501 Buffalo St · Fulton, NY 13069

$99,500

2 bd · 1.0 ba · 1,244 sqft · SingleFamily public records · 5 Days on market

Built 1910 6,599 sqft lot $80/sqft · 23% below area Est $130k · 23% 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 +21.7/30.0
• ARV discount +15.0/15.0
• Appreciation +8.4/10.0
• 1% rule +8.2/10.0
• DSCR +6.9/10.0
• Livability +3.1/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

LOOKING FOR AN AFFORDABLE PLACE TO CALL YOUR OWN AND TO STOP RENTING AND BECOME A PROUD HOMEOWNER? WELCOME TO 501 BUFFALO STREET-FULTON! YOU WILL BE IMPRESSED THE MOMENT YOU ARRIVE AT THE EXCELLENT CURB APPEAL THIS HOME OFFERS! SITUATED ON A CORNER LOT, THIS PARCEL INCLUDES THE LOT NEXT DOOR WHICH WOULD BE EXCELLENT TO SOMEDAY ADD A GARAGE OR JUST ROOM TO PLANT YOUR GARDEN! AS YOU ENTER YOU WILL BE GREETED BY A WELCOMING ENCLOSED FRONT PORCH--WHAT A GREAT PLACE TO GREET GUESTS AND TO GROW THE MOST BEAUTIFUL PLANTS!! INSIDE YOU WILL FIND A FORMAL DINING ROOM AT THE CENTER OF THE HOME; ADJACENT IS A LIVING ROOM WITH A COZY PELLET STOVE FOR THOSE CHILLY NIGHTS! THE KITCHEN OFFERS THE A

Key facts

• Formal dining room
• Updated furnace
• Corner lot

Tags

• CORNER LOT
• ENCLOSED FRONT PORCH
• FORMAL DINING ROOM
• UPDATED ELECTRICAL SERVICE
• UPDATED FURNACE

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water connected; Sewer connected; Cable available; High-speed internet available; Circuit breaker electrical
• Home design: Two-story residence; Existing construction
• Construction: Vinyl siding exterior; Asphalt roof; Stone foundation
• Exterior features: Enclosed porch; Open porch; Gravel driveway; Corner lot; Rectangular lot; Shed(s)/exterior storage

Interior

• Kitchen: Gas oven; Gas range; Refrigerator; Eat-in kitchen; Country kitchen features
• Bedrooms: Total of 7 rooms including living spaces, office, den and laundry
• Flooring: Carpet; Luxury vinyl; Varies
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Gas forced-air heating
• Interior features: Ceiling fan(s); Den; Separate/formal dining room; Entrance foyer; Eat-in kitchen; French/atrium doors; Separate/formal living room; Home office; Country kitchen; Storage; Natural woodwork; Thermal windows
• Laundry & utility: Main level laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $153 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Cap rate 8.1% vs local median 6.7% in Fulton — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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, crime F, amenities 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.
• Zoned schools: Fairgrieve School (math 8% / reading 22%, grade F, #2,024 of 2,108 statewide, top 97%, 439 students, 75% FRL); Fulton Junior High School (math 15% / reading 34%, grade F, #611 of 729 statewide, top 88%, 500 students, 62% FRL); G Ray Bodley High School (math 83% / reading 86%, grade A, #379 of 1,100 statewide, top 36%, 976 students, 57% FRL).
• Market conditions: 116 active listings in the ZIP; 7 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 $7k of equity ($688 loan paydown + $7k 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 $28k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 3.9% of price; built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $99,500

Questions for the listing agent

1. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.32% ✓
• Cap rate: 8.13%
• Cash-on-cash: 6.57%
• DSCR: 1.29
• GRM: 6.3

