9985 Briggs Rd · Prospect, NY 13438

$54,900

1 bd · 1.0 ba · 400 sqft · Manufactured public records · 16 Days on market

Built 1970 9,130 sqft lot ↓ 20% 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
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +9.3/10.0
• ARV discount +7.5/15.0
• Schools +4.5/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Be the envy of your buddies with this retro-cool camp, or enjoy affordable year round living. This vintage General mobile home is packed with original charm inside while offering a low-maintenance exterior. Bring the ATV's, snowmobiles and four-wheelers as there's trails right from the property and plenty of storage in the detached garage. Located minutes from Hinkley Reservoir and less than 30 minutes from Old Forge, this is the perfect basecamp for hunting, fishing, riding and escaping the daily grind. Crack a cold one, gather around the fire and enjoy everything the Remsen area has to offer. PS. a brand new well pump was just installed so the water is ready to rock and roll!

Key facts

• Brand new well pump
• Detached garage
• 9,130 sq ft lot

Tags

• LOW-MAINTENANCE EXTERIOR
• TRAILS RIGHT FROM THE PROPERTY
• DETACHED GARAGE
• MINUTES FROM HINKLEY RESERVOIR
• BRAND NEW WELL PUMP

Property features AI

Exterior

• Parking: Detached garage; No driveway; One garage space
• Utilities: Well water; Sewer connected
• Home design: Single-story; Single wide mobile home; Resale property
• Construction: Vinyl siding
• Exterior features: Rectangular residential lot; City street frontage

Interior

• Kitchen: Electric oven; Electric range; Microwave; Refrigerator
• Bedrooms: One main-level bedroom
• Flooring: Carpet; Varies
• Bathrooms: One full bathroom
• Heating & cooling: Oil forced-air heating
• Interior features: Bedroom on main level; Other interior features (see remarks)
• Laundry & utility: Water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $55k.

Deal economics

• At list price, monthly cash flow is $264 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($786 rent vs $55k).
• Recommended offer: $54k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#858 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, schools D+, crime 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: 36 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 $6k of equity ($380 loan paydown + $5k 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 $15k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, 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 16 days — a 2% lower offer ($54k) is reasonable based on typical stale-listing flexibility.
• 7 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.

Recommended offer $54,076 (1.5% below list)

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-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: 1.43% ✓
• Cap rate: 12.07%
• Cash-on-cash: 20.63%
• DSCR: 1.92
• GRM: 5.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 39.7%
• Equity multiple: 4.04×
• Total profit: $46,727
• Equity at exit: $49,458

10-year hold

• IRR: 34.2%
• Equity multiple: 9.09×
• Total profit: $124,363
• Equity at exit: $106,659

Cash invested: $15,372 (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 13438

• Home prices YoY: 10.1%
• Active inventory: 36
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $786 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$46 /mo · $547/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$165
• Net cashflow: $264

Break-even live

Break-even rent $451

Max offer price $54,900

Occupancy floor 61%

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: $13,725
• Closing costs: $1,647
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-18
   days on market $54,900 Active 16 DOM
2. 2026-06-17
   days on market $54,900 Active 15 DOM
3. 2026-06-16
   days on market $54,900 Active 14 DOM
4. 2026-06-15
   days on market $54,900 Active 13 DOM
5. 2026-06-13
   days on market $54,900 Active 11 DOM
6. 2026-06-12
   days on market $54,900 Active 10 DOM
7. 2026-06-09
   days on market $54,900 Active 7 DOM
8. 2026-06-08
   days on market $54,900 Active 6 DOM
9. 2026-06-07
   days on market $54,900 Active 5 DOM
10. 2026-06-07
    days on market $54,900 Active 4 DOM
11. 2026-06-03
    remarks 686-char remark
12. 2026-06-03
    listed $54,900 Active 1 DOM

ⓘ 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: $547 · $46/mo
• Projected year-2 tax: $738 · $61/mo
• Expected delta: +$190/yr (+$16/mo · 34.8%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥89°F today · 16 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: $9,427
• − Mortgage interest: −$3,075
• − Property taxes: −$547
• − Insurance: −$274
• − Repairs & maintenance: −$754
• − Management: −$754
• − Depreciation: −$1,597
• Taxable income: $2,425
• Est. tax owed @ 24.0%: −$582
• After-tax cash flow: $2,589/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 — Prospect

• Score: 62/100
• State rank: #858
• US rank: #16555

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 337
• 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

-20.4% since first listed

18 events — show timeline

• 2026-06-02 Listed $54,900 CNYIS
• 2026-05-01 Listing Removed — CNYIS
• 2025-10-17 Price Changed $45,000 CNYIS
• 2025-09-29 Listed $49,900 CNYIS
• 2025-09-14 Listing Removed — CNYIS
• 2025-09-13 Listing Removed — CNYIS
• 2025-09-13 Listing Removed — CNYIS
• 2025-08-02 Pending — CNYIS
• 2025-07-31 Pending — CNYIS
• 2025-07-22 Relisted — CNYIS
• 2025-07-19 Relisted — CNYIS
• 2025-07-18 Relisted — CNYIS
• 2025-06-26 Price Changed $49,900 CNYIS
• 2025-06-26 Price Changed $49,900 CNYIS
• 2025-05-31 Price Changed $58,000 CNYIS
• 2025-05-31 Price Changed $58,000 CNYIS
• 2025-05-22 Listed $69,000 CNYIS
• 2025-05-12 Listed $69,000 CNYIS

Property tax history

+0.6%/yr

Latest (2025): $547 · +1.6% YoY. Source: county tax records.