4666 County Road 24 · Hannawa Falls, NY 13684

$72,800

3 bd · 2.0 ba · 1,176 sqft · Manufactured · 29 Days on market

Built 2005 Fair condition 0.97 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +8.6/10.0
• ARV discount +7.5/15.0
• Schools +3.9/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

Double-wide manufactured home located in a rural setting. The property is only 11 miles from Canton and 16 miles from Potsdam.

Key facts

• 11 miles from canton
• Rural setting
• 0.97 acre lot

Tags

• DOUBLE-WIDE MANUFACTURED HOME
• RURAL SETTING
• 11 MILES FROM CANTON
• 16 MILES FROM POTSDAM

Property features AI

Exterior

• Utilities: Well water (private)
• Home design: Manufactured home; Single-story
• Construction: Vinyl siding; Metal roof; Slab foundation; Built as a residential manufactured home
• Exterior features: Irregular lot

Interior

• Kitchen: Dishwasher; Microwave
• Bedrooms: 6 total rooms (bedroom count not specified)
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Kerosene heating
• Interior features: Electric water heater; Disposal; Water purifier
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $73k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $366 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $73k).
• Recommended offer: $72k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#537 in NY) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A; Watch: health & safety C-, amenities F, commute F.
• Edwards-Knox Central School District (rural): math 40% / reading 52% proficiency, ranked #454 of 590 in NY (top 77%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Edwards-Knox Elementary School (math 37% / reading 47%, grade F, #1,361 of 2,108 statewide, top 67%, 294 students, 56% FRL); Edwards-Knox Junior-Senior High School (math 52% / reading 57%, grade C-, #912 of 1,100 statewide, top 85%, 221 students, 59% FRL) — zoned schools at 58% FRL track the district average.
• Market conditions: 10 active listings in the ZIP; 215 units permitted in St. Lawrence County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($503 loan paydown + $5k appreciation (7.1% local appreciation)).
• St. Lawrence County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (7.1% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($72k) is reasonable based on typical stale-listing flexibility.

Recommended offer $71,708 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-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. 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: 1.51% ✓
• Cap rate: 12.32%
• Cash-on-cash: 21.52%
• DSCR: 1.96
• GRM: 5.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

7.12% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 35.4%
• Equity multiple: 3.42×
• Total profit: $49,247
• Equity at exit: $51,004

10-year hold

• IRR: 32.1%
• Equity multiple: 7.17×
• Total profit: $125,704
• Equity at exit: $97,392

Cash invested: $20,384 (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 13684

• Home prices YoY: 2.0%
• Active inventory: 10
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,100 medium
• Mortgage (P&I): −$382
• Tax est. 1.5%: −$91 /mo · $1,092/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $366

Break-even live

Break-even rent $637

Max offer price $72,800

Occupancy floor 62%

Sensitivity live

Price	-10% $416	-5% $391	+0% $366	+5% $340	+10% $315
Rent	-10% $279	-5% $322	+0% $366	+5% $409	+10% $452
Rate	-1.0pp $402	-0.5pp $384	base $366	+0.5pp $347	+1.0pp $328

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: $18,200
• Closing costs: $2,184
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-09
   days on market $72,800 Active 29 DOM
2. 2026-06-08
   days on market $72,800 Active 28 DOM
3. 2026-06-07
   days on market $72,800 Active 27 DOM
4. 2026-06-05
   days on market $72,800 Active 25 DOM
5. 2026-06-04
   days on market $72,800 Active 23 DOM
6. 2026-06-02
   days on market $72,800 Active 22 DOM
7. 2026-06-01
   days on market $72,800 Active 21 DOM
8. 2026-05-31
   days on market $72,800 Active 20 DOM
9. 2026-05-11
   listed $72,800 Active 126-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥92°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,196
• − Mortgage interest: −$4,078
• − Property taxes: −$1,092
• − Insurance: −$364
• − Repairs & maintenance: −$1,056
• − Management: −$1,056
• − Depreciation: −$2,118
• Taxable income: $3,433
• Est. tax owed @ 24.0%: −$824
• After-tax cash flow: $3,564/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.

