54 W 8th St · Oswego, NY 13126

$186,500

3 bd · 1.5 ba · 1,472 sqft · SingleFamily public records · 46 Days on market

Built 1907 3,182 sqft lot $127/sqft · 53% above area ↓ 1% since listing

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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 +22.1/30.0
• ARV discount +7.5/15.0
• DSCR +7.1/10.0
• 1% rule +5.8/10.0
• 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

Location, location, LOCATION! This adorable Oswego home offers just under 1,500 sq ft and is within walking distance to Breitbeck Park, think lake views, sunsets, and being close to it all. Inside, you’ll find a spacious living room, an eat-in kitchen with great cabinet space. First floor also features a half bath and convenient laundry. Upstairs offers three bedrooms, a full bath, and access to a walk-up attic, perfect for storage or future potential. Outside, enjoy a partially enclosed front porch, side porch, private back yard, and off-street parking. A solid home in a prime location, whether you’re looking for your first home, downsizing, or adding to your investment portfolio, this one makes sense.

Key facts

• 3,182 sq ft lot
• Built 1907
• Listed 46 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $186k.

Deal economics

• At list price, monthly cash flow is $301 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $186k).
• Recommended offer: $181k (3.0% 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; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 37% 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 $52k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($181k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1907 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $180,905 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 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 1907 — 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: 1.08% ✓
• Cap rate: 8.23%
• Cash-on-cash: 6.91%
• DSCR: 1.31
• GRM: 7.7

CMA / ARV

• ARV (median comp): $122,188
• List price: $186,500
• Delta: 52.63%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
114 W Schuyler St	0.06mi	3/2.0	1,482 (+1%)	3mo	$50,000	$34	92
70 W 7th St	0.08mi	3/1.5	1,420 (-4%)	6mo	$116,000	$82	86
77 W 7th St	0.11mi	3/2.0	1,596 (+8%)	0mo	$225,000	$141	78
97 W Seneca St	0.11mi	3/1.0	1,408 (-4%)	9mo	$110,000	$78	78
123 W Seneca St	0.13mi	3/1.0	1,365 (-7%)	8mo	$80,000	$59	73
119 W Cayuga St	0.21mi	3/1.0	1,289 (-12%)	1mo	$172,380	$134	67
37 SW 9th St	0.55mi	2/2.0 (-1)	1,480 (+0%)	1mo	$167,000	$113	66
152 W Cayuga St	0.30mi	4/2.0 (+1)	1,360 (-8%)	8mo	$132,000	$97	60
208 W Utica St	0.65mi	3/1.0	1,392 (-5%)	1mo	$129,000	$93	58
221 W 7th St	0.65mi	3/1.0	1,398 (-5%)	6mo	$70,000	$50	55
225 W 7th St	0.66mi	4/2.0 (+1)	1,538 (+4%)	9mo	$147,000	$96	47
83 Sixth Ave	0.73mi	3/2.0	1,596 (+8%)	10mo	$184,700	$116	42

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: 2.5%
• Equity multiple: 1.11×
• Total profit: $5,504
• Equity at exit: $34,074

10-year hold

• IRR: 15.0%
• Equity multiple: 2.59×
• Total profit: $83,218
• Equity at exit: $27,097

Cash invested: $52,220 (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: 7.7×

Monthly cashflow live

• Estimated rent: $2,014 high
• Mortgage (P&I): −$978
• Tax from tax record: −$234 /mo · $2,813/yr
• Insurance: −$78
• HOA: −$0
• Vacancy / Maint / Mgmt: −$423
• Net cashflow: $301

Break-even live

Break-even rent $1,633

Max offer price $186,500

Occupancy floor 80%

Sensitivity live

Price	-10% $406	-5% $354	+0% $301	+5% $248	+10% $195
Rent	-10% $142	-5% $221	+0% $301	+5% $380	+10% $460
Rate	-1.0pp $395	-0.5pp $348	base $301	+0.5pp $253	+1.0pp $203

