9797 James Rd · Remsen, NY 13438

$70,000

2 bd · 2.0 ba · 896 sqft · Manufactured public records · 26 Days on market

Built 1986 0.69 ac lot $78/sqft · 60% 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 +27.3/30.0
• Appreciation +10.0/10.0
• DSCR +9.5/10.0
• 1% rule +7.8/10.0
• ARV discount +7.5/15.0
• Schools +4.5/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Set on a spacious 0.69-acre lot in a peaceful rural setting, this 2-bedroom, 2-bath ranch-style home offers an affordable opportunity with room to make it your own. Featuring 896 sq ft of living space, the layout includes a bright living room, eat-in kitchen, and convenient first-floor laundry. The home is equipped with a detached 2-car garage, providing ample storage and functionality. The property features a spacious yard, long driveway, and an above-ground pool. Whether you're a first-time buyer, investor, or someone looking for a quiet country retreat, this property presents great value and endless potential to customize and create your ideal space.

Key facts

• Spacious yard
• Long driveway
• Above-ground pool

Tags

• SPACIOUS YARD
• DETACHED 2-CAR GARAGE
• ABOVE-GROUND POOL
• LONG DRIVEWAY

Property features AI

Exterior

• Parking: Detached garage; 2-car garage
• Utilities: Electricity connected with circuit breakers; Well water; Septic tank
• Home design: Single-story home; Existing/resale property
• Construction: Aluminum and vinyl siding
• Exterior features: Blacktop driveway; Above-ground pool; Rectangular, rural lot (approximately 0.69 acres, 150 x 200)

Interior

• Kitchen: Dishwasher; Free-standing range; Oven; Refrigerator; Eat-in kitchen
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Laminate; Varied flooring
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Propane heating with forced air
• Interior features: Ceiling fans; Eat-in kitchen; Separate/formal living room; Main level primary suite; Bedroom on main level
• Laundry & utility: Washer; Dryer; Main level laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $70k.

Deal economics

• At list price, monthly cash flow is $203 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($898 rent vs $70k).
• Recommended offer: $69k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#957 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, crime F, amenities F.
• Remsen Central School District (rural): math 50% / reading 50% proficiency, ranked #459 of 755 in NY (top 61%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 37 active listings in the ZIP; 204 units permitted in Oneida County in 2024 (68 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($484 loan paydown + $7k appreciation (10.0% local appreciation)).
• Oneida County population projected at -12% 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 26 days — a 2% lower offer ($69k) is reasonable based on typical stale-listing flexibility.

Recommended offer $68,950 (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. 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?
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: 1.28% ✓
• Cap rate: 9.78%
• Cash-on-cash: 12.44%
• DSCR: 1.55
• GRM: 6.5

CMA / ARV

• ARV (median comp): $177,186
• List price: $70,000
• Delta: -60.49%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 33.4%
• Equity multiple: 3.61×
• Total profit: $51,092
• Equity at exit: $63,062

10-year hold

• IRR: 28.8%
• Equity multiple: 8.16×
• Total profit: $140,335
• 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 13438

• Home prices YoY: 10.1%
• Active inventory: 37
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $898 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$110 /mo · $1,321/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$189
• Net cashflow: $203

Break-even live

Break-even rent $641

Max offer price $70,000

Occupancy floor 72%

Sensitivity live

Price	-10% $243	-5% $223	+0% $203	+5% $183	+10% $164
Rent	-10% $132	-5% $168	+0% $203	+5% $239	+10% $274
Rate	-1.0pp $238	-0.5pp $221	base $203	+0.5pp $185	+1.0pp $167

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 1 events

1. 2026-04-23
   listed $70,000 Active 661-char remark

ⓘ 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: $1,321 · $110/mo
• Projected year-2 tax: $1,321 · $110/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 ≥91°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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,777
• − Mortgage interest: −$3,921
• − Property taxes: −$1,321
• − Insurance: −$350
• − Repairs & maintenance: −$862
• − Management: −$862
• − Depreciation: −$2,036
• Taxable income: $1,425
• Est. tax owed @ 24.0%: −$342
• After-tax cash flow: $2,096/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: Remsen Central School District
• NCES district ID: 3624360
• Math proficiency: 50% ▼ -5.00%
• Reading proficiency: 50% ▼ -5.00%
• Median HH income: $50,167
• Composite: 44.82/100
• National rank: #5936
• State rank: #459 of 755 in NY

Livability — Remsen

• Score: 60/100
• State rank: #957
• US rank: #18762

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,310

Population outlook (Oneida County) Hauer SSP2

• Today (2025): 225,223 people
• By 2030: 220,384 · -2.1%
• By 2040: 209,071 · -7.2%
• By 2050: 197,920 · -12.1%
• By 2075: 175,541 · -22.1%
• By 2100: 148,491 · -34.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Hispanic / Latino 2% Two or more races 2%
• Common ancestry: Romanian 12% Lithuanian 5% Slovak 3%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Oneida

• 2024 margin: Strong R (+21.3) · D 39.4% · R 60.6%
• 2008→2024 swing: -15.2pp toward R · 2008: -6.1pp · 2024: -21.3pp
• All cycles: 2024: R+21.3 2020: R+15.5 2016: R+21.1 2012: R+5.3 2008: R+6.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 33.60%
• Current HPI: 368.1042
• 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

• 2026-05-19 Pending — CNYIS
• 2026-04-23 Listed $70,000 CNYIS

Property tax history

+7.4%/yr

Latest (2025): $1,321 · +1.6% YoY. Source: county tax records.