395 Federal Hill Rd 1 · Delhi, NY 13753

$70,000

2 bd · 1.0 ba · 650 sqft · Manufactured · 35 Days on market

Built 1960 0.85 ac lot $108/sqft · 73% below area

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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 +27.6/30.0
• Appreciation +10.0/10.0
• DSCR +9.7/10.0
• 1% rule +8.1/10.0
• ARV discount +7.5/15.0
• Schools +4.9/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Jump into this affordable Delhi property. Set back from the town-maintained road on just shy of an acre, the property offers privacy and a serene setting with a sweet pond (12'x12'x6'). There is a nice fenced-in yard (about 63'x31') with four access gates around the house with a stairway for easy access into the woods where you'll find trails meandering through the trees. The dwelling is a singlewide with stick-built addition offering a nice living room with woodstove and French doors leading out to the back deck, an eat-in kitchen, full bathroom, and two bedrooms. One of the bedrooms has been converted to a mini-spa with the included Health Mate sauna.

Key facts

• Wooded lot
• Creek bordering
• Small pond

Tags

• SECLUDED ACREAGE
• WOODED LOT
• SMALL POND
• CREEK BORDERING
• MATURE TREES
• PEACEFUL SETTING

Property features AI

Exterior

• Parking: Driveway
• Utilities: Septic tank; Electricity connected; Water connected
• Home design: Manufactured home; Mobile home with land
• Construction: Other foundation
• Exterior features: Shed(s) on the property; Not waterfront

Interior

• Kitchen: Refrigerator included
• Bedrooms: Bedroom on the first floor
• Bathrooms: One full bathroom
• Heating & cooling: Electric heating; Propane heating; No central cooling
• Interior features: First-floor bedroom; First-floor full bathroom; Five total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $70k.

Deal economics

• At list price, monthly cash flow is $210 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($918 rent vs $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#393 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living B+; Watch: amenities F, commute F.
• Delaware Academy Central School District At Delhi (rural): math 57% / reading 57% proficiency, ranked #284 of 590 in NY (top 48%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Delaware Academy Elementary School (math 52% / reading 52%, grade C-, #988 of 2,108 statewide, top 49%, 333 students, 42% FRL); Delaware Academy High School (math 62% / reading 62%, grade B-, #827 of 1,100 statewide, top 76%, 405 students, 40% FRL).
• Market conditions: 31 active listings in the ZIP; 66 units permitted in Delaware County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($484 loan paydown + $7k appreciation (10.0% local appreciation)).
• Delaware County population projected at -27% 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 $20k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, 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 35 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 10y 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 $27k; list at $70k implies a 159% gain — meaningful room to come down on a strong offer.

Recommended offer $67,900 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.31% ✓
• Cap rate: 9.89%
• Cash-on-cash: 12.84%
• DSCR: 1.57
• GRM: 6.4

CMA / ARV

• ARV (median comp): $264,035
• List price: $70,000
• Delta: -73.49%
• 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: 33.7%
• Equity multiple: 3.63×
• Total profit: $51,517
• Equity at exit: $63,062

10-year hold

• IRR: 29.1%
• Equity multiple: 8.21×
• Total profit: $141,270
• Equity at exit: $135,995

Cash invested: $19,600 (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 13753

• Home prices YoY: 13.0%
• Active inventory: 31
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $918 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$119 /mo · $1,433/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$193
• Net cashflow: $210

Break-even live

Break-even rent $653

Max offer price $70,000

Occupancy floor 72%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-19
   days on market $70,000 Active 35 DOM
2. 2026-06-18
   days on market $70,000 Active 34 DOM
3. 2026-06-17
   days on market $70,000 Active 33 DOM
4. 2026-06-16
   days on market $70,000 Active 32 DOM
5. 2026-06-15
   days on market $70,000 Active 31 DOM
6. 2026-06-14
   days on market $70,000 Active 29 DOM
7. 2026-06-12
   days on market $70,000 Active 28 DOM
8. 2026-06-09
   days on market $70,000 Active 25 DOM
9. 2026-06-08
   days on market $70,000 Active 24 DOM
10. 2026-06-07
    days on market $70,000 Active 23 DOM
11. 2026-06-07
    days on market $70,000 Active 22 DOM
12. 2026-06-03
    days on market $70,000 Active 19 DOM
13. 2026-06-02
    days on market $70,000 Active 18 DOM
14. 2026-06-01
    days on market $70,000 Active 17 DOM
15. 2026-05-31
    days on market $70,000 Active 16 DOM
16. 2026-05-31
    days on market $70,000 Active 15 DOM
17. 2026-05-15
    listed $70,000 Active 840-char remark
18. 2021-08-11
    soldstatus $27,000 661-char remark

    Show marketing remark (661 chars)

    Jump into this affordable Delhi property. Set back from the town-maintained road on just shy of an acre, the property offers privacy and a serene setting with a sweet pond (12'x12'x6'). There is a nice fenced-in yard (about 63'x31') with four access gates around the house with a stairway for easy access into the woods where you'll find trails meandering through the trees. The dwelling is a singlewide with stick-built addition offering a nice living room with woodstove and French doors leading out to the back deck, an eat-in kitchen, full bathroom, and two bedrooms. One of the bedrooms has been converted to a mini-spa with the included Health Mate sauna.

