None · Manchester, NY 14432

$61,999

3 bd · 2.0 ba · 952 sqft · Manufactured · 36 Days on market

Built 2025 Good condition

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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
• ARV discount +7.5/15.0
• Schools +4.5/10.0
• Condition / age +3.8/5.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

STILL AVAILABLE! 2025 3 bedroom, 2 bath double-wide on corner lot. This well-maintained home will provide simple living for anyone who is starting out or looking to downsize. All kitchen appliances included. Washer and dryer are negotiable. Outdoor shed, also new, included with purchase. The kitchen features a laminate backsplash, Whirlpool appliances (dishwasher included!), soft close kitchen drawers, and high-quality dovetail constructed cabinetry. Come see how you can make this property your own. Delayed negotiations until 05/20/26 at 2:00 p. m.

Key facts

• Whirlpool appliances
• Outdoor shed
• Corner lot

Tags

• CORNER LOT
• OUTDOOR SHED
• WHIRLPOOL APPLIANCES
• SOFT CLOSE KITCHEN DRAWERS
• DOVETAIL CONSTRUCTED CABINETRY

Property features AI

Finance

• Financial info: Land lease payment: $550/month
• HOA & community: Has land lease

Exterior

• Parking: No garage
• Utilities: Electricity connected; Public water connected; Sewer connected
• Home design: Single-story double-wide mobile home (Cavco); Resale property
• Construction: Block foundation; Block and concrete construction with vinyl siding; Existing structure
• Exterior features: Gravel driveway; Leased propane tank; Shed(s) and additional storage; Corner, rectangular lot

Interior

• Kitchen: Dishwasher; Gas oven; Gas range; Microwave; Range hood; Refrigerator; Exhaust fan
• Bedrooms: Three main-level bedrooms
• Flooring: Vinyl and varied flooring
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Propane heating; Window air conditioning units
• Interior features: Eat-in kitchen; Bedroom on main level
• Laundry & utility: Laundry on the main level; Propane water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $62k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $403 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $62k).
• Recommended offer: $60k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#562 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: schools D, employment D, amenities F.
• Manchester-Shortsville Central School District (Red Jacket) (rural): math 49% / reading 54% proficiency, ranked #343 of 590 in NY (top 58%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 20 active listings in the ZIP; 284 units permitted in Ontario County in 2024 (69 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $428 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Ontario County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($60k) is reasonable based on typical stale-listing flexibility.

Recommended offer $60,139 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% 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. 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: 1.70% ✓
• Cap rate: 14.09%
• Cash-on-cash: 27.86%
• DSCR: 2.24
• GRM: 4.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 22.0%
• Equity multiple: 1.90×
• Total profit: $15,636
• Equity at exit: $9,244

10-year hold

• IRR: 30.1%
• Equity multiple: 3.69×
• Total profit: $46,729
• Equity at exit: $5,361

Cash invested: $17,360 (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 14432

• Home prices YoY: -4.4%
• Active inventory: 20
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,052 medium
• Mortgage (P&I): −$325
• Tax est. 1.5%: −$77 /mo · $930/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $403

Break-even live

Break-even rent $542

Max offer price $61,999

Occupancy floor 57%

Sensitivity live

Price	-10% $446	-5% $424	+0% $403	+5% $382	+10% $360
Rent	-10% $320	-5% $361	+0% $403	+5% $445	+10% $486
Rate	-1.0pp $434	-0.5pp $419	base $403	+0.5pp $387	+1.0pp $371

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: $15,500
• Closing costs: $1,860
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   price $61,999 Active 36 DOM
2. 2026-06-18
   days on market $64,999 Active 36 DOM
3. 2026-06-17
   days on market $64,999 Active 35 DOM
4. 2026-06-16
   days on market $64,999 Active 34 DOM
5. 2026-06-15
   days on market $64,999 Active 33 DOM
6. 2026-06-13
   days on market $64,999 Active 31 DOM
7. 2026-06-13
   days on market $64,999 Active 30 DOM
8. 2026-06-10
   days on market $64,999 Active 28 DOM
9. 2026-06-09
   days on market $64,999 Active 27 DOM
10. 2026-06-09
    days on market $64,999 Active 26 DOM
11. 2026-06-07
    days on market $64,999 Active 25 DOM
12. 2026-06-05
    days on market $64,999 Active 22 DOM
13. 2026-06-03
    days on market $64,999 Active 21 DOM
14. 2026-06-03
    days on market $64,999 Active 20 DOM
15. 2026-06-01
    days on market $64,999 Active 19 DOM
16. 2026-05-31
    days on market $64,999 Active 18 DOM
17. 2026-05-21
    historical Active Under Contract
18. 2026-05-12
    listed $64,999 Active

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥96°F today · 16 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: $12,630
• − Mortgage interest: −$3,473
• − Property taxes: −$930
• − Insurance: −$310
• − Repairs & maintenance: −$1,010
• − Management: −$1,010
• − Depreciation: −$1,804
• Taxable income: $4,092
• Est. tax owed @ 24.0%: −$982
• After-tax cash flow: $3,854/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 · 2 photos

Good 75/100 Cosmetic rehab

This well-maintained mobile home is in good condition with no major repairs needed. It offers a good return on investment with minor cosmetic updates that can significantly increase its resale and rental value.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and property value
• Both Landscaping — Improves curb appeal and enhances property value
• Both Replace shed — A new shed can add value and functionality

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and property value ↑
• Both Landscaping — Improves curb appeal and enhances property value ↑
• Both Replace shed — A new shed can add value and functionality ↑

ⓘ 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: Manchester-Shortsville Central School District (Red Jacket)
• NCES district ID: 3624270
• Math proficiency: 49% ▼ -6.00%
• Reading proficiency: 54% ▲ 11.00%
• Median HH income: $56,758
• Composite: 44.66/100
• National rank: #2768
• State rank: #343 of 590 in NY

Livability — Manchester

• Score: 68/100
• State rank: #562
• US rank: #10095

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 1,655
• Population (ZIP): 5,583

Population outlook (Ontario County) Hauer SSP2

• Today (2025): 111,230 people
• By 2030: 111,401 · +0.2%
• By 2040: 109,535 · -1.5%
• By 2050: 104,895 · -5.7%
• By 2075: 92,999 · -16.4%
• By 2100: 73,723 · -33.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Two or more races 11% Hispanic / Latino 5%
• Hispanic origin (detail): Puerto Rican 4%
• Common ancestry: Iranian 9% Romanian 3% Italian 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Ontario

• 2024 margin: Toss-up / Even · D 49.4% · R 50.6%
• 2008→2024 swing: -1.0pp toward R · 2008: -0.1pp · 2024: -1.2pp
• All cycles: 2024: R+1.2 2020: R+0.0 2016: R+8.6 2012: R+1.6 2008: R+0.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -13.01%
• Current HPI: 283.0276
• 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

2 events — show timeline

• 2026-05-21 Contingent — UNYREIS
• 2026-05-12 Listed $64,999 UNYREIS