lot 310 Rolling Hill Mobile Home Park Ny-5 · Jordan, NY 13060

$85,000

2 bd · 1.0 ba · 900 sqft · Manufactured · 22 Days on market

Built 2025 Excellent 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 +25.0/30.0
• Appreciation +8.4/10.0
• DSCR +8.2/10.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• Condition / age +5.0/5.0
• Schools +4.9/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0

Listing remarks

Welcome to easy, modern living in this brand-new 2025 single-wide mobile home, perfectly situated in a well-maintained community setting. This thoughtfully designed two-bedroom, one-bath home offers the ideal combination of comfort, efficiency, and contemporary style—perfect for anyone seeking low-maintenance living without sacrificing quality. Step inside and immediately appreciate the fresh, bright interior featuring a clean, modern aesthetic. Every detail is brand new—from the flooring and fixtures to the appliances and mechanical systems—giving you peace of mind and a truly move-in-ready experience. The open-concept layout seamlessly connects the living room and kitche

Key facts

• Ample cabinetry
• Brand-new appliances
• Open-concept layout

Tags

• WELL-MAINTAINED COMMUNITY
• FRESH BRIGHT INTERIOR
• OPEN-CONCEPT LAYOUT
• BRAND-NEW APPLIANCES
• AMPLE CABINETRY
• PLENTY OF COUNTER SPACE

Property features AI

Finance

• Financial info: Land lease payment $530
• HOA & community: Has land lease

Exterior

• Parking: No garage (1 garage space indicated)
• Utilities: Water connected (public); Septic tank
• Home design: Single-wide mobile home; Single-story
• Construction: Vinyl siding; Block foundation; Attic/crawl hatchway(s) insulated; Existing construction
• Exterior features: Gravel driveway; Rectangular lot

Interior

• Kitchen: Dishwasher; Gas cooktop; Refrigerator
• Bedrooms: 2 main-level bedrooms
• Flooring: Laminate; Vinyl; Varies
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Gas forced-air heating
• Interior features: Great room; Kitchen/family room combo; Living/dining room; Main-level primary
• Laundry & utility: Laundry on main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $85k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $186 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($979 rent vs $85k).
• Recommended offer: $84k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.9% vs local median 1.1% in Jordan — 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 67/100 on livability (#581 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities F, commute F, health & safety D-.
• Jordan-Elbridge Central School District (rural): math 57% / reading 57% proficiency, ranked #277 of 590 in NY (top 47%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 9 active listings in the ZIP; 616 units permitted in Onondaga County in 2024 (256 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($588 loan paydown + $6k appreciation (6.8% local appreciation)).
• Onondaga County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (6.8% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 6, 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 22 days — a 2% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $83,725 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
3. 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.
4. 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.
5. 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: 1.15% ✓
• Cap rate: 8.92%
• Cash-on-cash: 9.37%
• DSCR: 1.42
• GRM: 7.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.81% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.8%
• Equity multiple: 2.70×
• Total profit: $40,549
• Equity at exit: $57,855

10-year hold

• IRR: 23.0%
• Equity multiple: 5.59×
• Total profit: $109,145
• Equity at exit: $108,961

Cash invested: $23,800 (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 13060

• Home prices YoY: 2.4%
• Active inventory: 9
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $979 medium
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$206
• Net cashflow: $186

Break-even live

Break-even rent $744

Max offer price $85,000

Occupancy floor 76%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-18
   days on market $85,000 Active 22 DOM
2. 2026-06-17
   days on market $85,000 Active 21 DOM
3. 2026-06-16
   days on market $85,000 Active 20 DOM
4. 2026-06-15
   days on market $85,000 Active 19 DOM
5. 2026-06-14
   days on market $85,000 Active 17 DOM
6. 2026-06-13
   days on market $85,000 Active 16 DOM
7. 2026-06-10
   days on market $85,000 Active 14 DOM
8. 2026-06-09
   days on market $85,000 Active 13 DOM
9. 2026-06-08
   days on market $85,000 Active 12 DOM
10. 2026-06-07
    days on market $85,000 Active 11 DOM
11. 2026-06-05
    days on market $85,000 Active 8 DOM
12. 2026-06-03
    remarks 681-char remark
13. 2026-06-03
    listed $85,000 Active 7 DOM

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,746
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$940
• − Management: −$940
• − Depreciation: −$2,473
• Taxable income: $933
• Est. tax owed @ 24.0%: −$224
• After-tax cash flow: $2,007/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

Excellent 100/100 None rehab

This brand-new 2025 single-wide mobile home is move-in ready with no visible wear or damage, making it an excellent investment.

Schools (NCES district)

• District: Jordan-Elbridge Central School District
• NCES district ID: 3615990
• Math proficiency: 57% ▲ 4.00%
• Reading proficiency: 57% ▲ 8.00%
• Median HH income: $55,408
• Composite: 49.11/100
• National rank: #2049
• State rank: #277 of 590 in NY

Livability — Jordan

• Score: 67/100
• State rank: #581
• US rank: #10506

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,845

Population outlook (Onondaga County) Hauer SSP2

• Today (2025): 467,894 people
• By 2030: 463,381 · -1.0%
• By 2040: 447,697 · -4.3%
• By 2050: 426,399 · -8.9%
• By 2075: 373,661 · -20.1%
• By 2100: 307,967 · -34.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 8% Hispanic / Latino 2%
• Common ancestry: Romanian 8% Slovak 5% Lithuanian 3%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Onondaga

• 2024 margin: D (+17.3) · D 58.6% · R 41.4%
• 2008→2024 swing: -3.0pp toward R · 2008: 20.3pp · 2024: 17.3pp
• All cycles: 2024: D+17.3 2020: D+20.6 2016: D+12.8 2012: D+21.1 2008: D+20.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.81%
• Current HPI: 296.1607
• 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

• 2026-06-03 Relisted — CNYIS
• 2026-04-24 Listed $85,000 CNYIS