CMA / ARV

• ARV (median comp): $129,522
• List price: $99,500
• Delta: -23.18%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
514 Academy St	0.08mi	3/1.5 (+1)	1,209 (-3%)	4mo	$136,500	$113	81
117 S 7th St	0.18mi	3/1.0 (+1)	1,347 (+8%)	2mo	$50,000	$37	72
611 Erie St	0.36mi	3/1.5 (+1)	1,320 (+6%)	1mo	$110,000	$83	65
407 State St	0.30mi	2/1.5	1,380 (+11%)	2mo	$125,000	$91	64
609 Seneca St	0.30mi	3/1.0 (+1)	1,381 (+11%)	2mo	$118,450	$86	61
10 N 8th St	0.34mi	3/2.0 (+1)	1,316 (+6%)	7mo	$150,000	$114	60
211 Pratt St	0.44mi	3/1.0 (+1)	1,128 (-9%)	4mo	$130,500	$116	55
868 Oneida St	0.52mi	3/1.5 (+1)	1,134 (-9%)	6mo	$149,000	$131	49
208 Riverside Ave	0.56mi	3/1.0 (+1)	1,126 (-10%)	7mo	$191,000	$170	48
512 S Sixth St	0.60mi	3/2.0 (+1)	1,103 (-11%)	4mo	$141,500	$128	40
1019 Emery St	0.58mi	3/1.5 (+1)	1,419 (+14%)	7mo	$175,530	$124	37
214 W 3rd St S	0.74mi	3/1.5 (+1)	1,415 (+14%)	5mo	$148,900	$105	32

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: 22.5%
• Equity multiple: 2.55×
• Total profit: $43,055
• Equity at exit: $67,305

10-year hold

• IRR: 21.1%
• Equity multiple: 5.25×
• Total profit: $118,344
• Equity at exit: $126,385

Cash invested: $27,860 (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: 6.3×

Monthly cashflow live

• Estimated rent: $1,313 high
• Mortgage (P&I): −$522
• Tax from tax record: −$322 /mo · $3,862/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $153

Break-even live

Break-even rent $1,120

Max offer price $99,500

Occupancy floor 83%

Sensitivity live

Price	-10% $209	-5% $181	+0% $153	+5% $124	+10% $96
Rent	-10% $49	-5% $101	+0% $153	+5% $204	+10% $256
Rate	-1.0pp $203	-0.5pp $178	base $153	+0.5pp $127	+1.0pp $101

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: $24,875
• Closing costs: $2,985
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
312 Utica St Fulton, NY	3.0	1.0	1060	$1,300	$1.23	15d	1	0.17mi
8 Heer Dr Unit 1 Fulton, NY	1.0	1.0	800	$1,295	$1.62	15d	1	0.71mi
409 N 6th St Fulton, NY	2.0	1.0	840	$1,150	$1.37	22d	1	0.80mi
262 W 4th St S Unit 1 Fulton, NY	3.0	1.0	1316	$1,500	$1.14	45d	1	0.81mi
314 W 5th St S Unit 1 Fulton, NY	1.0	1.0	800	$1,075	$1.34	15d	1	0.90mi
414 Broadwell Ave Fulton, NY	2.0	2.0	736	$1,495	$2.03	45d	1	1.00mi
20 Airport Rd Fulton, NY	2.0	1.0	1000	$1,435	$1.44	15d	2	1.46mi

Listing history 1 events

1. 2026-05-14
   listed $99,500 Active 1036-char remark

ⓘ 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: $3,862 · $322/mo
• Projected year-2 tax: $3,862 · $322/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 1/10 Low
• 🌡 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: $15,761
• − Mortgage interest: −$5,574
• − Property taxes: −$3,862
• − Insurance: −$498
• − Repairs & maintenance: −$1,261
• − Management: −$1,261
• − Depreciation: −$2,895
• Taxable income: $412
• Est. tax owed @ 24.0%: −$99
• After-tax cash flow: $1,732/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

2 events — show timeline

• 2026-05-20 Pending — CNYIS
• 2026-05-14 Listed $99,500 CNYIS

Property tax history

+5.2%/yr

Latest (2025): $3,862 · +7.5% YoY. Source: county tax records.