1541 County Route 7 · Hannibal, NY 13126

$129,900

3 bd · 2.0 ba · 1,280 sqft · Manufactured public records · 5 Days on market

Built 1996 1.45 ac lot

---

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 +9.3/10.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• Appreciation +3.9/10.0
• Schools +3.8/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0

Listing remarks

MULTIPLE OFFERS RECEIVED. SELLER IS REQUESTING BEST AND FINAL OFFERS FROM ALL PARTIES BY MONDAY 4/13/26 at 2:30PM. Incredible opportunity to own this 3 bedroom 2 full bathroom 1,280 sq ft home situated on its own 1.45 acre lot. Nice open floor plan with kitchen sitting open to dining area and living room. Kitchen offers plenty of cabinet and counter space. Spacious primary suite with nice primary bathroom. Primary bathroom features double sink vanity, garden tub and walk in shower. Plenty of yard space to entertain, or to simply sit on your deck, relax and enjoy! Location makes for very easy commute to Oswego, and makes for manageable commute to Syracuse. Don't miss out on this opportunity

Key facts

• Open floor plan
• Walk in shower
• Double sink vanity

Tags

• OPEN FLOOR PLAN
• PLENTY OF CABINET SPACE
• DOUBLE SINK VANITY
• GARDEN TUB
• WALK IN SHOWER
• YARD SPACE

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water connected; Septic tank; Electric service with circuit breakers
• Home design: Single-wide mobile home; One-story
• Construction: Vinyl siding; Blown-in insulation; Poured foundation; Existing construction
• Exterior features: Deck (open); Porch; Dirt and gravel driveways; Propane tank (leased); Rectangular, rural lot (approx. 1.45 acres, dimensions 205 x 264)

Interior

• Kitchen: Gas oven; Gas range; Refrigerator
• Bedrooms: Three bedrooms on the main level
• Flooring: Vinyl and varying flooring
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Propane heating; Forced air heating
• Interior features: Eat-in kitchen; Primary bedroom on main level with private bath; Bedroom on main level; Main-level primary
• Laundry & utility: Main-level laundry; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $600 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).

Location & tenants

• Location reads 59/100 on livability (#1,033 in NY) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment C-, crime F, amenities F.
• Hannibal Central School District (rural): math 38% / reading 50% proficiency, ranked #471 of 590 in NY (top 80%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Fairley School (math 37% / reading 47%, grade F, #1,361 of 2,108 statewide, top 67%, 494 students, 69% FRL); Kenney Middle School (math 23% / reading 37%, grade F, #539 of 729 statewide, top 74%, 346 students, 78% FRL); Hannibal High School (math 82% / reading 77%, grade A-, #518 of 1,100 statewide, top 51%, 359 students, 73% FRL) — zoned schools average 73% FRL vs 52% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+19.2%/yr); 169 active listings in the ZIP; 172 units permitted in Oswego County in 2024 (27 in 5+ unit buildings).
• This rent runs 34% 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 $898 of loan paydown is wiped out by about $3k 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 $36k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

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

Recommended offer $129,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.43% ✓
• Cap rate: 11.84%
• Cash-on-cash: 19.81%
• DSCR: 1.88
• GRM: 5.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-2.25% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 19.1%
• Equity multiple: 1.86×
• Total profit: $31,134
• Equity at exit: $23,733

10-year hold

• IRR: 29.6%
• Equity multiple: 4.43×
• Total profit: $124,759
• Equity at exit: $18,874

Cash invested: $36,372 (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: 169
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,861 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$134 /mo · $1,611/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $600

Break-even live

Break-even rent $1,101

Max offer price $129,900

Occupancy floor 63%

Sensitivity live

Price	-10% $674	-5% $637	+0% $600	+5% $564	+10% $527
Rent	-10% $453	-5% $527	+0% $600	+5% $674	+10% $747
Rate	-1.0pp $666	-0.5pp $633	base $600	+0.5pp $567	+1.0pp $532

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-04-14
   status Pending
2. 2026-04-09
   listed $129,900 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: $1,611 · $134/mo
• Projected year-2 tax: $1,903 · $159/mo
• Expected delta: +$292/yr (+$24/mo · 18.1%)

ⓘ 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 ≥94°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,328
• − Mortgage interest: −$7,276
• − Property taxes: −$1,611
• − Insurance: −$650
• − Repairs & maintenance: −$1,786
• − Management: −$1,786
• − Depreciation: −$3,779
• Taxable income: $5,440
• Est. tax owed @ 24.0%: −$1,306
• After-tax cash flow: $5,899/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: Hannibal Central School District
• NCES district ID: 3613590
• Math proficiency: 38% ▬ 0.00%
• Reading proficiency: 50% ▲ 15.00%
• Median HH income: $48,283
• Composite: 37.6/100
• National rank: #4380
• State rank: #471 of 590 in NY

Livability — Hannibal

• Score: 59/100
• State rank: #1033
• US rank: #20436

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Oswego County · 36,495 people
• 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

2 events — show timeline

• 2026-04-14 Pending — CNYIS
• 2026-04-09 Listed $129,900 CNYIS

Property tax history

+5.3%/yr

Latest (2025): $1,611 · +0.6% YoY. Source: county tax records.