11609 State Route 3 #91 · Sackets Harbor, NY 13605

$99,900

2 bd · 1.0 ba · 400 sqft · Manufactured · 411 Days on market

Built 2023 Good condition 11 ac lot $250/sqft · 13% below area Est $115k · 13% under ↓ 3% since listing

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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 +15.8/30.0
• ARV discount +13.4/15.0
• Appreciation +10.0/10.0
• Schools +5.2/10.0
• DSCR +4.9/10.0
• 1% rule +4.3/10.0
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0

Listing remarks MLS

Discover this brand-new, turnkey mobile lakeside retreat, perfectly situated on the picturesque shores of Henderson Bay, Lake Ontario. This fully furnished 2-bedroom, 1-bathroom mobile cottage is ready for you to enjoy. It features an open-concept living and kitchen area with granite countertops, stainless steel appliances, and sleek white cabinetry. The home is climate-controlled with modern mini-split units offering both air conditioning and heating. Relax and take in stunning sunsets from the screened front porch, which provides breathtaking views of the bay. The property includes access to private docks, a clubhouse, and on-site laundry facilities. As an added bonus, the cottage comes with the full 2026 season—valued at $3,300—which covers public water, septic, and trash services. Nestled in a peaceful, well-maintained RV resort community, this property is the perfect choice for a serene lakeside escape, whether for seasonal living or a vacation retreat. The resort also offers a rental pool option, allowing you to earn passive income when you’re not using your cottage. Call today!

Key facts

• Screened front porch
• Private docks
• Granite countertops

Tags

• OPEN-CONCEPT LIVING
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• SCREENED FRONT PORCH
• PRIVATE DOCKS
• ON-SITE LAUNDRY FACILITIES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $100k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $47 ($558/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $93k (6.6% below list).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.9% vs local median 2.7% in Sackets Harbor — 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 71/100 on livability (#419 in NY) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, employment A-; Watch: cost of living D, health & safety D, amenities F.
• Sackets Harbor Central School District (rural): math 62% / reading 54% proficiency, ranked #294 of 755 in NY (top 39%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 33 active listings in the ZIP; 196 units permitted in Jefferson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($691 loan paydown + $10k appreciation (10.0% local appreciation)).
• Jefferson 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 $28k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 411 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago 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 $87,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 411 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.93% ✗
• Cap rate: 6.85%
• Cash-on-cash: 2.00%
• DSCR: 1.09
• GRM: 8.9

CMA / ARV

• ARV (median comp): $115,027
• List price: $99,900
• Delta: -13.15%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11609 State Route 3 #2	0.00mi	1/1.0 (-1)	400 (0%)	9mo	$109,900	$275	87
11609 State Route 3 #4	0.00mi	2/1.0	400 (0%)	18mo	$112,500	$281	85
11609 State Route 3 #64	0.00mi	1/1.0 (-1)	432 (+8%)	22mo	$40,000	$93	64
11609 State Route 3 #26	0.00mi	1/1.0 (-1)	432 (+8%)	23mo	$44,000	$102	63

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 25.7%
• Equity multiple: 3.05×
• Total profit: $57,385
• Equity at exit: $89,998

10-year hold

• IRR: 22.6%
• Equity multiple: 6.96×
• Total profit: $166,687
• Equity at exit: $194,084

Cash invested: $27,972 (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 13605

• Home prices YoY: 12.7%
• Active inventory: 33
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $933 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,498/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$196
• Net cashflow: $47

Break-even live

Break-even rent $874

Max offer price $99,900

Occupancy floor 90%

Sensitivity live

Price	-10% $116	-5% $81	+0% $47	+5% $12	+10% $-23
Rent	-10% $-27	-5% $10	+0% $47	+5% $83	+10% $120
Rate	-1.0pp $97	-0.5pp $72	base $47	+0.5pp $21	+1.0pp $-6