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: $46,625
• Closing costs: $5,595
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
39 W 6th St Unit 2-A Oswego, NY	3.0	1.0	1500	$1,725	$1.15	14d	1	0.15mi
103 W 8th St Unit A Oswego, NY	4.0	2.0	1800	$2,400	$1.33	14d	1	0.16mi
148 W Seneca St Unit A Oswego, NY	4.0	2.0	1800	$2,400	$1.33	14d	1	0.19mi
153 W Seneca St Unit 1 Oswego, NY	2.0	1.5	1000	$1,540	$1.54	44d	1	0.19mi
85 Liberty St Unit A Oswego, NY	4.0	2.0	1800	$2,500	$1.39	14d	1	0.20mi
23 NW 9th St Oswego, NY	4.0	1.5	1700	$2,300	$1.35	14d	1	0.21mi
141 W Cayuga St Oswego, NY	4.0	1.0	1311	$2,100	$1.60	14d	1	0.22mi
164 W Schuyler St Unit A Oswego, NY	3.0	2.0	1400	$1,755	$1.25	14d	1	0.22mi
136 W Cayuga St Unit A Oswego, NY	4.0	2.0	1600	$2,300	$1.44	14d	1	0.23mi
153 W Bridge St Unit A Oswego, NY	4.0	1.5	1800	$2,340	$1.30	14d	1	0.28mi
130 W Bridge St Unit A Oswego, NY	4.0	2.0	1700	$2,500	$1.47	14d	1	0.28mi
161 W Bridge St Unit A Oswego, NY	4.0	2.0	1400	$2,240	$1.60	14d	1	0.29mi
6 Lathrop St Oswego, NY	3.0	1.0	1100	$1,725	$1.57	14d	1	0.30mi
105 W Oneida St Unit A Oswego, NY	4.0	2.0	1800	$2,540	$1.41	14d	1	0.36mi
188 W Bridge St Oswego, NY	4.0	1.0	1008	$1,800	$1.79	14d	1	0.36mi
143 Liberty St Unit A Oswego, NY	4.0	2.0	1700	$2,480	$1.46	14d	1	0.43mi
135 W Mohawk St Oswego, NY	3.0	1.0	1103	$1,700	$1.54	14d	1	0.45mi
165 W 3rd St Unit 4 Oswego, NY	2.0	1.0	1000	$1,495	$1.50	14d	1	0.54mi
165 W 3rd St Unit 3 Oswego, NY	2.0	1.0	1000	$1,445	$1.45	44d	1	0.54mi
25 W Mohawk St Unit TH Oswego, NY	3.0	1.0	1150	$1,745	$1.52	44d	1	0.56mi
188 W 2nd St Unit 1 Oswego, NY	2.0	1.0	900	$1,695	$1.88	21d	1	0.57mi
64 E 5th St Unit 1 Oswego, NY	2.0	1.0	900	$1,300	$1.44	44d	1	0.85mi
4 Murray St Oswego, NY	4.0	2.0	1589	$1,800	$1.13	14d	1	1.12mi

Listing history 2 events

1. 2026-05-13
   price $186,500 724-char remark

   Show marketing remark (724 chars)

   Location, location, LOCATION! This adorable Oswego home offers just under 1,500 sq ft and is within walking distance to Breitbeck Park, think lake views, sunsets, and being close to it all. Inside, you’ll find a spacious living room, an eat-in kitchen with great cabinet space. First floor also features a half bath and convenient laundry. Upstairs offers three bedrooms, a full bath, and access to a walk-up attic, perfect for storage or future potential. Outside, enjoy a partially enclosed front porch, side porch, private back yard, and off-street parking. A solid home in a prime location, whether you’re looking for your first home, downsizing, or adding to your investment portfolio, this one makes sense.

2. 2026-04-08
   listed $189,000 Active 724-char remark

   Show marketing remark (724 chars)

   Location, location, LOCATION! This adorable Oswego home offers just under 1,500 sq ft and is within walking distance to Breitbeck Park, think lake views, sunsets, and being close to it all. Inside, you’ll find a spacious living room, an eat-in kitchen with great cabinet space. First floor also features a half bath and convenient laundry. Upstairs offers three bedrooms, a full bath, and access to a walk-up attic, perfect for storage or future potential. Outside, enjoy a partially enclosed front porch, side porch, private back yard, and off-street parking. A solid home in a prime location, whether you’re looking for your first home, downsizing, or adding to your investment portfolio, this one makes sense.

ⓘ 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: $2,813 · $234/mo
• Projected year-2 tax: $2,982 · $249/mo
• Expected delta: +$170/yr (+$14/mo · 6.0%)

ⓘ 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 ≥93°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: $24,167
• − Mortgage interest: −$10,447
• − Property taxes: −$2,813
• − Insurance: −$932
• − Repairs & maintenance: −$1,933
• − Management: −$1,933
• − Depreciation: −$5,425
• Taxable income: $682
• Est. tax owed @ 24.0%: −$164
• After-tax cash flow: $3,446/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

-1.3% since first listed

2 events — show timeline

• 2026-05-13 Price Changed $186,500 CNYIS
• 2026-04-08 Listed $189,000 CNYIS

Property tax history

+16.0%/yr

Latest (2025): $2,813 · +32.9% YoY. Source: county tax records.