-06-01
    days on market $72,000 Active 14 DOM
13. 2026-06-01
    price $72,000 Active 13 DOM
14. 2026-05-31
    days on market $79,900 Active 13 DOM
15. 2026-05-30
    days on market $79,900 Active 12 DOM
16. 2026-05-18
    listed $79,900 Active
17. 2026-03-22
    historical
18. 2026-03-20
    historical
19. 2026-03-19
    historical
20. 2026-03-13
    status Pending
21. 2026-03-10
    status Active
22. 2026-03-01
    status Active
23. 2026-02-28
    status Pending
24. 2026-02-20
    listed $79,900 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: $2,572 · $214/mo
• Projected year-2 tax: $2,572 · $214/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥95°F today · 16 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: $16,300
• − Mortgage interest: −$4,033
• − Property taxes: −$2,572
• − Insurance: −$360
• − Repairs & maintenance: −$1,304
• − Management: −$1,304
• − Depreciation: −$2,095
• Taxable income: $4,632
• Est. tax owed @ 24.0%: −$1,112
• After-tax cash flow: $4,302/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: Fulton City School District
• NCES district ID: 3611700
• Math proficiency: 29% ▼ -11.00%
• Reading proficiency: 43% ▲ 5.00%
• Median HH income: $43,337
• Composite: 30.49/100
• National rank: #6220
• State rank: #554 of 590 in NY

Livability — Fulton

• Score: 61/100
• State rank: #907
• US rank: #17723

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment D Housing A+ Health & safety D- User ratings B-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fulton, NY
• Population (ZIP): 23,176

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 (93%)
• Race & ethnicity: White 93% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Lithuanian 6% Romanian 6% Iranian 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% German/W. Germanic 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: ▲ 6.75%
• Current HPI: 304.443
• Rent YoY: —
• Metro: —
• 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

+0.0% since first listed

9 events — show timeline

• 2026-05-18 Listed $79,900 CNYIS
• 2026-03-22 Listing Removed — CNYIS
• 2026-03-20 Listing Removed — CNYIS
• 2026-03-19 Listing Removed — CNYIS
• 2026-03-13 Pending — CNYIS
• 2026-03-10 Relisted — CNYIS
• 2026-03-01 Relisted — CNYIS
• 2026-02-28 Pending — CNYIS
• 2026-02-20 Listed $79,900 CNYIS

Property tax history

+2.4%/yr

Latest (2025): $2,572 · +2.2% YoY. Source: county tax records.