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $99,900 Active 411 DOM
2. 2026-06-18
   days on market $99,900 Active 410 DOM
3. 2026-06-17
   days on market $99,900 Active 409 DOM
4. 2026-06-16
   days on market $99,900 Active 408 DOM
5. 2026-06-15
   days on market $99,900 Active 407 DOM
6. 2026-06-14
   days on market $99,900 Active 405 DOM
7. 2026-06-12
   days on market $99,900 Active 404 DOM
8. 2026-06-09
   days on market $99,900 Active 401 DOM
9. 2026-06-08
   days on market $99,900 Active 400 DOM
10. 2026-06-07
    days on market $99,900 Active 399 DOM
11. 2026-06-02
    days on market $99,900 Active 394 DOM
12. 2026-06-01
    days on market $99,900 Active 393 DOM
13. 2026-05-31
    days on market $99,900 Active 392 DOM
14. 2026-05-30
    days on market $99,900 Active 391 DOM
15. 2025-05-03
    listed $99,900 Active 1119-char remark

    Show marketing remark (1119 chars)

    Discover this brand-new, turnkey mobile lakeside retreat, perfectly situated on the picturesque shores of Henderson Bay, Lake Ontario. This fully furnished 2-bedroom, 1-bathroom mobile cottage is ready for you to enjoy. It features an open-concept living and kitchen area with granite countertops, stainless steel appliances, and sleek white cabinetry. The home is climate-controlled with modern mini-split units offering both air conditioning and heating. Relax and take in stunning sunsets from the screened front porch, which provides breathtaking views of the bay. The property includes access to private docks, a clubhouse, and on-site laundry facilities. As an added bonus, the cottage comes with the full 2026 season—valued at $3,300—which covers public water, septic, and trash services. Nestled in a peaceful, well-maintained RV resort community, this property is the perfect choice for a serene lakeside escape, whether for seasonal living or a vacation retreat. The resort also offers a rental pool option, allowing you to earn passive income when you’re not using your cottage. Call today!

16. 2025-05-01
    historical
17. 2025-04-07
    price $99,900
18. 2024-10-25
    listed $103,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $11,193
• − Mortgage interest: −$5,596
• − Property taxes: −$1,498
• − Insurance: −$500
• − Repairs & maintenance: −$895
• − Management: −$895
• − Depreciation: −$2,906
• Taxable loss: −$1,098
• Est. tax savings @ 24.0%: +$263
• After-tax cash flow: $822/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.

Condition & rehab AI · 1 photo

Good 80/100 Cosmetic rehab

This brand-new, fully furnished mobile home is move-in ready with a good condition score and minimal maintenance required. It offers a great lakeside retreat with modern amenities and a well-maintained exterior.

Value-add opportunities

• Both Landscaping improvements — Enhances curb appeal and adds value
• Both Painting exterior — Fresh paint can improve curb appeal and value
• Both Landscaping around foundation — Improves curb appeal and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both Painting exterior — Fresh paint can improve curb appeal and value ↑
• Both Landscaping around foundation — Improves curb appeal and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Sackets Harbor Central School District
• NCES district ID: 3614880
• Math proficiency: 62% ▲ 1.00%
• Reading proficiency: 54% ▼ -7.00%
• Median HH income: $56,831
• Composite: 51.78/100
• National rank: #3595
• State rank: #294 of 755 in NY

Livability — Sackets Harbor

• Score: 71/100
• State rank: #419
• US rank: #7271

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,106

Population outlook (Jefferson County) Hauer SSP2

• Today (2025): 111,748 people
• By 2030: 109,370 · -2.1%
• By 2040: 103,828 · -7.1%
• By 2050: 98,523 · -11.8%
• By 2075: 91,422 · -18.2%
• By 2100: 78,214 · -30.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 5% Black 3% Hispanic / Latino 2%
• Common ancestry: Lithuanian 5% Slovak 5% Romanian 4%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · German/W. Germanic 1%

Political lean MEDSL · Jefferson

• 2024 margin: Strong R (+23.6) · D 38.2% · R 61.8%
• 2008→2024 swing: -18.3pp toward R · 2008: -5.3pp · 2024: -23.6pp
• All cycles: 2024: R+23.6 2020: R+19.0 2016: R+22.4 2012: R+2.9 2008: R+5.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 39.95%
• Current HPI: 354.8216
• 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

-3.0% since first listed

4 events — show timeline

• 2025-05-03 Listed $99,900 CNYIS
• 2025-05-01 Listing Removed — CNYIS
• 2025-04-07 Price Changed $99,900 CNYIS
• 2024-10-25 Listed $103,000 CNYIS