1024 Sixty Six Rd · Hannibal, NY 13074

$129,000

3 bd · 2.0 ba · 1,296 sqft · Manufactured public records · 88 Days on market

Built 1993 6.13 ac lot

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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 +27.4/30.0
• Appreciation +10.0/10.0
• DSCR +9.5/10.0
• 1% rule +9.0/10.0
• 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 MLS

Home for sale in Hannibal, NY! REHAB NEEDED! This home features three bedrooms, two full bathrooms and one car detached garage. 1,296 total square feet of spacious living, large primary bedroom and bathroom combo with walk in closet, laundry room, etc. ! Great sized front yard with house sitting well off the road and open back yard with above ground pool. A total of 6.13 acres of land and approximately 25 strawberry and blueberry bushes ready to bloom! CASH ONLY SALE

Key facts

• 6.13 acre lot
• Garage
• Pool

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $129k.

Deal economics

• At list price, monthly cash flow is $375 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $129k).
• Recommended offer: $121k (6.0% below list) — sets the bar for market timing.

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; 1 comparable units currently listed for rent nearby; 172 units permitted in Oswego County in 2024 (27 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($892 loan paydown + $13k 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 $36k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 88 days — a 6% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $85k; list at $129k implies a 52% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price.

Recommended offer $121,260 (6.0% below list)

Questions for the listing agent

1. It's been on market 88 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.40% ✓
• Cap rate: 9.79%
• Cash-on-cash: 12.47%
• DSCR: 1.55
• GRM: 6.0

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: 33.5%
• Equity multiple: 3.61×
• Total profit: $94,290
• Equity at exit: $116,213

10-year hold

• IRR: 28.9%
• Equity multiple: 8.17×
• Total profit: $259,109
• Equity at exit: $250,619

Cash invested: $36,120 (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: 6.0×

Monthly cashflow live

• Estimated rent: $1,800 medium
• Mortgage (P&I): −$676
• Tax from tax record: −$316 /mo · $3,796/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $375

Break-even live

Break-even rent $1,325

Max offer price $129,000

Occupancy floor 74%

Sensitivity live

Price	-10% $448	-5% $412	+0% $375	+5% $339	+10% $302
Rent	-10% $233	-5% $304	+0% $375	+5% $447	+10% $518
Rate	-1.0pp $440	-0.5pp $408	base $375	+0.5pp $342	+1.0pp $308

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
766 County Route 34 Hannibal, NY	4.0	2.0	1110	$1,800	$1.62	14d	1	1.43mi

Listing history 10 events

1. 2026-05-04
   status Pending
2. 2026-03-16
   historical Active Under Contract
3. 2026-02-26
   price $129,000
4. 2026-02-05
   listed $139,000 Active
5. 2023-05-25
   soldstatus $85,000 Closed Sale or Rented 471-char remark

   Show marketing remark (471 chars)

   Home for sale in Hannibal, NY! REHAB NEEDED! This home features three bedrooms, two full bathrooms and one car detached garage. 1,296 total square feet of spacious living, large primary bedroom and bathroom combo with walk in closet, laundry room, etc. ! Great sized front yard with house sitting well off the road and open back yard with above ground pool. A total of 6.13 acres of land and approximately 25 strawberry and blueberry bushes ready to bloom! CASH ONLY SALE

6. 2023-05-25
   soldstatus $85,000

   Show marketing remark (471 chars)

   Home for sale in Hannibal, NY! REHAB NEEDED! This home features three bedrooms, two full bathrooms and one car detached garage. 1,296 total square feet of spacious living, large primary bedroom and bathroom combo with walk in closet, laundry room, etc. ! Great sized front yard with house sitting well off the road and open back yard with above ground pool. A total of 6.13 acres of land and approximately 25 strawberry and blueberry bushes ready to bloom! CASH ONLY SALE

7. 2023-05-23
   status Pending Sale 471-char remark

   Show marketing remark (471 chars)

   Home for sale in Hannibal, NY! REHAB NEEDED! This home features three bedrooms, two full bathrooms and one car detached garage. 1,296 total square feet of spacious living, large primary bedroom and bathroom combo with walk in closet, laundry room, etc. ! Great sized front yard with house sitting well off the road and open back yard with above ground pool. A total of 6.13 acres of land and approximately 25 strawberry and blueberry bushes ready to bloom! CASH ONLY SALE

8. 2023-04-26
   status Under Contract- Do Not Show 471-char remark

   Show marketing remark (471 chars)

   Home for sale in Hannibal, NY! REHAB NEEDED! This home features three bedrooms, two full bathrooms and one car detached garage. 1,296 total square feet of spacious living, large primary bedroom and bathroom combo with walk in closet, laundry room, etc. ! Great sized front yard with house sitting well off the road and open back yard with above ground pool. A total of 6.13 acres of land and approximately 25 strawberry and blueberry bushes ready to bloom! CASH ONLY SALE

9. 2023-04-18
   price $105,000 471-char remark

   Show marketing remark (471 chars)

   Home for sale in Hannibal, NY! REHAB NEEDED! This home features three bedrooms, two full bathrooms and one car detached garage. 1,296 total square feet of spacious living, large primary bedroom and bathroom combo with walk in closet, laundry room, etc. ! Great sized front yard with house sitting well off the road and open back yard with above ground pool. A total of 6.13 acres of land and approximately 25 strawberry and blueberry bushes ready to bloom! CASH ONLY SALE

10. 2023-04-12
    listed $115,000 Active 471-char remark

    Show marketing remark (471 chars)

    Home for sale in Hannibal, NY! REHAB NEEDED! This home features three bedrooms, two full bathrooms and one car detached garage. 1,296 total square feet of spacious living, large primary bedroom and bathroom combo with walk in closet, laundry room, etc. ! Great sized front yard with house sitting well off the road and open back yard with above ground pool. A total of 6.13 acres of land and approximately 25 strawberry and blueberry bushes ready to bloom! CASH ONLY SALE

ⓘ 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: $3,796 · $316/mo
• Projected year-2 tax: $3,796 · $316/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 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥94°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 0% 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: $21,600
• − Mortgage interest: −$7,226
• − Property taxes: −$3,796
• − Insurance: −$645
• − Repairs & maintenance: −$1,728
• − Management: −$1,728
• − Depreciation: −$3,753
• Taxable income: $2,724
• Est. tax owed @ 24.0%: −$654
• After-tax cash flow: $3,851/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

+12.2% since first listed

10 events — show timeline

• 2026-05-04 Pending — CNYIS
• 2026-03-16 Contingent — CNYIS
• 2026-02-26 Price Changed $129,000 CNYIS
• 2026-02-05 Listed $139,000 CNYIS
• 2023-05-25 Sold (Public Records) $85,000 Public Records
• 2023-05-25 Sold (MLS) $85,000 CNYIS
• 2023-05-23 Pending — CNYIS
• 2023-04-26 Pending — CNYIS
• 2023-04-18 Price Changed $105,000 CNYIS
• 2023-04-12 Listed $115,000 CNYIS

Property tax history

-0.2%/yr

Latest (2025): $3,796 · +0.7% YoY. Source: county tax records.