2231 Wearkley Rd · Wayland, NY 14572

$134,900

3 bd · 2.0 ba · 1,456 sqft · Manufactured public records · 8 Days on market

Built 1994 5.19 ac lot

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Why this score? — see what drove the C- 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 +15.5/30.0
• ARV discount +7.5/15.0
• Appreciation +5.8/10.0
• DSCR +4.8/10.0
• 1% rule +4.6/10.0
• Schools +4.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Private location on over 5 acres for this ranch home and garage. Coal stove in garage heats garage and home. Hardwood floors in kitchen and dining area. Living room plus a family room.

Key facts

• Scenic acres
• Open-concept kitchen
• Peaceful views

Tags

• SCENIC ACRES
• UPDATED PRIMARY SUITE BATH
• OPEN-CONCEPT KITCHEN
• STONE FIREPLACE
• PEACEFUL VIEWS
• NEW DECK

Property features AI

Exterior

• Parking: Attached garage with electricity; 2-car garage
• Utilities: Well water; Septic tank
• Home design: Single-story double-wide mobile home; Existing construction; Entry level on main floor
• Construction: Vinyl siding; Metal roof; Poured foundation; Built as existing (year built details listed as existing)
• Exterior features: Deck; Gravel driveway; Leased propane tank; Rectangular rural lot (approx. 5.19 acres, 209 x 1089)

Interior

• Kitchen: Gas oven; Gas range; Dishwasher; Refrigerator; Kitchen island
• Bedrooms: Three main-level bedrooms
• Flooring: Carpet; Hardwood; Tile; Vinyl; Varies
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Propane heating; Forced-air heating
• Interior features: Ceiling fans; Separate/formal dining room; Separate/formal living room; Kitchen island; Primary bedroom on main level; Primary bedroom with private bath; Main-level primary suite; Crawl space basement
• Laundry & utility: Washer; Dryer; Main-level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $135k.

Deal economics

• At list price, monthly cash flow is $55 ($665/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $130k (3.6% below list).
• Recommended offer: $130k (3.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#668 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, crime A-; Watch: health & safety D, amenities F, commute F.
• Wayland-Cohocton Central School District (rural): math 40% / reading 53% proficiency, ranked #446 of 590 in NY (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 26 active listings in the ZIP; 196 units permitted in Steuben County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($933 loan paydown + $2k appreciation (1.7% local appreciation)).
• Steuben County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.7% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~8 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 8y 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 $82k; list at $135k implies a 65% gain — meaningful room to come down on a strong offer.

Recommended offer $130,016 (3.6% 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: 0.96% ✗
• Cap rate: 6.79%
• Cash-on-cash: 1.76%
• DSCR: 1.08
• GRM: 8.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.67% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.3%
• Equity multiple: 1.28×
• Total profit: $10,604
• Equity at exit: $50,849

10-year hold

• IRR: 9.1%
• Equity multiple: 2.19×
• Total profit: $44,999
• Equity at exit: $71,453

Cash invested: $37,772 (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 14572

• Home prices YoY: 0.7%
• Active inventory: 26
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,300 medium
• Mortgage (P&I): −$707
• Tax from tax record: −$208 /mo · $2,497/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $55

Break-even live

Break-even rent $1,230

Max offer price $134,900

Occupancy floor 91%

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-13
   listed $134,900 Active 926-char remark
2. 2018-12-14
   soldstatus $82,000 184-char remark

   Show marketing remark (184 chars)

   Private location on over 5 acres for this ranch home and garage. Coal stove in garage heats garage and home. Hardwood floors in kitchen and dining area. Living room plus a family room.

3. 2018-12-11
   soldstatus $79,540
4. 2018-08-29
   listed $85,000 184-char remark

   Show marketing remark (184 chars)

   Private location on over 5 acres for this ranch home and garage. Coal stove in garage heats garage and home. Hardwood floors in kitchen and dining area. Living room plus a family room.

ⓘ 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: $2,497 · $208/mo
• Projected year-2 tax: $2,497 · $208/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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 1/10 Low 6 d/yr ≥89°F today · 13 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: $15,602
• − Mortgage interest: −$7,556
• − Property taxes: −$2,497
• − Insurance: −$674
• − Repairs & maintenance: −$1,248
• − Management: −$1,248
• − Depreciation: −$3,924
• Taxable loss: −$1,547
• Est. tax savings @ 24.0%: +$371
• After-tax cash flow: $1,036/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: Wayland-Cohocton Central School District
• NCES district ID: 3600011
• Math proficiency: 40% ▼ -18.00%
• Reading proficiency: 53% ▲ 8.00%
• Median HH income: $46,957
• Composite: 39.54/100
• National rank: #3940
• State rank: #446 of 590 in NY

Livability — Wayland

• Score: 65/100
• State rank: #668
• US rank: #12438

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): 4,745

Population outlook (Steuben County) Hauer SSP2

• Today (2025): 93,062 people
• By 2030: 89,793 · -3.5%
• By 2040: 82,353 · -11.5%
• By 2050: 74,286 · -20.2%
• By 2075: 55,589 · -40.3%
• By 2100: 37,587 · -59.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 7% Hispanic / Latino 4%
• Common ancestry: Iranian 3% Romanian 1% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Steuben

• 2024 margin: Solid R (+31.8) · D 34.1% · R 65.9%
• 2008→2024 swing: -15.0pp toward R · 2008: -16.8pp · 2024: -31.8pp
• All cycles: 2024: R+31.8 2020: R+29.6 2016: R+36.2 2012: R+16.4 2008: R+16.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.67%
• Current HPI: 258.8086
• 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

+58.7% since first listed

5 events — show timeline

• 2026-05-21 Pending — UNYREIS
• 2026-05-13 Listed $134,900 UNYREIS
• 2018-12-14 Sold (MLS) $82,000 UNYREIS
• 2018-12-11 Sold (Public Records) $79,540 Public Records
• 2018-08-29 Listed $85,000 UNYREIS

Property tax history

-0.1%/yr

Latest (2025): $2,497 · +0.7% YoY. Source: county tax records.