1190 County Route 66 · Hornell, NY 14843

$75,000

3 bd · 2.0 ba · 728 sqft · Manufactured public records · 103 Days on market

Built 2017 16 ac lot $103/sqft · 125% above area Est $56k · 35% over

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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
• Appreciation +7.0/10.0
• Schools +5.2/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Beautiful 2017 manufactured home in the Woodlands community offering 1,216 sq ft of comfortable living space. This well-maintained home features 3 bedrooms and 2 full bathrooms, including a spacious primary suite with a walk-in closet and private bathroom complete with a walk-in shower. The home offers an open floor plan connecting the kitchen, dining and living areas, creating a bright and inviting space that's perfect for both everyday living and entertaining. The updated kitchen includes a center island and full appliance package. A dedicated laundry space with washer and dryer hookups adds extra convenience. Enjoy year-round comfort with central air conditioning. Outside, the property includes a storage shed for additional storage. Move-in ready and located in a desirable community, this home offers a great opportunity for low maintenance living. Don't miss out on this beauty!

Key facts

• 15.71 acre lot
• Built 2017
• Listed 102 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $75k.

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 $75k).
• Recommended offer: $68k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#451 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities C-, schools D, crime F.
• Arkport Central School District (town): math 59% / reading 65% proficiency, ranked #223 of 590 in NY (top 38%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 59 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 $3k of equity ($519 loan paydown + $3k appreciation (4.0% local appreciation)).
• Steuben County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 10, 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 103 days — a 9% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 15y ago; this cycle's ask has dropped $10k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $20k; list at $75k implies a 275% gain — meaningful room to come down on a strong offer.

Recommended offer $68,250 (9.0% below list)

Questions for the listing agent

1. It's been on market 103 days. Have you received any prior offers? Is the seller open to a 9% 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 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?
5. 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?
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: 1.79% ✓
• Cap rate: 15.82%
• Cash-on-cash: 34.01%
• DSCR: 2.51
• GRM: 4.6

CMA / ARV

• ARV (median comp): $55,650
• List price: $75,000
• Delta: 34.77%
• Verdict: OVERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

3.95% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 41.2%
• Equity multiple: 3.42×
• Total profit: $50,760
• Equity at exit: $37,797

10-year hold

• IRR: 40.2%
• Equity multiple: 6.86×
• Total profit: $123,026
• Equity at exit: $61,639

Cash invested: $21,000 (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 14843

• Home prices YoY: 1.9%
• Active inventory: 59
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,345 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$43 /mo · $511/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $595

Break-even live

Break-even rent $591

Max offer price $75,000

Occupancy floor 51%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-06-19
   days on market $75,000 Active 103 DOM
2. 2026-06-18
   days on market $75,000 Active 102 DOM
3. 2026-06-17
   days on market $75,000 Active 101 DOM
4. 2026-06-16
   days on market $75,000 Active 100 DOM
5. 2026-06-15
   days on market $75,000 Active 99 DOM
6. 2026-06-14
   days on market $75,000 Active 97 DOM
7. 2026-06-12
   days on market $75,000 Active 96 DOM
8. 2026-06-09
   days on market $75,000 Active 93 DOM
9. 2026-06-08
   days on market $75,000 Active 92 DOM
10. 2026-06-07
    days on market $75,000 Active 91 DOM
11. 2026-06-05
    days on market $75,000 Active 88 DOM
12. 2026-06-03
    days on market $75,000 Active 87 DOM
13. 2026-06-02
    days on market $75,000 Active 86 DOM
14. 2026-06-01
    days on market $75,000 Active 85 DOM
15. 2026-05-31
    days on market $75,000 Active 84 DOM
16. 2026-05-30
    days on market $75,000 Active 83 DOM
17. 2026-04-08
    price $75,000 893-char remark

    Show marketing remark (893 chars)

    Beautiful 2017 manufactured home in the Woodlands community offering 1,216 sq ft of comfortable living space. This well-maintained home features 3 bedrooms and 2 full bathrooms, including a spacious primary suite with a walk-in closet and private bathroom complete with a walk-in shower. The home offers an open floor plan connecting the kitchen, dining and living areas, creating a bright and inviting space that's perfect for both everyday living and entertaining. The updated kitchen includes a center island and full appliance package. A dedicated laundry space with washer and dryer hookups adds extra convenience. Enjoy year-round comfort with central air conditioning. Outside, the property includes a storage shed for additional storage. Move-in ready and located in a desirable community, this home offers a great opportunity for low maintenance living. Don't miss out on this beauty!

