916 County Route 8 · Brushton, NY 12916

$199,900

2 bd · 2.0 ba · 1,430 sqft · Manufactured public records · 283 Days on market

Built 1993 2.00 ac lot ↓ 20% since listing

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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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +5.7/30.0
• Schools +3.5/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.6/10.0
• DSCR +0.1/10.0

Listing remarks MLS

Welcome to this wonderfully updated 3-bedroom, 2-bath manufactured home that offers a perfect balance of comfort, functionality, and modern charm. Inside, you'll find a stylish kitchen featuring soft-close cabinetry, a cozy eat-in dining nook, and a separate formal dining room—ideal for hosting gatherings or enjoying quiet family meals. The thoughtful split-floor plan provides excellent privacy, with two bedrooms and a full bath located on one end of the home, while the spacious primary suite—with its own full bath and convenient washer/dryer combo—is tucked away on the opposite side. A two-car attached garage connects the main residence to a fully renovated additional living space, perfect for extended family, guests, or potential rental income. This bonus unit includes one bedroom, one bathroom, and an open-concept living area. Each space has its own private entrance, garage access, and independent heating systems—offering maximum flexibility. If desired, the two living spaces could easily be connected and used as one large home. Step outside and enjoy the expansive yard—ideal for outdoor entertaining, gardening, or simply relaxing. A beautifully built fire pit area adds the perfect touch for cozy evenings under the stars. 200 AMP total service with 100 AMP going to each side. Recent upgrades: A New leach field A new 1,000-gallon septic tank connected to the main home And an additional 500-gallon septic tank attached to the second unit All appliances included in both living areas Two separate parcels totaling 2 acres of land

Key facts

• Split-floor plan
• Formal dining room
• Primary suite

Tags

• UPDATED KITCHEN
• SOFT-CLOSE CABINETRY
• EAT-IN DINING NOOK
• FORMAL DINING ROOM
• SPLIT-FLOOR PLAN
• PRIMARY SUITE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $200k.

Deal economics

• At list price, monthly cash flow is $-411 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $127k (36.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $112k (44.1% below list).
• Recommended offer: $112k (44.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#928 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, health & safety C-, schools F.
• Brushton-Moira Central School District (rural): math 38% / reading 46% proficiency, ranked #503 of 590 in NY (top 85%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 8 active listings in the ZIP; 124 units permitted in Franklin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $21k of equity ($1k loan paydown + $20k appreciation (10.0% local appreciation)).
• Franklin County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, 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 283 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Recommended offer $111,770 (44.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 283 days. Have you received any prior offers? Is the seller open to a 44% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.56% ✗
• Cap rate: 3.82%
• Cash-on-cash: -8.82%
• DSCR: 0.61
• GRM: 14.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 18.1%
• Equity multiple: 2.48×
• Total profit: $82,639
• Equity at exit: $180,086

10-year hold

• IRR: 16.9%
• Equity multiple: 5.71×
• Total profit: $263,885
• Equity at exit: $388,362

Cash invested: $55,972 (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 12916

• Home prices YoY: 3.2%
• Active inventory: 8
• Price-to-rent: 14.9×

Monthly cashflow live

• Estimated rent: $1,118 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$163 /mo · $1,952/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $-411

Break-even live

Break-even rent $1,638

Max offer price $127,245

Occupancy floor —

Sensitivity live

Price	-10% $-298	-5% $-355	+0% $-411	+5% $-468	+10% $-524
Rent	-10% $-500	-5% $-455	+0% $-411	+5% $-367	+10% $-323
Rate	-1.0pp $-311	-0.5pp $-360	base $-411	+0.5pp $-463	+1.0pp $-516

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $199,900 Active 283 DOM
2. 2026-06-18
   days on market $199,900 Active 281 DOM
3. 2026-06-17
   days on market $199,900 Active 280 DOM
4. 2026-06-16
   days on market $199,900 Active 279 DOM
5. 2026-06-15
   days on market $199,900 Active 278 DOM
6. 2026-06-13
   days on market $199,900 Active 276 DOM
7. 2026-06-12
   days on market $199,900 Active 275 DOM
8. 2026-06-09
   days on market $199,900 Active 272 DOM
9. 2026-06-08
   days on market $199,900 Active 271 DOM
10. 2026-06-07
    days on market $199,900 Active 270 DOM
11. 2026-06-05
    days on market $199,900 Active 268 DOM
12. 2026-06-04
    days on market $199,900 Active 266 DOM
13. 2026-06-02
    days on market $199,900 Active 265 DOM
14. 2026-06-01
    days on market $199,900 Active 264 DOM
15. 2026-05-31
    days on market $199,900 Active 263 DOM
16. 2025-10-16
    price $199,900 1597-char remark