Condition & rehab AI · 13 photos

Fair 45/100 Moderate rehab

This double-wide manufactured home requires extensive repairs and updates to improve its condition and increase its resale and rental value.

Repairs flagged

• Major roof — Significant damage is visible in the independent image.
• Major exterior siding — Peeling paint and siding damage are evident.
• Major flooring — Worn flooring in the kitchen and living area needs replacement.
• Major interior walls — Peeling paint and unfinished walls require repainting and finishing.
• Major HVAC system — The system appears old and worn, likely requiring replacement or major repair.
• Major landscaping — Overgrown grass and debris need removal and landscaping improvements.

Value-add opportunities

• Both New roof — A new roof would significantly improve the home's appearance and value.
• Both Exterior siding repair and painting — Repairing and repainting the siding would enhance curb appeal and value.
• Both New flooring — Replacing worn flooring would improve the living space and increase value.
• Both Interior wall finishing and repainting — Repainting and finishing the interior walls would make the home more attractive and increase value.
• Both New HVAC system — Upgrading the HVAC system would improve comfort and energy efficiency, increasing both resale and rental value.
• Both Landscaping and curb appeal improvements — A well-maintained and landscaped exterior would enhance curb appeal and increase value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Significant damage is visible in the independent image.	Major	$15,000–50,000
exterior siding · Peeling paint and siding damage are evident.	Major	$15,000–50,000
flooring · Worn flooring in the kitchen and living area needs replacement.	Major	$15,000–50,000
interior walls · Peeling paint and unfinished walls require repainting and finishing.	Major	$15,000–50,000
HVAC system · The system appears old and worn, likely requiring replacement or major repair.	Major	$15,000–50,000
landscaping · Overgrown grass and debris need removal and landscaping improvements.	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Both New roof — A new roof would significantly improve the home's appearance and value. ↑
• Both Exterior siding repair and painting — Repairing and repainting the siding would enhance curb appeal and value. ↑
• Both New flooring — Replacing worn flooring would improve the living space and increase value. ↑
• Both Interior wall finishing and repainting — Repainting and finishing the interior walls would make the home more attractive and increase value. ↑
• Both New HVAC system — Upgrading the HVAC system would improve comfort and energy efficiency, increasing both resale and rental value. ↑
• Both Landscaping and curb appeal improvements — A well-maintained and landscaped exterior would enhance curb appeal and increase value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Edwards-Knox Central School District
• NCES district ID: 3600003
• Math proficiency: 40% ▲ 1.00%
• Reading proficiency: 52% ▲ 20.00%
• Median HH income: $44,756
• Composite: 38.92/100
• National rank: #4091
• State rank: #454 of 590 in NY

Livability — Hannawa Falls

• Score: 68/100
• State rank: #537
• US rank: #9683

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 159
• Population (ZIP): 1,105

Population outlook (St. Lawrence County) Hauer SSP2

• Today (2025): 110,027 people
• By 2030: 107,455 · -2.3%
• By 2040: 100,492 · -8.7%
• By 2050: 94,254 · -14.3%
• By 2075: 80,175 · -27.1%
• By 2100: 63,140 · -42.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 2% Black 1%
• Common ancestry: Lithuanian 8% Slovak 4% German 2%
• Foreign-born: 1%
• Languages at home: 90% English-only · German/W. Germanic 9% Spanish 1%

Political lean MEDSL · St. Lawrence

• 2024 margin: R (+18.0) · D 41.0% · R 59.0%
• 2008→2024 swing: -34.3pp toward R · 2008: 16.3pp · 2024: -18.0pp
• All cycles: 2024: R+18.0 2020: R+11.7 2016: R+10.8 2012: D+16.6 2008: D+16.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.12%
• Current HPI: 362.4226
• 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

1 event — show timeline

• 2026-05-11 Listed $72,800 SLCMLS