18. 2026-03-08
    listed $85,000 Active 893-char remark

    Show marketing remark (893 chars)

    Beautiful 2017 manufactured home in the Woodlands community offering 1,216 sq ft of comfortable living space. This well-maintained home features 3 bedrooms and 2 full bathrooms, including a spacious primary suite with a walk-in closet and private bathroom complete with a walk-in shower. The home offers an open floor plan connecting the kitchen, dining and living areas, creating a bright and inviting space that's perfect for both everyday living and entertaining. The updated kitchen includes a center island and full appliance package. A dedicated laundry space with washer and dryer hookups adds extra convenience. Enjoy year-round comfort with central air conditioning. Outside, the property includes a storage shed for additional storage. Move-in ready and located in a desirable community, this home offers a great opportunity for low maintenance living. Don't miss out on this beauty!

19. 2026-02-08
    status Pending 563-char remark

    Show marketing remark (563 chars)

    This newly updated home features 3 bedrooms and 2 full bathrooms, including a spacious primary suite with both a stand-up shower and a tub/shower combination. Enjoy central air, new carpeting throughout the living rooms and dining area, and an open, comfortable layout for everyday living. Outside, you'll find a concrete driveway, carport and two sheds offering plenty of space for storage. The home comes complete with an appliance package for added convenience. Affordable, extremely well maintained, and ready for its next owner-- don't miss this opportunity!

20. 2025-12-22
    listed $75,000 Active 563-char remark

    Show marketing remark (563 chars)

    This newly updated home features 3 bedrooms and 2 full bathrooms, including a spacious primary suite with both a stand-up shower and a tub/shower combination. Enjoy central air, new carpeting throughout the living rooms and dining area, and an open, comfortable layout for everyday living. Outside, you'll find a concrete driveway, carport and two sheds offering plenty of space for storage. The home comes complete with an appliance package for added convenience. Affordable, extremely well maintained, and ready for its next owner-- don't miss this opportunity!

21. 2025-11-06
    soldstatus $20,000 Closed
22. 2025-10-16
    status Pending
23. 2025-10-14
    price $20,000
24. 2025-10-01
    price $35,000
25. 2025-09-04
    price $45,000
26. 2025-08-13
    listed $50,000 Active
27. 2019-01-31
    historical
28. 2018-09-05
    listed $4,500
29. 2017-03-19
    soldstatus $6,300
30. 2017-03-13
    listed $6,300
31. 2012-12-20
    soldstatus $22,000
32. 2011-10-07
    listed $29,900

ⓘ 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: $511 · $43/mo
• Projected year-2 tax: $889 · $74/mo
• Expected delta: +$378/yr (+$32/mo · 74.0%)

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

Taxation est. · year 1

• Rental income: $16,137
• − Mortgage interest: −$4,201
• − Property taxes: −$511
• − Insurance: −$375
• − Repairs & maintenance: −$1,291
• − Management: −$1,291
• − Depreciation: −$2,182
• Taxable income: $6,286
• Est. tax owed @ 24.0%: −$1,509
• After-tax cash flow: $5,633/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: Arkport Central School District
• NCES district ID: 3603240
• Math proficiency: 59% ▲ 4.00%
• Reading proficiency: 65% ▲ 15.00%
• Median HH income: $44,995
• Composite: 52.24/100
• National rank: #1601
• State rank: #223 of 590 in NY

Livability — Hornell

• Score: 70/100
• State rank: #451
• US rank: #7888

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Steuben County · 41,193 people
• City population: 12,383
• Metro: Corning, NY
• Population (ZIP): 12,383
• Household income: $57,874
• Rent vs Own: 39.4% rent · 60.6% own
• Severe rent burden: 415.0

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 (92%)
• Race & ethnicity: White 92% Two or more races 3% Hispanic / Latino 3% Black 2%
• Common ancestry: Lithuanian 3% Romanian 2% Iranian 2%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · French/Haitian/Cajun 2% Arabic 1% Spanish 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: ▲ 3.95%
• Current HPI: 210.1986
• Rent YoY: —
• Metro: Corning, NY
• 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

+150.8% since first listed

16 events — show timeline

• 2026-04-08 Price Changed $75,000 UNYREIS
• 2026-03-08 Listed $85,000 UNYREIS
• 2026-02-08 Pending — UNYREIS
• 2025-12-22 Listed $75,000 UNYREIS
• 2025-11-06 Sold (MLS) $20,000 UNYREIS
• 2025-10-16 Pending — UNYREIS
• 2025-10-14 Price Changed $20,000 UNYREIS
• 2025-10-01 Price Changed $35,000 UNYREIS
• 2025-09-04 Price Changed $45,000 UNYREIS
• 2025-08-13 Listed $50,000 UNYREIS
• 2019-01-31 Listing Removed — UNYREIS
• 2018-09-05 Listed $4,500 UNYREIS
• 2017-03-19 Sold (MLS) $6,300 UNYREIS
• 2017-03-13 Listed $6,300 UNYREIS
• 2012-12-20 Sold (MLS) $22,000 UNYREIS
• 2011-10-07 Listed $29,900 UNYREIS

Property tax history

+3.7%/yr

Latest (2025): $511 · +29.3% YoY. Source: county tax records.