268 Bangall Rd · Parish, NY 13131

$189,900

3 bd · 2.0 ba · 1,260 sqft · SingleFamily public records · 32 Days on market

Built 2013 2.08 ac lot Est $210k · 10% under

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Why this score? — see what drove the D+ 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).

• ARV discount +11.9/15.0
• Appreciation +10.0/10.0
• Cash flow +8.2/30.0
• 1% rule +3.3/10.0
• Livability +3.0/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0

Listing remarks MLS

Welcome home! A must see modern NEW BUILD ranch nestled on 2.8 acres of gorgeous land! Enjoy country living , yet this location is minutes away from Route 81! This open floor plan is loaded with charm and modern features! Huge kitchen featuring oak kitchen cabinets, stainless steel appliances, gas stove, and gorgeous concrete countertops! Enjoy a one floor living with two full bathrooms! Spacious master suite has large closet space & a private bathroom. Step into awesome with the gorgeous radiant floors Keeping the environment cozy all season long! Plenty of space in this oversized two car garage!! This house is in USDA qualifying area!

Key facts

• Open floor plan
• Large garage
• Plenty of storage

Tags

• OPEN FLOOR PLAN
• RADIANT HEAT
• LARGE GARAGE
• PLENTY OF STORAGE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $-180 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $158k (16.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $158k (16.7% below list).
• Recommended offer: $158k (16.7% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 60/100 on livability (#976 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: crime F, amenities F, commute F.
• Altmar-Parish-Williamstown Central School District (rural): math 31% / reading 31% proficiency, ranked #573 of 590 in NY (top 97%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Altmar-Parish-Williamstown Elementary School (math 19% / reading 33%, grade F, #1,816 of 2,108 statewide, top 86%, 602 students, 58% FRL); Altmar-Parish-Williamstown Jr/Sr High School (math 47% / reading 27%, grade F, #1,069 of 1,100 statewide, top 98%, 464 students, 57% FRL).
• Market conditions: 31 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 $20k of equity ($1k loan paydown + $19k 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.
• By year 2, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($184k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y 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 $122k; list at $190k implies a 56% gain — meaningful room to come down on a strong offer.

Recommended offer $158,166 (16.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.83% ✗
• Cap rate: 5.16%
• Cash-on-cash: -4.05%
• DSCR: 0.82
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $210,420
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
236 Bangall Rd	0.15mi	3/1.5	1,294 (+3%)	22mo	$206,000	$159	68
146 Bangall Rd	0.54mi	3/2.0	1,350 (+7%)	6mo	$225,000	$167	58

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: 21.4%
• Equity multiple: 2.73×
• Total profit: $92,079
• Equity at exit: $171,077

10-year hold

• IRR: 19.4%
• Equity multiple: 6.27×
• Total profit: $280,345
• Equity at exit: $368,934

Cash invested: $53,172 (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 13131

• Home prices YoY: 32.2%
• Active inventory: 31
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,582 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$354 /mo · $4,252/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $-180

Break-even live

Break-even rent $1,809

Max offer price $158,166

Occupancy floor —

Sensitivity live

Price	-10% $-72	-5% $-126	+0% $-180	+5% $-233	+10% $-287
Rent	-10% $-305	-5% $-242	+0% $-180	+5% $-117	+10% $-55
Rate	-1.0pp $-84	-0.5pp $-131	base $-180	+0.5pp $-229	+1.0pp $-279

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-04-20
   status Pending
2. 2026-03-22
   historical Active Under Contract
3. 2026-03-19
   listed $189,900 Active
4. 2017-11-22
   soldstatus $121,575
5. 2017-11-17
   soldstatus $121,575 Closed Sale or Rented 655-char remark

   Show marketing remark (655 chars)

   Welcome home! A must see modern NEW BUILD ranch nestled on 2.8 acres of gorgeous land! Enjoy country living , yet this location is minutes away from Route 81! This open floor plan is loaded with charm and modern features! Huge kitchen featuring oak kitchen cabinets, stainless steel appliances, gas stove, and gorgeous concrete countertops! Enjoy a one floor living with two full bathrooms! Spacious master suite has large closet space & a private bathroom. Step into awesome with the gorgeous radiant floors Keeping the environment cozy all season long! Plenty of space in this oversized two car garage!! This house is in USDA qualifying area!

