388 County Route 11 · Constantia, NY 13167

$89,900

2 bd · 2.0 ba · 1,001 sqft · Manufactured · 287 Days on market

Built 2023 Good condition $90/sqft · 23% below area Est $117k · 23% under ↓ 31% since listing

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Why this score? — see what drove the A 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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +8.9/10.0
• Condition / age +3.8/5.0
• Schools +3.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0

Listing remarks MLS

Make this two-year young, like new, single wide manufactured home yours. Currently located in a quiet, desirable community, Woodland Manor. Two bedrooms, two full bathrooms, with in home laundry. Move right in, low maintenance home. The lot currently comes with a shed. You can leave the home where it is (with an approved application to the park), or move to your own location, the choice is yours. The Woodland Manor Community is located in the Central Square School District. This community is less than 10 minutes to Central Square for all your necessities, and 8 minutes to the shores of Oneida Lake for recreational fun. Furniture is negotiable.

Key facts

• Shed
• In home laundry
• Fully furnished

Tags

• IN HOME LAUNDRY
• FULLY FURNISHED
• LOW MAINTENANCE
• SHED
• CENTRAL SQUARE SCHOOL DISTRICT

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $90k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $369 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.2% vs local median 3.3% in Constantia — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 65/100 on livability (#672 in NY) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: schools D-, 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.
• Market conditions: 26 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 $10k of equity ($622 loan paydown + $9k 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 $25k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 287 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.

Recommended offer $79,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 287 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
6. 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.
7. 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: 1.39% ✓
• Cap rate: 11.22%
• Cash-on-cash: 17.60%
• DSCR: 1.78
• GRM: 6.0

CMA / ARV

• ARV (median comp): $117,225
• List price: $89,900
• Delta: -23.31%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 37.4%
• Equity multiple: 3.88×
• Total profit: $72,495
• Equity at exit: $80,989

10-year hold

• IRR: 32.2%
• Equity multiple: 8.75×
• Total profit: $195,033
• Equity at exit: $174,656

Cash invested: $25,172 (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 13167

• Home prices YoY: 9.9%
• Active inventory: 26
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,254 medium
• Mortgage (P&I): −$471
• Tax est. 1.5%: −$112 /mo · $1,348/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $369

Break-even live

Break-even rent $786

Max offer price $89,900

Occupancy floor 66%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $89,900 Active 287 DOM
2. 2026-06-17
   days on market $89,900 Active 286 DOM
3. 2026-06-16
   days on market $89,900 Active 285 DOM
4. 2026-06-16
   remarks 653-char remark
5. 2026-06-15
   days on market $89,900 Active 284 DOM
6. 2026-06-13
   days on market $89,900 Active 282 DOM
7. 2026-06-12
   days on market $89,900 Active 281 DOM
8. 2026-06-09
   days on market $89,900 Active 278 DOM
9. 2026-06-08
   days on market $89,900 Active 277 DOM
10. 2026-06-07
    days on market $89,900 Active 276 DOM
11. 2026-06-07
    days on market $89,900 Active 275 DOM
12. 2026-06-04
    days on market $89,900 Active 272 DOM
13. 2026-06-02
    days on market $89,900 Active 271 DOM
14. 2026-06-01
    days on market $89,900 Active 270 DOM
15. 2026-05-31
    days on market $89,900 Active 269 DOM
16. 2026-05-08
    price $89,900 651-char remark

    Show marketing remark (651 chars)

    Make this two-year young, like new, single wide manufactured home yours. Currently located in a quiet, desirable community, Woodland Manor. Two bedrooms, two full bathrooms, with in home laundry. Move right in, low maintenance home. The lot currently comes with a shed. You can leave the home where it is (with an approved application to the park), or move to your own location, the choice is yours. The Woodland Manor Community is located in the Central Square School District. This community is less than 10 minutes to Central Square for all your necessities, and 8 minutes to the shores of Oneida Lake for recreational fun. Furniture is negotiable.

17. 2026-02-20
    price $95,000 651-char remark

    Show marketing remark (651 chars)

    Make this two-year young, like new, single wide manufactured home yours. Currently located in a quiet, desirable community, Woodland Manor. Two bedrooms, two full bathrooms, with in home laundry. Move right in, low maintenance home. The lot currently comes with a shed. You can leave the home where it is (with an approved application to the park), or move to your own location, the choice is yours. The Woodland Manor Community is located in the Central Square School District. This community is less than 10 minutes to Central Square for all your necessities, and 8 minutes to the shores of Oneida Lake for recreational fun. Furniture is negotiable.