    Show marketing remark (1597 chars)

    Welcome to this wonderfully updated 3-bedroom, 2-bath manufactured home that offers a perfect balance of comfort, functionality, and modern charm. Inside, you'll find a stylish kitchen featuring soft-close cabinetry, a cozy eat-in dining nook, and a separate formal dining room—ideal for hosting gatherings or enjoying quiet family meals. The thoughtful split-floor plan provides excellent privacy, with two bedrooms and a full bath located on one end of the home, while the spacious primary suite—with its own full bath and convenient washer/dryer combo—is tucked away on the opposite side. A two-car attached garage connects the main residence to a fully renovated additional living space, perfect for extended family, guests, or potential rental income. This bonus unit includes one bedroom, one bathroom, and an open-concept living area. Each space has its own private entrance, garage access, and independent heating systems—offering maximum flexibility. If desired, the two living spaces could easily be connected and used as one large home. Step outside and enjoy the expansive yard—ideal for outdoor entertaining, gardening, or simply relaxing. A beautifully built fire pit area adds the perfect touch for cozy evenings under the stars. 200 AMP total service with 100 AMP going to each side. Recent upgrades: A New leach field A new 1,000-gallon septic tank connected to the main home And an additional 500-gallon septic tank attached to the second unit All appliances included in both living areas Two separate parcels totaling 2 acres of land

17. 2025-09-10
    listed $210,000 Active 1597-char remark

    Show marketing remark (1597 chars)

    Welcome to this wonderfully updated 3-bedroom, 2-bath manufactured home that offers a perfect balance of comfort, functionality, and modern charm. Inside, you'll find a stylish kitchen featuring soft-close cabinetry, a cozy eat-in dining nook, and a separate formal dining room—ideal for hosting gatherings or enjoying quiet family meals. The thoughtful split-floor plan provides excellent privacy, with two bedrooms and a full bath located on one end of the home, while the spacious primary suite—with its own full bath and convenient washer/dryer combo—is tucked away on the opposite side. A two-car attached garage connects the main residence to a fully renovated additional living space, perfect for extended family, guests, or potential rental income. This bonus unit includes one bedroom, one bathroom, and an open-concept living area. Each space has its own private entrance, garage access, and independent heating systems—offering maximum flexibility. If desired, the two living spaces could easily be connected and used as one large home. Step outside and enjoy the expansive yard—ideal for outdoor entertaining, gardening, or simply relaxing. A beautifully built fire pit area adds the perfect touch for cozy evenings under the stars. 200 AMP total service with 100 AMP going to each side. Recent upgrades: A New leach field A new 1,000-gallon septic tank connected to the main home And an additional 500-gallon septic tank attached to the second unit All appliances included in both living areas Two separate parcels totaling 2 acres of land

18. 2024-01-08
    soldstatus $190,000
19. 2023-12-21
    soldstatus $190,000 Closed 527-char remark

    Show marketing remark (527 chars)

    This 3 Bedroom doublewide home is set on 2 separate parcels that equal 1.75 acres. Embrace the charm and abundance of space that it offers, complete with a 2-car attached garage and convenient 1 bedroom apartment. This home has been thoughtfully updated with new windows, a modern kitchen, and stylish bathrooms featuring tiled stand-up showers. The added bonus to this property is the attached 1-bedroom apartment, providing versatility and potential for multi-generational living or rental income making it a valuable asset.

20. 2023-10-11
    status Pending 527-char remark

    Show marketing remark (527 chars)

    This 3 Bedroom doublewide home is set on 2 separate parcels that equal 1.75 acres. Embrace the charm and abundance of space that it offers, complete with a 2-car attached garage and convenient 1 bedroom apartment. This home has been thoughtfully updated with new windows, a modern kitchen, and stylish bathrooms featuring tiled stand-up showers. The added bonus to this property is the attached 1-bedroom apartment, providing versatility and potential for multi-generational living or rental income making it a valuable asset.

