7585 East Ave · Springwater, NY 14560

$33,900

2 bd · 1.0 ba · 720 sqft · Manufactured public records · 111 Days on market

Built 1972 1.28 ac lot $47/sqft · 80% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Private wooded lot has town water and sewer, home needs to be rehabbed. Perfect platform to place your new home or make this a nice family camp!

Key facts

• Wooded lot
• Town sewer
• Town water

Tags

• WOODED LOT
• TOWN WATER
• TOWN SEWER

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $34k.

Deal economics

• At list price, monthly cash flow is $595 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $34k).
• Recommended offer: $31k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• 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: 15 active listings in the ZIP; 86 units permitted in Livingston County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $234 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Livingston County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $9k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($31k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $6k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price.

Recommended offer $30,849 (9.0% below list)

Questions for the listing agent

1. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 3.31% ✓
• Cap rate: 27.35%
• Cash-on-cash: 75.20%
• DSCR: 4.35
• GRM: 2.5

CMA / ARV

• ARV (median comp): $172,913
• List price: $33,900
• Delta: -80.39%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 75.1%
• Equity multiple: 4.42×
• Total profit: $32,444
• Equity at exit: $5,055

10-year hold

• IRR: 78.9%
• Equity multiple: 9.14×
• Total profit: $77,244
• Equity at exit: $2,931

Cash invested: $9,492 (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 14560

• Home prices YoY: -14.5%
• Active inventory: 15
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $1,121 medium
• Mortgage (P&I): −$178
• Tax from tax record: −$99 /mo · $1,186/yr
• Insurance: −$14
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $595

Break-even live

Break-even rent $368

Max offer price $33,900

Occupancy floor 42%

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: $8,475
• Closing costs: $1,017
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-05-05
   status Pending 144-char remark

   Show marketing remark (144 chars)

   Private wooded lot has town water and sewer, home needs to be rehabbed. Perfect platform to place your new home or make this a nice family camp!

2. 2026-04-13
   price $33,900 144-char remark

   Show marketing remark (144 chars)

   Private wooded lot has town water and sewer, home needs to be rehabbed. Perfect platform to place your new home or make this a nice family camp!

3. 2026-01-14
   listed $39,900 Active 144-char remark

   Show marketing remark (144 chars)

   Private wooded lot has town water and sewer, home needs to be rehabbed. Perfect platform to place your new home or make this a nice family camp!

4. 2025-05-02
   soldstatus $36,500 Closed 101-char remark

   Show marketing remark (101 chars)

   Selling as is private wooded lot with town water and sewer mobile needs work, replace with a new one!

5. 2025-03-22
   status Pending 101-char remark

   Show marketing remark (101 chars)

   Selling as is private wooded lot with town water and sewer mobile needs work, replace with a new one!

6. 2024-12-14
   listed $39,900 Active 101-char remark

   Show marketing remark (101 chars)

   Selling as is private wooded lot with town water and sewer mobile needs work, replace with a new one!

7. 2024-11-19
   historical
8. 2024-11-15
   soldstatus $8,000 Closed
9. 2024-08-29
   status Pending
10. 2024-08-25
    listed $12,000 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: $1,186 · $99/mo
• Projected year-2 tax: $1,186 · $99/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 3/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥89°F today · 16 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: $13,451
• − Mortgage interest: −$1,899
• − Property taxes: −$1,186
• − Insurance: −$170
• − Repairs & maintenance: −$1,076
• − Management: −$1,076
• − Depreciation: −$986
• Taxable income: $7,059
• Est. tax owed @ 24.0%: −$1,694
• After-tax cash flow: $5,444/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 — Springwater

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

Census & demographics

• Census place: Springwater, NY
• Population (ZIP): 2,392

Population outlook (Livingston County) Hauer SSP2

• Today (2025): 63,466 people
• By 2030: 61,966 · -2.4%
• By 2040: 58,398 · -8.0%
• By 2050: 54,955 · -13.4%
• By 2075: 49,958 · -21.3%
• By 2100: 43,944 · -30.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 7% Hispanic / Latino 3%
• Common ancestry: Iranian 5% Lithuanian 4% Romanian 3%
• Foreign-born: 1% · Canada

Political lean MEDSL · Livingston

• 2024 margin: Strong R (+21.4) · D 39.3% · R 60.7%
• 2008→2024 swing: -13.6pp toward R · 2008: -7.9pp · 2024: -21.4pp
• All cycles: 2024: R+21.4 2020: R+18.2 2016: R+27.8 2012: R+9.4 2008: R+7.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -45.65%
• Current HPI: 268.2617
• 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

+182.5% since first listed

10 events — show timeline

• 2026-05-05 Pending — UNYREIS
• 2026-04-13 Price Changed $33,900 UNYREIS
• 2026-01-14 Listed $39,900 UNYREIS
• 2025-05-02 Sold (MLS) $36,500 UNYREIS
• 2025-03-22 Pending — UNYREIS
• 2024-12-14 Listed $39,900 UNYREIS
• 2024-11-19 Listing Removed — UNYREIS
• 2024-11-15 Sold (MLS) $8,000 UNYREIS
• 2024-08-29 Pending — UNYREIS
• 2024-08-25 Listed $12,000 UNYREIS

Property tax history

-4.9%/yr

Latest (2025): $1,186 · +0.0% YoY. Source: county tax records.