65 Clay St · Cleveland, NY 13042

$129,900

3 bd · 2.0 ba · 1,456 sqft · Manufactured public records · 43 Days on market

Built 1991 1.85 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 +18.5/30.0
• Appreciation +8.0/10.0
• ARV discount +7.5/15.0
• 1% rule +5.9/10.0
• DSCR +5.8/10.0
• Schools +3.5/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

It's a handyman special! This home is perfect for all fixer uppers, investors, and flippers. Close to both Onondaga and Madison County. Just a short walk to Oneida Lake and minutes from Sylvan Beach. Put your personal touches into a spacious 4 bedroom, currently 1.5 bathroom manufactured home with a quiet neighborhood setting. Roof, windows and furnace have all been replaced within the last 5 years. Current tax records only show . 64 acres with property. Acreage will be put into one tax ID #. Currently 1.18 acres is on tax ID 313.09-04-16.03 and . 64 acres is on tax ID 313.09-04-08. Total of 1.82 acres will be sold with this property. Schedule your showing today and check out what this home has to offer! * * Multiple offers received. Per seller best and final offers due Sunday 7/30 at 4pm * *

Key facts

• 1.85 acre lot
• Built 1991
• Listed 43 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water connected; Community/coop sewer (connected); Cable available; Circuit breaker electric
• Home design: Single-story (1 story); Double wide mobile home; Resale property; Metal roof
• Construction: Vinyl siding; PEX plumbing; Crawl space foundation; Metal roof
• Exterior features: Deck; Open porch; Gravel driveway; Shed(s)/storage

Interior

• Kitchen: Country kitchen layout; Gas range; Gas oven; Refrigerator; Dishwasher
• Bedrooms: Three main-level bedrooms
• Flooring: Ceramic tile; Laminate; Varies
• Bathrooms: Two full bathrooms (both on the main level); Bath in primary bedroom; Bathroom rough in
• Heating & cooling: Propane forced-air heating
• Interior features: Ceiling fan(s); Separate/formal living room; Separate/formal dining room; Home office; Country kitchen; Living/dining room; Pantry; Bathroom rough in; Main level primary
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $124 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.4% vs local median 3.2% in Cleveland — 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 55/100 on livability (#1,137 in NY) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• Central Square Central School District (suburban): math 40% / reading 40% proficiency, ranked #507 of 590 in NY (top 86%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 31 active listings in the ZIP; 172 units permitted in Oswego County in 2024 (27 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($898 loan paydown + $8k appreciation (6.1% local appreciation)).
• Oswego County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.1% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $90k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $126,003 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.09% ✓
• Cap rate: 7.44%
• Cash-on-cash: 4.09%
• DSCR: 1.18
• GRM: 7.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.08% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.9%
• Equity multiple: 2.27×
• Total profit: $46,057
• Equity at exit: $82,275

10-year hold

• IRR: 18.4%
• Equity multiple: 4.56×
• Total profit: $129,303
• Equity at exit: $149,736

Cash invested: $36,372 (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 13042

• Home prices YoY: 2.1%
• Active inventory: 31
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,417 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$260 /mo · $3,124/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $124

Break-even live

Break-even rent $1,260

Max offer price $129,900

Occupancy floor 86%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $129,900 Active 43 DOM
2. 2026-06-17
   days on market $129,900 Active 42 DOM
3. 2026-06-16
   days on market $129,900 Active 41 DOM
4. 2026-06-15
   days on market $129,900 Active 40 DOM
5. 2026-06-13
   days on market $129,900 Active 38 DOM
6. 2026-06-12
   days on market $129,900 Active 37 DOM
7. 2026-06-09
   days on market $129,900 Active 34 DOM
8. 2026-06-08
   days on market $129,900 Active 33 DOM
9. 2026-06-07
   days on market $129,900 Active 32 DOM
10. 2026-06-07
    days on market $129,900 Active 31 DOM
11. 2026-06-04
    days on market $129,900 Active 28 DOM
12. 2026-06-02
    days on market $129,900 Active 27 DOM
13. 2026-06-01
    days on market $129,900 Active 26 DOM
14. 2026-05-31
    days on market $129,900 Active 25 DOM
15. 2026-05-06
    listed $140,000 Active 1115-char remark
16. 2023-10-11
    soldstatus $90,000 Closed Sale or Rented 806-char remark

    Show marketing remark (806 chars)

    It's a handyman special! This home is perfect for all fixer uppers, investors, and flippers. Close to both Onondaga and Madison County. Just a short walk to Oneida Lake and minutes from Sylvan Beach. Put your personal touches into a spacious 4 bedroom, currently 1.5 bathroom manufactured home with a quiet neighborhood setting. Roof, windows and furnace have all been replaced within the last 5 years. Current tax records only show . 64 acres with property. Acreage will be put into one tax ID #. Currently 1.18 acres is on tax ID 313.09-04-16.03 and . 64 acres is on tax ID 313.09-04-08. Total of 1.82 acres will be sold with this property. Schedule your showing today and check out what this home has to offer! * * Multiple offers received. Per seller best and final offers due Sunday 7/30 at 4pm * *