19. 2021-08-11
    soldstatus $27,000

    Show marketing remark (661 chars)

    Jump into this affordable Delhi property. Set back from the town-maintained road on just shy of an acre, the property offers privacy and a serene setting with a sweet pond (12'x12'x6'). There is a nice fenced-in yard (about 63'x31') with four access gates around the house with a stairway for easy access into the woods where you'll find trails meandering through the trees. The dwelling is a singlewide with stick-built addition offering a nice living room with woodstove and French doors leading out to the back deck, an eat-in kitchen, full bathroom, and two bedrooms. One of the bedrooms has been converted to a mini-spa with the included Health Mate sauna.

20. 2021-05-29
    listed $25,000 661-char remark

    Show marketing remark (661 chars)

    Jump into this affordable Delhi property. Set back from the town-maintained road on just shy of an acre, the property offers privacy and a serene setting with a sweet pond (12'x12'x6'). There is a nice fenced-in yard (about 63'x31') with four access gates around the house with a stairway for easy access into the woods where you'll find trails meandering through the trees. The dwelling is a singlewide with stick-built addition offering a nice living room with woodstove and French doors leading out to the back deck, an eat-in kitchen, full bathroom, and two bedrooms. One of the bedrooms has been converted to a mini-spa with the included Health Mate sauna.

21. 2021-05-29
    listed $25,000

    Show marketing remark (661 chars)

    Jump into this affordable Delhi property. Set back from the town-maintained road on just shy of an acre, the property offers privacy and a serene setting with a sweet pond (12'x12'x6'). There is a nice fenced-in yard (about 63'x31') with four access gates around the house with a stairway for easy access into the woods where you'll find trails meandering through the trees. The dwelling is a singlewide with stick-built addition offering a nice living room with woodstove and French doors leading out to the back deck, an eat-in kitchen, full bathroom, and two bedrooms. One of the bedrooms has been converted to a mini-spa with the included Health Mate sauna.

22. 2019-06-30
    soldstatus $17,500
23. 2019-06-30
    soldstatus $17,500
24. 2018-06-14
    listed $22,500
25. 2018-06-14
    listed $22,500
26. 2017-06-12
    historical
27. 2016-05-05
    listed $31,000
28. 2007-08-14
    soldstatus $31,000

ⓘ 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: $1,433 · $119/mo
• Projected year-2 tax: $1,433 · $119/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 1/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥88°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,019
• − Mortgage interest: −$3,921
• − Property taxes: −$1,433
• − Insurance: −$350
• − Repairs & maintenance: −$882
• − Management: −$882
• − Depreciation: −$2,036
• Taxable income: $1,516
• Est. tax owed @ 24.0%: −$364
• After-tax cash flow: $2,153/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: Delaware Academy Central School District At Delhi
• NCES district ID: 3608910
• Math proficiency: 57% ▼ -4.00%
• Reading proficiency: 57% ▲ 4.00%
• Median HH income: $49,547
• Composite: 48.55/100
• National rank: #2113
• State rank: #284 of 590 in NY

Livability — Delhi

• Score: 71/100
• State rank: #393
• US rank: #6820

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,629

Population outlook (Delaware County) Hauer SSP2

• Today (2025): 42,668 people
• By 2030: 40,337 · -5.5%
• By 2040: 35,514 · -16.8%
• By 2050: 31,265 · -26.7%
• By 2075: 24,455 · -42.7%
• By 2100: 19,529 · -54.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Hispanic / Latino 4% Two or more races 4% Asian 2% Black 1%
• Common ancestry: Romanian 3% Lithuanian 3% Slovak 3%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2% German/W. Germanic 1% Tagalog/Filipino 1%

Political lean MEDSL · Delaware

• 2024 margin: R (+19.8) · D 40.1% · R 59.9%
• 2008→2024 swing: -14.6pp toward R · 2008: -5.2pp · 2024: -19.8pp
• All cycles: 2024: R+19.8 2020: R+18.4 2016: R+29.2 2012: R+9.6 2008: R+5.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 37.86%
• Current HPI: 328.9252
• 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

+125.8% since first listed

12 events — show timeline

• 2026-05-15 Listed $70,000 OneKey® MLS as Distributed by MLS Grid
• 2021-08-11 Sold (MLS) $27,000 ODBOR
• 2021-08-11 Sold (MLS) $27,000 UNYREIS
• 2021-05-29 Listed $25,000 ODBOR
• 2021-05-29 Listed $25,000 UNYREIS
• 2019-06-30 Sold (MLS) $17,500 ODBOR
• 2019-06-30 Sold (MLS) $17,500 UNYREIS
• 2018-06-14 Listed $22,500 ODBOR
• 2018-06-14 Listed $22,500 UNYREIS
• 2017-06-12 Listing Removed — UNYREIS
• 2016-05-05 Listed $31,000 UNYREIS
• 2007-08-14 Sold (Public Records) $31,000 Public Records

Property tax history

+1.7%/yr

Latest (2025): $1,433 · +2.4% YoY. Source: county tax records.