44 Wiltsieville Rd · Hannibal, NY 13074

$119,000

1 bd · 1.0 ba · 951 sqft · SingleFamily public records · 5 Days on market

Built 1955 0.80 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
• Appreciation +10.0/10.0
• 1% rule +8.8/10.0
• ARV discount +7.5/15.0
• Schools +3.8/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Don't let the square footage fool you- This property packs a lot of punch! Set on a . 79 acre corner lot, this fully updated 1-bedroom home offers nearly 1,000 square feet of thoughtfully designed living space with warm wood accents, vaulted ceilings, an open-concept floor plan, and a stylish kitchen complete with a large center island. Outside you'll find a detached garage, fenced yard, stamped concrete patio, fire pit area, and plenty of room to enjoy the outdoors. Affordable, move-in ready, and full of character, 44 Wiltsieville Rd is a property you wont want to miss!

Key facts

• Fenced yard
• Fire pit area
• Corner lot

Tags

• CORNER LOT
• FENCED YARD
• STAMPED CONCRETE PATIO
• FIRE PIT AREA
• DETACHED GARAGE

Property features AI

Exterior

• Parking: Detached garage; 2 garage spaces
• Utilities: Well water; Septic tank
• Home design: Single-story home; Existing/resale property
• Construction: Vinyl siding; Spray foam / foam insulation; Block foundation
• Exterior features: Gravel driveway; Owned propane tank; Corner, rectangular lot (322 x 107)

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Microwave; Refrigerator
• Bedrooms: One main-level bedroom
• Flooring: Vinyl; Varies
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Ductless heating and cooling (heat pump); Electric heating option; Propane heating; Radiant floor heating
• Interior features: Eat-in kitchen; Separate/formal living room; Bedroom on main level; Crawl space basement; Has fireplace (1)
• Laundry & utility: Main-level laundry; Propane water heater; Tankless water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $486 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $119k).

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: schools C-, employment C-, crime 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.
• Market conditions: 13 active listings in the ZIP; 172 units permitted in Oswego County in 2024 (27 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($823 loan paydown + $12k appreciation (10.0% 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 (10.0% appreciation + 3.0% rent growth), your $33k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$32k 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: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $119,000

Questions for the listing agent

1. Built in 1955 — 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. 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?
4. 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.
5. 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.
6. 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: 1.38% ✓
• Cap rate: 11.19%
• Cash-on-cash: 17.50%
• DSCR: 1.78
• GRM: 6.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 37.3%
• Equity multiple: 3.87×
• Total profit: $95,768
• Equity at exit: $107,205

10-year hold

• IRR: 32.1%
• Equity multiple: 8.73×
• Total profit: $257,718
• Equity at exit: $231,191

Cash invested: $33,320 (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 13074

• Home prices YoY: 3.6%
• Active inventory: 13
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,636 medium
• Mortgage (P&I): −$624
• Tax from tax record: −$133 /mo · $1,599/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $486

Break-even live

Break-even rent $1,021

Max offer price $119,000

Occupancy floor 65%

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-18
   days on market $119,000 Active 5 DOM
2. 2026-06-17
   days on market $119,000 Active 4 DOM
3. 2026-06-16
   days on market $119,000 Active 3 DOM
4. 2026-06-15
   days on market $119,000 Active 2 DOM
5. 2026-06-14
   remarks 577-char remark
6. 2026-06-14
   listed $119,000 Active 1 DOM

ⓘ 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: $1,599 · $133/mo
• Projected year-2 tax: $1,805 · $150/mo
• Expected delta: +$206/yr (+$17/mo · 12.9%)

ⓘ 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 ≥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: $19,636
• − Mortgage interest: −$6,666
• − Property taxes: −$1,599
• − Insurance: −$595
• − Repairs & maintenance: −$1,571
• − Management: −$1,571
• − Depreciation: −$3,462
• Taxable income: $4,173
• Est. tax owed @ 24.0%: −$1,001
• After-tax cash flow: $4,828/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

• Population (ZIP): 4,471

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 (91%)
• Race & ethnicity: White 91% Two or more races 4% Hispanic / Latino 2% Native American 2%
• Common ancestry: Romanian 7% Slovak 4% Lithuanian 3%
• Foreign-born: 1% · Canada

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: ▲ 10.52%
• Current HPI: 299.6269
• 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

1 event — show timeline

• 2026-06-13 Listed $119,000 CNYIS

Property tax history

+7.2%/yr

Latest (2025): $1,599 · -0.2% YoY. Source: county tax records.