252 Cornell Rd · Parish, NY 13076

$148,500

3 bd · 2.0 ba · 1,080 sqft · Manufactured public records · 66 Days on market

Built 1997 1.51 ac lot $138/sqft · 17% below area Est $179k · 17% 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 +15.0/15.0
• Appreciation +9.3/10.0
• Cash flow +8.1/30.0
• Schools +3.5/10.0
• Livability +3.0/5.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0

Listing remarks MLS

Sweet, affordable, updated ranch with just over 1.5 acres! Enjoy the peaceful seclusion of country living on a partially wooded lot with modern amenities like Central Air, vinyl siding & 2 full renovated baths! The open main living space with vaulted ceiling & fabulous natural light makes entertaining easy & the cute rear deck offers gorgeous views of the rustic landscape beyond the lush yard. A 1st-floor laundry room conveniently sits next to the bright, open kitchen area while the primary suite with a coveted sliding barn door & giant walk-in closet at the dressing area of the remodeled primary en suite bath with 2 sinks will leave you swooning! 2 ample bedrooms with good-sized closets are found at the other side of the home near the massive 2nd full bath with lovely updates including a vintage soaking tub! Sleek vinyl flooring throughout most rooms and overhead ceiling fans, too! The front deck/porch offers space to relax with your morning coffee & a shed next to the driveway provides valuable storage for outdoor items! Don't miss this chance at your very own slice of rural serenity in the Central Square School District! * * SELLER WILL ONLY CONSIDER CASH OFFERS. * * SHOWINGS START 4/17.

Key facts

• Renovated baths
• Updated ranch
• Partially wooded lot

Tags

• UPDATED RANCH
• PARTIALLY WOODED LOT
• CENTRAL AIR
• VINYL SIDING
• RENOVATED BATHS
• OPEN MAIN LIVING SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $148k.

Deal economics

• At list price, monthly cash flow is $-144 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $123k (17.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $117k (21.4% below list).
• Recommended offer: $117k (21.4% below list) — sets the bar for 1% rule.

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.
• Central Square Central School District (suburban): math 40% / reading 40% proficiency, ranked #507 of 590 in NY (top 86%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Hastings Mallory Elementary School (math 32% / reading 47%, grade F, #1,444 of 2,108 statewide, top 71%, 394 students, 54% FRL); Central Square Middle School (math 19% / reading 35%, grade F, #587 of 729 statewide, top 81%, 833 students, 45% FRL); Paul V Moore High School (math 91% / reading 75%, grade A, #440 of 1,100 statewide, top 40%, 1,101 students, 44% FRL).
• Market conditions: 16 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 $14k of equity ($1k loan paydown + $13k appreciation (8.6% local appreciation)).
• Oswego County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• 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 66 days — a 6% lower offer ($140k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y ago; this cycle's ask has dropped $9k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $95k; list at $148k implies a 56% gain — meaningful room to come down on a strong offer.

Recommended offer $116,699 (21.4% 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 66 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
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. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.79% ✗
• Cap rate: 5.13%
• Cash-on-cash: -4.15%
• DSCR: 0.82
• GRM: 10.6

CMA / ARV

• ARV (median comp): $178,966
• List price: $148,500
• Delta: -17.02%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
247 Cornell Rd	0.05mi	3/2.0	1,188 (+10%)	7mo	$170,000	$143	75

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

Projected returns pro-forma

8.62% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.3%
• Equity multiple: 2.40×
• Total profit: $58,020
• Equity at exit: $119,152

10-year hold

• IRR: 17.2%
• Equity multiple: 5.23×
• Total profit: $175,693
• Equity at exit: $242,826

Cash invested: $41,580 (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 13076

• Home prices YoY: 2.6%
• Active inventory: 16
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,167 medium
• Mortgage (P&I): −$779
• Tax from tax record: −$225 /mo · $2,699/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $-144

Break-even live

Break-even rent $1,349

Max offer price $123,125

Occupancy floor —

Sensitivity live

Price	-10% $-60	-5% $-102	+0% $-144	+5% $-186	+10% $-228
Rent	-10% $-236	-5% $-190	+0% $-144	+5% $-98	+10% $-51
Rate	-1.0pp $-69	-0.5pp $-106	base $-144	+0.5pp $-182	+1.0pp $-221

