3653 County Highway 35 · Westford, NY 13326

$60,000

3 bd · 2.0 ba · 1,400 sqft · Manufactured public records · 9 Days on market

Built 1988 0.34 ac lot $43/sqft · 61% below area ↓ 15% since listing

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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
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Three-bedroom, two-bath manufactured home offering approximately 1,400 square feet of living space on a 0.34-acre lot in a country setting. Features include a slab foundation, detached one-car garage, private well, and septic system. Property requires extensive repairs and renovation and is being sold as-is. Cash purchase or renovation financing may be most suitable. Opportunity for investors, contractors, or buyers seeking a project property. Buyer to verify all property information and condition.

Key facts

• 0.34 acre lot
• Garage
• Built 1988

Property features AI

Exterior

• Parking: Detached 1-car garage; Driveway; Total parking for 4 vehicles
• Utilities: Septic tank
• Home design: Single-family residence; One story; Manufactured home (on site)
• Construction: Aluminum and vinyl siding; Built with slab foundation
• Exterior features: Asphalt roof; 0.34-acre corner lot

Interior

• Kitchen: Kitchen on the first floor
• Bedrooms: Three bedrooms on the first floor
• Bathrooms: Two full bathrooms on the first floor
• Heating & cooling: Forced air heating
• Interior features: Slab foundation; Fireplace (1); Seven total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $60k.

Deal economics

• At list price, monthly cash flow is $566 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Cherry Valley-Springfield Central School District (rural): math 45% / reading 45% proficiency, ranked #564 of 755 in NY (top 75%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 37 active listings in the ZIP; 133 units permitted in Otsego County in 2024 (10 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($415 loan paydown + $6k appreciation (10.0% local appreciation)).
• Otsego County population projected at -21% 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 $17k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 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.

Risks & watch-outs

• Watch-outs: property tax is 4.0% of price.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $60,000

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.33% ✓
• Cap rate: 17.61%
• Cash-on-cash: 40.43%
• DSCR: 2.80
• GRM: 3.6

CMA / ARV

• ARV (median comp): $153,276
• List price: $60,000
• Delta: -60.85%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 55.6%
• Equity multiple: 5.10×
• Total profit: $68,823
• Equity at exit: $54,053

10-year hold

• IRR: 49.2%
• Equity multiple: 11.39×
• Total profit: $174,516
• Equity at exit: $116,567

Cash invested: $16,800 (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 13326

• Home prices YoY: 10.9%
• Active inventory: 37
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,397 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$198 /mo · $2,380/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $566

Break-even live

Break-even rent $681

Max offer price $60,000

Occupancy floor 55%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-18
   days on market $60,000 Active 9 DOM
2. 2026-06-17
   days on market $60,000 Active 8 DOM
3. 2026-06-16
   days on market $60,000 Active 7 DOM
4. 2026-06-15
   days on market $60,000 Active 6 DOM
5. 2026-06-13
   days on market $60,000 Active 4 DOM
6. 2026-06-12
   days on market $60,000 Active 3 DOM
7. 2026-06-09
   remarks 503-char remark
8. 2026-06-09
   statusdays on marketlisting id $60,000 Active 1 DOM
9. 2026-05-04
   historical
10. 2026-04-21
    listed $60,000 Active
11. 2026-04-03
    historical
12. 2026-01-28
    listed $60,000 Active
13. 2026-01-28
    historical
14. 2025-11-12
    listed $70,200 Active

ⓘ 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: $2,380 · $198/mo
• Projected year-2 tax: $2,380 · $198/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 5/10 Major FEMA zone X (unshaded) · 47% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 8 d/yr ≥89°F today · 18 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: $16,770
• − Mortgage interest: −$3,361
• − Property taxes: −$2,380
• − Insurance: −$300
• − Repairs & maintenance: −$1,342
• − Management: −$1,342
• − Depreciation: −$1,745
• Taxable income: $6,300
• Est. tax owed @ 24.0%: −$1,512
• After-tax cash flow: $5,280/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: Cherry Valley-Springfield Central School District
• NCES district ID: 3600006
• Math proficiency: 45% ▲ 5.00%
• Reading proficiency: 45% ▲ 10.00%
• Median HH income: $49,619
• Composite: 40.82/100
• National rank: #7553
• State rank: #564 of 755 in NY

Livability — Westford

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 4,536

Population outlook (Otsego County) Hauer SSP2

• Today (2025): 57,987 people
• By 2030: 55,403 · -4.5%
• By 2040: 50,336 · -13.2%
• By 2050: 45,715 · -21.2%
• By 2075: 38,769 · -33.1%
• By 2100: 33,468 · -42.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Asian 5% Two or more races 4% Hispanic / Latino 4% Black 2%
• Common ancestry: Slovak 8% Romanian 5% Portuguese 3%
• Foreign-born: 10% · Canada, China
• Languages at home: 89% English-only · Other Indo-European 4% Spanish 2% Tagalog/Filipino 1%

Political lean MEDSL · Otsego

• 2024 margin: Lean R (+7.9) · D 46.1% · R 53.9%
• 2008→2024 swing: -13.8pp toward R · 2008: 5.9pp · 2024: -7.9pp
• All cycles: 2024: R+7.9 2020: R+5.0 2016: R+13.0 2012: D+2.0 2008: D+5.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 40.77%
• Current HPI: 415.0073
• 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

-14.5% since first listed

7 events — show timeline

• 2026-06-08 Listed $60,000 Global MLS
• 2026-05-04 Listing Removed — UNYREIS
• 2026-04-21 Listed $60,000 UNYREIS
• 2026-04-03 Listing Removed — UNYREIS
• 2026-01-28 Listing Removed — UNYREIS
• 2026-01-28 Listed $60,000 UNYREIS
• 2025-11-12 Listed $70,200 UNYREIS

Property tax history

+1.3%/yr

Latest (2025): $2,380 · -0.6% YoY. Source: county tax records.