10673 State Route 34 · Cato, NY 13166

$147,000

3 bd · 2.0 ba · 1,216 sqft · Manufactured public records · 17 Days on market

Built 2001 2.60 ac lot

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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 +27.4/30.0
• Appreciation +10.0/10.0
• DSCR +9.6/10.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• Schools +4.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Surrounded by towering trees you will enjoy peace and serenity when you own this 3 bedroom 2 bath manufactured 2001 mobile home sitting pretty on 2.4 acres that have been meticulously landscaped. From the moment you enter you'll be thrilled by the numerous upgrades from top to bottom that have been done in last 5 years. The gourmet kitchen has been thoughtfully planned with a walk-in pantry, center island, under cabinet lightening, all new appliances and a full sized washer/dryer tower. Remodeled down to the studs with updated durable luxury flooring, foam insulation , wiring and an upgraded electric panel. There is a master bedroom ensuite with a full bath, linen closet and walk-in shower.

Key facts

• Gourmet kitchen
• Center island
• Walk-in pantry

Tags

• GOURMET KITCHEN
• WALK-IN PANTRY
• CENTER ISLAND
• UNDER CABINET LIGHTENING
• FULL SIZED WASHER DRYER TOWER
• REMODELED DOWN TO THE STUDS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $147k.

Deal economics

• At list price, monthly cash flow is $430 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $147k).
• Recommended offer: $145k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#764 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-; Watch: crime F, amenities F, commute F.
• Cato-Meridian Central School District (rural): math 43% / reading 58% proficiency, ranked #364 of 590 in NY (top 62%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 16 active listings in the ZIP; 161 units permitted in Cayuga County in 2024 (65 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $15k appreciation (10.0% local appreciation)).
• Cayuga County population projected at -18% 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 $41k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $8k; list at $147k implies a 1629% gain — meaningful room to come down on a strong offer.

Recommended offer $144,795 (1.5% 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. 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?
4. 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.
5. 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.
6. 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: 1.23% ✓
• Cap rate: 9.80%
• Cash-on-cash: 12.53%
• DSCR: 1.56
• GRM: 6.8

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: 33.5%
• Equity multiple: 3.61×
• Total profit: $107,459
• Equity at exit: $132,429

10-year hold

• IRR: 28.9%
• Equity multiple: 8.17×
• Total profit: $294,952
• Equity at exit: $285,589

Cash invested: $41,160 (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 13166

• Home prices YoY: 5.8%
• Active inventory: 16
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,810 medium
• Mortgage (P&I): −$771
• Tax from tax record: −$167 /mo · $2,010/yr
• Insurance: −$61
• HOA: −$0
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $430

Break-even live

Break-even rent $1,265

Max offer price $147,000

Occupancy floor 71%

Sensitivity live

Price	-10% $513	-5% $472	+0% $430	+5% $388	+10% $347
Rent	-10% $287	-5% $358	+0% $430	+5% $501	+10% $573
Rate	-1.0pp $504	-0.5pp $467	base $430	+0.5pp $392	+1.0pp $353

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: $36,750
• Closing costs: $4,410
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-01-31
   status Pending
2. 2026-01-13
   listed $147,000 Active
3. 2001-11-05
   soldstatus $8,500

ⓘ 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: $2,010 · $167/mo
• Projected year-2 tax: $2,247 · $187/mo
• Expected delta: +$237/yr (+$20/mo · 11.8%)

ⓘ 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 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥95°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,715
• − Mortgage interest: −$8,234
• − Property taxes: −$2,010
• − Insurance: −$735
• − Repairs & maintenance: −$1,737
• − Management: −$1,737
• − Depreciation: −$4,276
• Taxable income: $2,985
• Est. tax owed @ 24.0%: −$716
• After-tax cash flow: $4,443/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: Cato-Meridian Central School District
• NCES district ID: 3606690
• Math proficiency: 43% ▼ -12.00%
• Reading proficiency: 58% ▲ 15.00%
• Median HH income: $56,309
• Composite: 43.75/100
• National rank: #2947
• State rank: #364 of 590 in NY

Livability — Cato

• Score: 64/100
• State rank: #764
• US rank: #14690

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,667

Population outlook (Cayuga County) Hauer SSP2

• Today (2025): 74,820 people
• By 2030: 72,402 · -3.2%
• By 2040: 66,917 · -10.6%
• By 2050: 61,007 · -18.5%
• By 2075: 48,047 · -35.8%
• By 2100: 34,512 · -53.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 6%
• Common ancestry: Romanian 8% Iranian 5% Lithuanian 3%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · German/W. Germanic 1%

Political lean MEDSL · Cayuga

• 2024 margin: R (+13.0) · D 43.5% · R 56.5%
• 2008→2024 swing: -21.5pp toward R · 2008: 8.5pp · 2024: -13.0pp
• All cycles: 2024: R+13.0 2020: R+9.2 2016: R+13.2 2012: D+10.8 2008: D+8.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 18.93%
• Current HPI: 347.8499
• 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

+1629.4% since first listed

3 events — show timeline

• 2026-01-31 Pending — CNYIS
• 2026-01-13 Listed $147,000 CNYIS
• 2001-11-05 Sold (Public Records) $8,500 Public Records

Property tax history

+5.3%/yr

Latest (2025): $2,010 · +5.6% YoY. Source: county tax records.