688 Harris Hill Rd · Hannibal, NY 13074

$169,900

3 bd · 1.0 ba · 1,056 sqft · Manufactured public records · 1 Days on market

Built 1979 0.86 ac lot

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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 +18.6/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.9/10.0
• 1% rule +5.5/10.0
• Schools +3.8/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

LOOKING FOR A HOME THAT YOU CAN JUST MOVE IN AND IMMEDIATELY JUST START ENJOYING??? SCHEDULE YOUR APPOINTMENT TO TOUR THIS RANCH STYLE HOME THAT IS PRESTINE INSIDE!! (THESE PHOTO'S DON'T LIE!) THE OWNER HAS LOVED AND CARED FOR THIS HOME SINCE DAY ONE AND IT SURE DOES SHOW! OFFERING AN OPEN AND INVITING FLOOR PLAN WITH SEVERAL UPDATES INCLUDING NEW FLOOR COVERINGS, NEW LIGHTING FIXTURES, NEW INTERIOR PAINT, NEW KITCHEN BACKSPLASH, NEW CEILING FANS AND UPGRADED INSULATION! THE 3RD BEDROOM IS CURRENTLY BEING USED AS A DEN/HOME OFFICE BUT CAN EASILY BE CONVERTED BACK. FULL HIGH AND DRY BASEMENT, A 2-CAR DEEP GARAGE, AN ABOVE GROUND POOL AND A WRAP AROUND DECK COMPLETE THIS EXCELLENT VALUE! DID I MENTION IT IS SITUATED ON OVER 1 ACRE OF COUNTRY LAND??

Key facts

• Open floor plan
• Oversized window
• Large lot

Tags

• LARGE LOT
• OPEN FLOOR PLAN
• LARGE KITCHEN
• SLIDING GLASS DOOR
• LARGE LIVING ROOM
• OVERSIZED WINDOW

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Well water; Septic tank; Circuit breaker electrical; Cable available; High-speed internet available
• Home design: Single-story home; Existing construction
• Construction: Aluminum siding; Copper plumbing; Asphalt roof; Block foundation; Resale condition
• Exterior features: Deck; Gravel driveway; Play structure; Shed(s) / storage; Leased propane tank; Rectangular, rural lot (approx. 0.86 acres; 125 x 300)

Interior

• Kitchen: Electric oven; Electric range; Refrigerator
• Bedrooms: Three main-level bedrooms
• Flooring: Luxury vinyl flooring
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Propane forced-air heating
• Interior features: Ceiling fans; Separate formal dining room; Separate formal living room; Country-style kitchen; Main-level primary bedroom; 6 total rooms
• Laundry & utility: Laundry in basement; Propane water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $170k.

Deal economics

• At list price, monthly cash flow is $166 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).

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 $18k of equity ($1k loan paydown + $17k 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 $48k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 6y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $103k; list at $170k implies a 65% gain — meaningful room to come down on a strong offer.

Recommended offer $169,900

Questions for the listing agent

1. Built in 1979 — 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: 1.05% ✓
• Cap rate: 7.47%
• Cash-on-cash: 4.20%
• DSCR: 1.19
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $51,744
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
695 Harris Hill Rd	0.06mi	2/1.0 (-1)	1,100 (+4%)	18mo	$54,000	$49	70

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

Projected returns pro-forma

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

5-year hold

• IRR: 27.3%
• Equity multiple: 3.17×
• Total profit: $103,199
• Equity at exit: $153,059

10-year hold

• IRR: 23.9%
• Equity multiple: 7.22×
• Total profit: $295,712
• Equity at exit: $330,078

Cash invested: $47,572 (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: 7.9×

Monthly cashflow live

• Estimated rent: $1,787 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$284 /mo · $3,407/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $166

Break-even live

Break-even rent $1,577

Max offer price $169,900

Occupancy floor 86%

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-06-19
   remarks 699-char remark
2. 2026-06-19
   listed $169,900 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: $3,407 · $284/mo
• Projected year-2 tax: $3,407 · $284/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 ≥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: $21,448
• − Mortgage interest: −$9,517
• − Property taxes: −$3,407
• − Insurance: −$850
• − Repairs & maintenance: −$1,716
• − Management: −$1,716
• − Depreciation: −$4,943
• Taxable loss: −$699
• Est. tax savings @ 24.0%: +$168
• After-tax cash flow: $2,164/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

+74.3% since first listed

9 events — show timeline

• 2026-06-18 Listed $169,900 CNYIS
• 2021-04-30 Sold (MLS) $102,926 CNYIS
• 2021-01-23 Contingent — CNYIS
• 2021-01-13 Relisted — CNYIS
• 2021-01-11 Contingent — CNYIS
• 2021-01-04 Relisted — CNYIS
• 2020-12-30 Price Changed $99,500 CNYIS
• 2020-11-24 Contingent — CNYIS
• 2020-11-16 Listed $97,500 CNYIS

Property tax history

+16.6%/yr

Latest (2025): $3,407 · -4.7% YoY. Source: county tax records.