17. 2023-10-09
    soldstatus $90,000
18. 2023-08-08
    status Pending Sale 806-char remark

    Show marketing remark (806 chars)

    It's a handyman special! This home is perfect for all fixer uppers, investors, and flippers. Close to both Onondaga and Madison County. Just a short walk to Oneida Lake and minutes from Sylvan Beach. Put your personal touches into a spacious 4 bedroom, currently 1.5 bathroom manufactured home with a quiet neighborhood setting. Roof, windows and furnace have all been replaced within the last 5 years. Current tax records only show . 64 acres with property. Acreage will be put into one tax ID #. Currently 1.18 acres is on tax ID 313.09-04-16.03 and . 64 acres is on tax ID 313.09-04-08. Total of 1.82 acres will be sold with this property. Schedule your showing today and check out what this home has to offer! * * Multiple offers received. Per seller best and final offers due Sunday 7/30 at 4pm * *

19. 2023-08-01
    soldstatus $35,000
20. 2023-07-30
    historical Continue to Show- Under Contract 806-char remark

    Show marketing remark (806 chars)

    It's a handyman special! This home is perfect for all fixer uppers, investors, and flippers. Close to both Onondaga and Madison County. Just a short walk to Oneida Lake and minutes from Sylvan Beach. Put your personal touches into a spacious 4 bedroom, currently 1.5 bathroom manufactured home with a quiet neighborhood setting. Roof, windows and furnace have all been replaced within the last 5 years. Current tax records only show . 64 acres with property. Acreage will be put into one tax ID #. Currently 1.18 acres is on tax ID 313.09-04-16.03 and . 64 acres is on tax ID 313.09-04-08. Total of 1.82 acres will be sold with this property. Schedule your showing today and check out what this home has to offer! * * Multiple offers received. Per seller best and final offers due Sunday 7/30 at 4pm * *

21. 2023-07-26
    listed $60,000 Active 806-char remark

    Show marketing remark (806 chars)

    It's a handyman special! This home is perfect for all fixer uppers, investors, and flippers. Close to both Onondaga and Madison County. Just a short walk to Oneida Lake and minutes from Sylvan Beach. Put your personal touches into a spacious 4 bedroom, currently 1.5 bathroom manufactured home with a quiet neighborhood setting. Roof, windows and furnace have all been replaced within the last 5 years. Current tax records only show . 64 acres with property. Acreage will be put into one tax ID #. Currently 1.18 acres is on tax ID 313.09-04-16.03 and . 64 acres is on tax ID 313.09-04-08. Total of 1.82 acres will be sold with this property. Schedule your showing today and check out what this home has to offer! * * Multiple offers received. Per seller best and final offers due Sunday 7/30 at 4pm * *

ⓘ 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: $3,124 · $260/mo
• Projected year-2 tax: $3,124 · $260/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $17,006
• − Mortgage interest: −$7,276
• − Property taxes: −$3,124
• − Insurance: −$650
• − Repairs & maintenance: −$1,360
• − Management: −$1,360
• − Depreciation: −$3,779
• Taxable loss: −$543
• Est. tax savings @ 24.0%: +$130
• After-tax cash flow: $1,617/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: Central Square Central School District
• NCES district ID: 3606900
• Math proficiency: 40% ▼ -18.00%
• Reading proficiency: 40% ▼ -12.00%
• Median HH income: $55,807
• Composite: 35.05/100
• National rank: #5035
• State rank: #507 of 590 in NY

Livability — Cleveland

• Score: 55/100
• State rank: #1137
• US rank: #23552

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cleveland, NY
• Population (ZIP): 1,884

Population outlook (Oswego County) Hauer SSP2

• Today (2025): 114,465 people
• By 2030: 109,968 · -3.9%
• By 2040: 99,205 · -13.3%
• By 2050: 87,979 · -23.1%
• By 2075: 65,100 · -43.1%
• By 2100: 47,117 · -58.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 3%
• Common ancestry: Romanian 5% Lithuanian 4% Italian 2%
• Foreign-born: 0%
• Languages at home: 97% English-only · Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Oswego

• 2024 margin: Strong R (+24.2) · D 37.9% · R 62.1%
• 2008→2024 swing: -26.6pp toward R · 2008: 2.5pp · 2024: -24.2pp
• All cycles: 2024: R+24.2 2020: R+20.2 2016: R+23.2 2012: D+7.9 2008: D+2.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.08%
• Current HPI: 294.9153
• 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

+116.5% since first listed

8 events — show timeline

• 2026-05-22 Price Changed $129,900 CNYIS
• 2026-05-06 Listed $140,000 CNYIS
• 2023-10-11 Sold (MLS) $90,000 CNYIS
• 2023-10-09 Sold (Public Records) $90,000 Public Records
• 2023-08-08 Pending — CNYIS
• 2023-08-01 Sold (Public Records) $35,000 Public Records
• 2023-07-30 Contingent — CNYIS
• 2023-07-26 Listed $60,000 CNYIS

Property tax history

+7.9%/yr

Latest (2025): $3,124 · +117.7% YoY. Source: county tax records.