21. 2023-09-06
    price $185,000 527-char remark

    Show marketing remark (527 chars)

    This 3 Bedroom doublewide home is set on 2 separate parcels that equal 1.75 acres. Embrace the charm and abundance of space that it offers, complete with a 2-car attached garage and convenient 1 bedroom apartment. This home has been thoughtfully updated with new windows, a modern kitchen, and stylish bathrooms featuring tiled stand-up showers. The added bonus to this property is the attached 1-bedroom apartment, providing versatility and potential for multi-generational living or rental income making it a valuable asset.

22. 2023-08-22
    price $240,000 527-char remark

    Show marketing remark (527 chars)

    This 3 Bedroom doublewide home is set on 2 separate parcels that equal 1.75 acres. Embrace the charm and abundance of space that it offers, complete with a 2-car attached garage and convenient 1 bedroom apartment. This home has been thoughtfully updated with new windows, a modern kitchen, and stylish bathrooms featuring tiled stand-up showers. The added bonus to this property is the attached 1-bedroom apartment, providing versatility and potential for multi-generational living or rental income making it a valuable asset.

23. 2023-07-22
    listed $250,000 Active 527-char remark

    Show marketing remark (527 chars)

    This 3 Bedroom doublewide home is set on 2 separate parcels that equal 1.75 acres. Embrace the charm and abundance of space that it offers, complete with a 2-car attached garage and convenient 1 bedroom apartment. This home has been thoughtfully updated with new windows, a modern kitchen, and stylish bathrooms featuring tiled stand-up showers. The added bonus to this property is the attached 1-bedroom apartment, providing versatility and potential for multi-generational living or rental income making it a valuable asset.

ⓘ 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: $1,952 · $163/mo
• Projected year-2 tax: $2,665 · $222/mo
• Expected delta: +$713/yr (+$59/mo · 36.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥91°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: $13,412
• − Mortgage interest: −$11,198
• − Property taxes: −$1,952
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,073
• − Management: −$1,073
• − Depreciation: −$5,815
• Taxable loss: −$8,698
• Est. tax savings @ 24.0%: +$2,088
• After-tax cash flow: $-2,848/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: Brushton-Moira Central School District
• NCES district ID: 3605820
• Math proficiency: 38% ▲ 3.00%
• Reading proficiency: 46% ▲ 15.00%
• Median HH income: $40,096
• Composite: 35.18/100
• National rank: #5000
• State rank: #503 of 590 in NY

Livability — Brushton

• Score: 61/100
• State rank: #928
• US rank: #18086

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,250

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 48,098 people
• By 2030: 46,790 · -2.7%
• By 2040: 44,400 · -7.7%
• By 2050: 41,256 · -14.2%
• By 2075: 32,190 · -33.1%
• By 2100: 23,407 · -51.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 5% Native American 2% Hispanic / Latino 1%
• Common ancestry: Lithuanian 18% Slovak 8% Iranian 5%
• Foreign-born: 0%
• Languages at home: 98% English-only · Other Indo-European 1% Spanish 1%

Political lean MEDSL · Franklin

• 2024 margin: Lean R (+9.0) · D 45.5% · R 54.5%
• 2008→2024 swing: -31.2pp toward R · 2008: 22.2pp · 2024: -9.0pp
• All cycles: 2024: R+9.0 2020: R+2.2 2016: R+7.4 2012: D+26.3 2008: D+22.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 10.08%
• Current HPI: 322.8975
• 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

-20.0% since first listed

8 events — show timeline

• 2025-10-16 Price Changed $199,900 ACVMLS
• 2025-09-10 Listed $210,000 ACVMLS
• 2024-01-08 Sold (Public Records) $190,000 Public Records
• 2023-12-21 Sold (MLS) $190,000 ACVMLS
• 2023-10-11 Pending — ACVMLS
• 2023-09-06 Price Changed $185,000 ACVMLS
• 2023-08-22 Price Changed $240,000 ACVMLS
• 2023-07-22 Listed $250,000 ACVMLS

Property tax history

+5.2%/yr

Latest (2025): $1,952 · +3.7% YoY. Source: county tax records.