8230 County Route 16 (telegraph Road) · Savona, NY 14879

$149,500

2 bd · 1.0 ba · 840 sqft · Manufactured public records · 115 Days on market

Built 1986 19 ac lot

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Appreciation +7.3/10.0
• Cash flow +5.8/30.0
• Schools +4.5/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.9/10.0
• DSCR +0.2/10.0

Listing remarks MLS

County Living/Hunters Delight - 18.9 private, scenic acres that borders Moss Hill Reforestation Area. Includes a mobile home on a cement slab. The mobile home offers 2 bedrooms and 1 full bath, spacious living room with a high ceiling and an eat-in Kitchen. The front of the mobile home faces a large pond with an overflow system. Also included is a 2-car detached garage/barn with a second story for storage. Current owners have been using the property as a weekend getaway and also for hunting. But it does have the potential to be used as a year-round residence. Not far from the Southern Tier Expressway and a short drive to the Bath Rod and Gun Club. HUNTING SEASON IS ON ITS WAY!

Key facts

• Private scenic acres
• Detached garage barn
• Large pond

Tags

• PRIVATE SCENIC ACRES
• LARGE POND
• DETACHED GARAGE BARN
• SECOND STORY FOR STORAGE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $-301 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $96k (35.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $88k (41.4% below list).
• Recommended offer: $88k (41.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 58/100 on livability (#1,050 in NY) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: health & safety D, crime F, amenities F.
• Campbell-Savona Central School District (rural): math 50% / reading 56% proficiency, ranked #334 of 590 in NY (top 57%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Campbell-Savona Elementary School (math 48% / reading 55%, grade C-, #1,041 of 2,108 statewide, top 50%, 457 students, 45% FRL); Campbell-Savona Junior/Senior High School (math 52% / reading 62%, grade C, #887 of 1,100 statewide, top 82%, 338 students, 36% FRL) — zoned schools at 40% FRL track the district average.
• Market conditions: 11 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 $8k of equity ($1k loan paydown + $7k appreciation (4.6% local appreciation)).
• Steuben County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 5, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 115 days — a 9% lower offer ($136k) is reasonable based on typical stale-listing flexibility.

Recommended offer $87,626 (41.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 115 days. Have you received any prior offers? Is the seller open to a 41% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.59% ✗
• Cap rate: 3.88%
• Cash-on-cash: -8.62%
• DSCR: 0.62
• GRM: 14.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.56% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.4%
• Equity multiple: 1.28×
• Total profit: $11,592
• Equity at exit: $80,781

10-year hold

• IRR: 7.1%
• Equity multiple: 2.28×
• Total profit: $53,449
• Equity at exit: $136,265

Cash invested: $41,860 (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 14879

• Home prices YoY: 2.3%
• Active inventory: 11
• Price-to-rent: 14.2×

Monthly cashflow live

• Estimated rent: $876 medium
• Mortgage (P&I): −$784
• Tax from tax record: −$147 /mo · $1,760/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$184
• Net cashflow: $-301

Break-even live

Break-even rent $1,257

Max offer price $96,380

Occupancy floor —

Sensitivity live

Price	-10% $-216	-5% $-258	+0% $-301	+5% $-343	+10% $-385
Rent	-10% $-370	-5% $-335	+0% $-301	+5% $-266	+10% $-231
Rate	-1.0pp $-225	-0.5pp $-263	base $-301	+0.5pp $-339	+1.0pp $-379

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: $37,375
• Closing costs: $4,485
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-21
   days on market $149,500 Active 115 DOM
2. 2026-06-19
   days on market $149,500 Active 113 DOM
3. 2026-06-18
   days on market $149,500 Active 112 DOM
4. 2026-06-17
   days on market $149,500 Active 111 DOM
5. 2026-06-16
   days on market $149,500 Active 110 DOM
6. 2026-06-15
   pricedays on market $149,500 Active 109 DOM
7. 2026-06-14
   days on market $159,000 Active 107 DOM
8. 2026-06-12
   days on market $159,000 Active 106 DOM
9. 2026-06-09
   days on market $159,000 Active 103 DOM
10. 2026-06-08
    days on market $159,000 Active 102 DOM
11. 2026-06-07
    days on market $159,000 Active 101 DOM
12. 2026-06-02
    days on market $159,000 Active 96 DOM
13. 2026-06-01
    days on market $159,000 Active 95 DOM
14. 2026-05-31
    days on market $159,000 Active 94 DOM
15. 2026-05-30
    days on market $159,000 Active 93 DOM
16. 2026-02-25
    listed $159,000 Active 685-char remark

    Show marketing remark (685 chars)

    County Living/Hunters Delight - 18.9 private, scenic acres that borders Moss Hill Reforestation Area. Includes a mobile home on a cement slab. The mobile home offers 2 bedrooms and 1 full bath, spacious living room with a high ceiling and an eat-in Kitchen. The front of the mobile home faces a large pond with an overflow system. Also included is a 2-car detached garage/barn with a second story for storage. Current owners have been using the property as a weekend getaway and also for hunting. But it does have the potential to be used as a year-round residence. Not far from the Southern Tier Expressway and a short drive to the Bath Rod and Gun Club. HUNTING SEASON IS ON ITS WAY!

ⓘ 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: $1,760 · $147/mo
• Projected year-2 tax: $2,143 · $179/mo
• Expected delta: +$383/yr (+$32/mo · 21.8%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥92°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: $10,515
• − Mortgage interest: −$8,374
• − Property taxes: −$1,760
• − Insurance: −$748
• − Repairs & maintenance: −$841
• − Management: −$841
• − Depreciation: −$4,349
• Taxable loss: −$6,398
• Est. tax savings @ 24.0%: +$1,536
• After-tax cash flow: $-2,073/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: Campbell-Savona Central School District
• NCES district ID: 3600020
• Math proficiency: 50% ▬ 0.00%
• Reading proficiency: 56% ▲ 12.00%
• Median HH income: $49,653
• Composite: 45.22/100
• National rank: #2667
• State rank: #334 of 590 in NY

Livability — Savona

• Score: 58/100
• State rank: #1050
• US rank: #20815

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,345

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 (94%)
• Race & ethnicity: White 94% Two or more races 5%
• Common ancestry: Subsaharan African 4% Romanian 4% Italian 3%
• Foreign-born: 1%
• Languages at home: 99% English-only · Tagalog/Filipino 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: ▲ 4.56%
• Current HPI: 206.0792
• 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

1 event — show timeline

• 2026-02-25 Listed $159,000 UNYREIS

Property tax history

-2.7%/yr

Latest (2025): $1,760 · -0.5% YoY. Source: county tax records.