239 County Route 8 · Fulton, NY 13069

$145,000

1 bd · 1.0 ba · 980 sqft · Manufactured public records · 56 Days on market

Built 1989 1.81 ac lot Est $135k · 7% over

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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).

• Cash flow +14.9/30.0
• Appreciation +8.4/10.0
• DSCR +4.6/10.0
• ARV discount +4.3/15.0
• Schools +3.8/10.0
• 1% rule +3.7/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This property has all the essentials for country living. Water from own well, electric, and septic. RV area with hook-ups available. Lot has been cleared and leveled surrounded by scenic natural landscapes a gardeners dream landscape design waiting to be created. 1988 singlewide mobile-home needs TLC, Cash only will need rehab. Will make a beautiful parcel for new build if you are looking to build new. 32x32 garage has been converted into a workshop sitting on a concrete slab. Can easily be restored to 1.5 garage. Current workshop partitions, work benches and cabinets will remain. Wood stove heats garage through winter. Wood logs will remain. This property will not last at asking price! Must make appointment. Survey never done and will be at buyers expense.

Key facts

• Scenic acreage
• Modern updates
• New roof

Tags

• RENOVATED COUNTRY RETREAT
• SCENIC ACREAGE
• MODERN UPDATES
• REMODELED INSIDE AND OUT
• NEW ROOF
• NEW WINDOWS

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $145k.

Deal economics

• At list price, monthly cash flow is $43 ($514/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $127k (12.7% below list).
• Recommended offer: $127k (12.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#907 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D, schools D-, 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: 116 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 $11k of equity ($1k loan paydown + $10k appreciation (6.8% 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 (6.8% appreciation + 3.0% rent growth), your $41k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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 $38k; list at $145k implies a 282% gain — meaningful room to come down on a strong offer.

Recommended offer $126,618 (12.7% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
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: 0.87% ✗
• Cap rate: 6.65%
• Cash-on-cash: 1.27%
• DSCR: 1.06
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $135,240
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
239 County Route 8	0.00mi	2/1.0 (+1)	980 (0%)	0mo	$135,500	$138	95

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

Projected returns pro-forma

6.75% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.1%
• Equity multiple: 2.26×
• Total profit: $51,098
• Equity at exit: $98,082

10-year hold

• IRR: 17.5%
• Equity multiple: 4.61×
• Total profit: $146,731
• Equity at exit: $184,180

Cash invested: $40,600 (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 13069

• Home prices YoY: 2.3%
• Active inventory: 116
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,266 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$137 /mo · $1,640/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $43

Break-even live

Break-even rent $1,212

Max offer price $145,000

Occupancy floor 92%

Sensitivity live

Price	-10% $125	-5% $84	+0% $43	+5% $2	+10% $-39
Rent	-10% $-57	-5% $-7	+0% $43	+5% $93	+10% $143
Rate	-1.0pp $116	-0.5pp $80	base $43	+0.5pp $5	+1.0pp $-33

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-04-19
   status Pending
2. 2026-02-21
   listed $145,000 Active
3. 2025-12-31
   historical
4. 2025-10-06
   listed $65,000 Active
5. 2023-11-15
   soldstatus $38,000 Closed Sale or Rented 767-char remark

   Show marketing remark (767 chars)

   This property has all the essentials for country living. Water from own well, electric, and septic. RV area with hook-ups available. Lot has been cleared and leveled surrounded by scenic natural landscapes a gardeners dream landscape design waiting to be created. 1988 singlewide mobile-home needs TLC, Cash only will need rehab. Will make a beautiful parcel for new build if you are looking to build new. 32x32 garage has been converted into a workshop sitting on a concrete slab. Can easily be restored to 1.5 garage. Current workshop partitions, work benches and cabinets will remain. Wood stove heats garage through winter. Wood logs will remain. This property will not last at asking price! Must make appointment. Survey never done and will be at buyers expense.

6. 2023-07-29
   status Under Contract- Do Not Show 767-char remark

   Show marketing remark (767 chars)

   This property has all the essentials for country living. Water from own well, electric, and septic. RV area with hook-ups available. Lot has been cleared and leveled surrounded by scenic natural landscapes a gardeners dream landscape design waiting to be created. 1988 singlewide mobile-home needs TLC, Cash only will need rehab. Will make a beautiful parcel for new build if you are looking to build new. 32x32 garage has been converted into a workshop sitting on a concrete slab. Can easily be restored to 1.5 garage. Current workshop partitions, work benches and cabinets will remain. Wood stove heats garage through winter. Wood logs will remain. This property will not last at asking price! Must make appointment. Survey never done and will be at buyers expense.

7. 2023-07-28
   listed $40,000 Active 767-char remark

   Show marketing remark (767 chars)

   This property has all the essentials for country living. Water from own well, electric, and septic. RV area with hook-ups available. Lot has been cleared and leveled surrounded by scenic natural landscapes a gardeners dream landscape design waiting to be created. 1988 singlewide mobile-home needs TLC, Cash only will need rehab. Will make a beautiful parcel for new build if you are looking to build new. 32x32 garage has been converted into a workshop sitting on a concrete slab. Can easily be restored to 1.5 garage. Current workshop partitions, work benches and cabinets will remain. Wood stove heats garage through winter. Wood logs will remain. This property will not last at asking price! Must make appointment. Survey never done and will be at buyers expense.

ⓘ 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: $1,640 · $137/mo
• Projected year-2 tax: $2,045 · $170/mo
• Expected delta: +$405/yr (+$34/mo · 24.7%)

ⓘ 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 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,194
• − Mortgage interest: −$8,122
• − Property taxes: −$1,640
• − Insurance: −$725
• − Repairs & maintenance: −$1,216
• − Management: −$1,216
• − Depreciation: −$4,218
• Taxable loss: −$1,942
• Est. tax savings @ 24.0%: +$466
• After-tax cash flow: $980/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 — Fulton

• Score: 61/100
• State rank: #907
• US rank: #17723

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 23,176

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 (93%)
• Race & ethnicity: White 93% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Lithuanian 6% Romanian 6% Iranian 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% German/W. Germanic 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: ▲ 6.75%
• Current HPI: 304.443
• 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

+262.5% since first listed

7 events — show timeline

• 2026-04-19 Pending — CNYIS
• 2026-02-21 Listed $145,000 CNYIS
• 2025-12-31 Listing Removed — CNYIS
• 2025-10-06 Listed $65,000 CNYIS
• 2023-11-15 Sold (MLS) $38,000 CNYIS
• 2023-07-29 Pending — CNYIS
• 2023-07-28 Listed $40,000 CNYIS

Property tax history

+22.8%/yr

Latest (2025): $1,640 · +1.0% YoY. Source: county tax records.