18. 2025-12-14
    price $103,000 651-char remark

    Show marketing remark (651 chars)

    Make this two-year young, like new, single wide manufactured home yours. Currently located in a quiet, desirable community, Woodland Manor. Two bedrooms, two full bathrooms, with in home laundry. Move right in, low maintenance home. The lot currently comes with a shed. You can leave the home where it is (with an approved application to the park), or move to your own location, the choice is yours. The Woodland Manor Community is located in the Central Square School District. This community is less than 10 minutes to Central Square for all your necessities, and 8 minutes to the shores of Oneida Lake for recreational fun. Furniture is negotiable.

19. 2025-10-29
    price $119,000 651-char remark

    Show marketing remark (651 chars)

    Make this two-year young, like new, single wide manufactured home yours. Currently located in a quiet, desirable community, Woodland Manor. Two bedrooms, two full bathrooms, with in home laundry. Move right in, low maintenance home. The lot currently comes with a shed. You can leave the home where it is (with an approved application to the park), or move to your own location, the choice is yours. The Woodland Manor Community is located in the Central Square School District. This community is less than 10 minutes to Central Square for all your necessities, and 8 minutes to the shores of Oneida Lake for recreational fun. Furniture is negotiable.

20. 2025-10-09
    price $129,500 651-char remark

    Show marketing remark (651 chars)

    Make this two-year young, like new, single wide manufactured home yours. Currently located in a quiet, desirable community, Woodland Manor. Two bedrooms, two full bathrooms, with in home laundry. Move right in, low maintenance home. The lot currently comes with a shed. You can leave the home where it is (with an approved application to the park), or move to your own location, the choice is yours. The Woodland Manor Community is located in the Central Square School District. This community is less than 10 minutes to Central Square for all your necessities, and 8 minutes to the shores of Oneida Lake for recreational fun. Furniture is negotiable.

21. 2025-09-04
    listed $131,000 Active 651-char remark

    Show marketing remark (651 chars)

    Make this two-year young, like new, single wide manufactured home yours. Currently located in a quiet, desirable community, Woodland Manor. Two bedrooms, two full bathrooms, with in home laundry. Move right in, low maintenance home. The lot currently comes with a shed. You can leave the home where it is (with an approved application to the park), or move to your own location, the choice is yours. The Woodland Manor Community is located in the Central Square School District. This community is less than 10 minutes to Central Square for all your necessities, and 8 minutes to the shores of Oneida Lake for recreational fun. Furniture is negotiable.

ⓘ 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 FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥94°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,045
• − Mortgage interest: −$5,036
• − Property taxes: −$1,348
• − Insurance: −$450
• − Repairs & maintenance: −$1,204
• − Management: −$1,204
• − Depreciation: −$2,615
• Taxable income: $3,189
• Est. tax owed @ 24.0%: −$765
• After-tax cash flow: $3,665/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 · 0 photos

Good 75/100 Cosmetic rehab

This two-year-old manufactured home is in good condition with minor repairs needed. It offers a good balance of curb appeal and interior functionality, making it a solid investment.

Repairs flagged

• Minor Kitchen cabinets — Light wear and tear
• Minor Bathroom fixtures — Light wear and tear
• Minor Flooring — Worn carpet in some areas

Value-add opportunities

• Both Paint touch-ups — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace worn carpet — New carpet improves comfort and adds value
• Both Replace worn kitchen cabinets — New cabinets improve functionality and aesthetics
• Both Replace worn bathroom fixtures — New fixtures improve functionality and aesthetics

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Light wear and tear	Minor	$500–3,000
Bathroom fixtures · Light wear and tear	Minor	$500–3,000
Flooring · Worn carpet in some areas	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Both Paint touch-ups — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace worn carpet — New carpet improves comfort and adds value ↑
• Both Replace worn kitchen cabinets — New cabinets improve functionality and aesthetics ↑
• Both Replace worn bathroom fixtures — New fixtures improve functionality and aesthetics ↑

ⓘ 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: 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 — Constantia

• Score: 65/100
• State rank: #672
• US rank: #12597

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,984

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 (96%)
• Race & ethnicity: White 96% Two or more races 3%
• Common ancestry: Lithuanian 8% Romanian 7% Iranian 6%
• Foreign-born: 0%
• Languages at home: 98% English-only · 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: ▲ 29.53%
• Current HPI: 327.9799
• 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

-31.4% since first listed

6 events — show timeline

• 2026-05-08 Price Changed $89,900 CNYIS
• 2026-02-20 Price Changed $95,000 CNYIS
• 2025-12-14 Price Changed $103,000 CNYIS
• 2025-10-29 Price Changed $119,000 CNYIS
• 2025-10-09 Price Changed $129,500 CNYIS
• 2025-09-04 Listed $131,000 CNYIS