6. 2017-10-02
   status Under Contract- Do Not Show 655-char remark

   Show marketing remark (655 chars)

   Welcome home! A must see modern NEW BUILD ranch nestled on 2.8 acres of gorgeous land! Enjoy country living , yet this location is minutes away from Route 81! This open floor plan is loaded with charm and modern features! Huge kitchen featuring oak kitchen cabinets, stainless steel appliances, gas stove, and gorgeous concrete countertops! Enjoy a one floor living with two full bathrooms! Spacious master suite has large closet space & a private bathroom. Step into awesome with the gorgeous radiant floors Keeping the environment cozy all season long! Plenty of space in this oversized two car garage!! This house is in USDA qualifying area!

7. 2017-09-25
   historical Continue to Show- Under Contract 655-char remark

   Show marketing remark (655 chars)

   Welcome home! A must see modern NEW BUILD ranch nestled on 2.8 acres of gorgeous land! Enjoy country living , yet this location is minutes away from Route 81! This open floor plan is loaded with charm and modern features! Huge kitchen featuring oak kitchen cabinets, stainless steel appliances, gas stove, and gorgeous concrete countertops! Enjoy a one floor living with two full bathrooms! Spacious master suite has large closet space & a private bathroom. Step into awesome with the gorgeous radiant floors Keeping the environment cozy all season long! Plenty of space in this oversized two car garage!! This house is in USDA qualifying area!

8. 2017-08-21
   price $119,900 655-char remark

   Show marketing remark (655 chars)

   Welcome home! A must see modern NEW BUILD ranch nestled on 2.8 acres of gorgeous land! Enjoy country living , yet this location is minutes away from Route 81! This open floor plan is loaded with charm and modern features! Huge kitchen featuring oak kitchen cabinets, stainless steel appliances, gas stove, and gorgeous concrete countertops! Enjoy a one floor living with two full bathrooms! Spacious master suite has large closet space & a private bathroom. Step into awesome with the gorgeous radiant floors Keeping the environment cozy all season long! Plenty of space in this oversized two car garage!! This house is in USDA qualifying area!

9. 2017-07-31
   listed $124,900 Active 655-char remark

   Show marketing remark (655 chars)

   Welcome home! A must see modern NEW BUILD ranch nestled on 2.8 acres of gorgeous land! Enjoy country living , yet this location is minutes away from Route 81! This open floor plan is loaded with charm and modern features! Huge kitchen featuring oak kitchen cabinets, stainless steel appliances, gas stove, and gorgeous concrete countertops! Enjoy a one floor living with two full bathrooms! Spacious master suite has large closet space & a private bathroom. Step into awesome with the gorgeous radiant floors Keeping the environment cozy all season long! Plenty of space in this oversized two car garage!! This house is in USDA qualifying area!

10. 2017-02-03
    historical
11. 2016-10-29
    listed $139,900 Active
12. 2002-06-28
    soldstatus $16,500

ⓘ 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: $4,252 · $354/mo
• Projected year-2 tax: $4,252 · $354/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 ≥92°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: $18,983
• − Mortgage interest: −$10,637
• − Property taxes: −$4,252
• − Insurance: −$950
• − Repairs & maintenance: −$1,519
• − Management: −$1,519
• − Depreciation: −$5,524
• Taxable loss: −$5,418
• Est. tax savings @ 24.0%: +$1,300
• After-tax cash flow: $-855/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: Altmar-Parish-Williamstown Central School District
• NCES district ID: 3602820
• Math proficiency: 31% ▼ -14.00%
• Reading proficiency: 31% ▼ -5.00%
• Median HH income: $49,728
• Composite: 27.01/100
• National rank: #7063
• State rank: #573 of 590 in NY

Livability — Parish

• Score: 60/100
• State rank: #976
• US rank: #19100

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,856

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 (92%)
• Race & ethnicity: White 92% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Lithuanian 4% Romanian 4% Slovak 2%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · French/Haitian/Cajun 2% Spanish 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: ▲ 105.37%
• Current HPI: 432.386
• 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

+1050.9% since first listed

12 events — show timeline

• 2026-04-20 Pending — CNYIS
• 2026-03-22 Contingent — CNYIS
• 2026-03-19 Listed $189,900 CNYIS
• 2017-11-22 Sold (Public Records) $121,575 Public Records
• 2017-11-17 Sold (MLS) $121,575 CNYIS
• 2017-10-02 Pending — CNYIS
• 2017-09-25 Contingent — CNYIS
• 2017-08-21 Price Changed $119,900 CNYIS
• 2017-07-31 Listed $124,900 CNYIS
• 2017-02-03 Listing Removed — CNYIS
• 2016-10-29 Listed $139,900 CNYIS
• 2002-06-28 Sold (Public Records) $16,500 Public Records

Property tax history

+4.3%/yr

Latest (2025): $4,252 · +14.6% YoY. Source: county tax records.