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: $37,125
• Closing costs: $4,455
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $148,500 Active 66 DOM
2. 2026-06-21
   days on market $148,500 Active 65 DOM
3. 2026-06-18
   days on market $148,500 Active 63 DOM
4. 2026-06-17
   days on market $148,500 Active 62 DOM
5. 2026-06-16
   days on market $148,500 Active 61 DOM
6. 2026-06-15
   days on market $148,500 Active 60 DOM
7. 2026-06-13
   days on market $148,500 Active 58 DOM
8. 2026-06-12
   days on market $148,500 Active 57 DOM
9. 2026-06-09
   days on market $148,500 Active 54 DOM
10. 2026-06-08
    days on market $148,500 Active 53 DOM
11. 2026-06-07
    days on market $148,500 Active 52 DOM
12. 2026-06-07
    days on market $148,500 Active 51 DOM
13. 2026-06-04
    days on market $148,500 Active 48 DOM
14. 2026-06-03
    price $148,500 Active 47 DOM
15. 2026-06-02
    days on market $152,000 Active 47 DOM
16. 2026-06-01
    days on market $152,000 Active 46 DOM
17. 2026-05-31
    days on market $152,000 Active 45 DOM
18. 2026-04-30
    price $152,000 1242-char remark

    Show marketing remark (1242 chars)

    Sweet, affordable, updated ranch with just over 1.5 acres! Enjoy the peaceful seclusion of country living on a partially wooded lot with modern amenities like Central Air, vinyl siding & 2 full renovated baths! The open main living space with vaulted ceiling & fabulous natural light makes entertaining easy & the cute rear deck offers gorgeous views of the rustic landscape beyond the lush yard. A 1st-floor laundry room conveniently sits next to the bright, open kitchen area while the primary suite with a coveted sliding barn door & giant walk-in closet at the dressing area of the remodeled primary en suite bath with 2 sinks will leave you swooning! 2 ample bedrooms with good-sized closets are found at the other side of the home near the massive 2nd full bath with lovely updates including a vintage soaking tub! Sleek vinyl flooring throughout most rooms and overhead ceiling fans, too! The front deck/porch offers space to relax with your morning coffee & a shed next to the driveway provides valuable storage for outdoor items! Don't miss this chance at your very own slice of rural serenity in the Central Square School District! * * SELLER WILL ONLY CONSIDER CASH OFFERS. * * SHOWINGS START 4/17.

19. 2026-04-15
    listed $157,500 Active 1242-char remark

    Show marketing remark (1242 chars)

    Sweet, affordable, updated ranch with just over 1.5 acres! Enjoy the peaceful seclusion of country living on a partially wooded lot with modern amenities like Central Air, vinyl siding & 2 full renovated baths! The open main living space with vaulted ceiling & fabulous natural light makes entertaining easy & the cute rear deck offers gorgeous views of the rustic landscape beyond the lush yard. A 1st-floor laundry room conveniently sits next to the bright, open kitchen area while the primary suite with a coveted sliding barn door & giant walk-in closet at the dressing area of the remodeled primary en suite bath with 2 sinks will leave you swooning! 2 ample bedrooms with good-sized closets are found at the other side of the home near the massive 2nd full bath with lovely updates including a vintage soaking tub! Sleek vinyl flooring throughout most rooms and overhead ceiling fans, too! The front deck/porch offers space to relax with your morning coffee & a shed next to the driveway provides valuable storage for outdoor items! Don't miss this chance at your very own slice of rural serenity in the Central Square School District! * * SELLER WILL ONLY CONSIDER CASH OFFERS. * * SHOWINGS START 4/17.

20. 2016-08-10
    historical
21. 2016-07-14
    listed $50,000 Active
22. 2016-06-22
    price $50,000
23. 1998-05-06
    soldstatus $95,000

ⓘ 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: $2,699 · $225/mo
• Projected year-2 tax: $2,699 · $225/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 ≥93°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: $14,004
• − Mortgage interest: −$8,318
• − Property taxes: −$2,699
• − Insurance: −$742
• − Repairs & maintenance: −$1,120
• − Management: −$1,120
• − Depreciation: −$4,320
• Taxable loss: −$4,317
• Est. tax savings @ 24.0%: +$1,036
• After-tax cash flow: $-688/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: Central Square Central School District
• NCES district ID: 3606900
• Math proficiency: 40% ▼ -18.00%
• Reading proficiency: 40% ▼ -12.00%
• Median HH income: $55,807
• Composite: 35.05/100
• National rank: #5035
• State rank: #507 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): 2,521

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 (94%)
• Race & ethnicity: White 94% Two or more races 3% Hispanic / Latino 2% Asian 1%
• Common ancestry: Iranian 5% Lithuanian 5% Romanian 4%
• Foreign-born: 3% · Philippines
• Languages at home: 95% English-only · Other Indo-European 3% Other Asian/Pacific 1% Spanish 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: ▲ 8.62%
• Current HPI: 333.4308
• 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

+60.0% since first listed

6 events — show timeline

• 2026-04-30 Price Changed $152,000 CNYIS
• 2026-04-15 Listed $157,500 CNYIS
• 2016-08-10 Listing Removed — CNYIS
• 2016-07-14 Listed $50,000 CNYIS
• 2016-06-22 Price Changed $50,000 WNYREIS
• 1998-05-06 Sold (Public Records) $95,000 Public Records

Property tax history

+1.1%/yr

Latest (2025): $2,699 · -0.2% YoY. Source: county tax records.