10 Fall Dr · Freeville, NY 14850

$75,000

2 bd · 2.0 ba · 980 sqft · Manufactured · 30 Days on market

Built 1990 Good condition Est $52k · 44% over ↓ 17% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.0/10.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• Rent growth +3.8/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Move right in to this fully renovated 2-bedroom, 1-and-a-half-bath mobile home in a well-maintained park! This beautifully updated home offers a modern open layout, fresh finishes throughout, and included kitchen appliances: refrigerator, stove, and dishwasher. The spacious primary suite features its own full bath, while the second bedroom and additional bath provide comfortable space for guests, a home office, or hobbies. An enclosed porch adds extra living space to relax and enjoy, and the outdoor shed offers convenient storage. Located in a quiet community, this home provides affordable, low-maintenance living with comfort, style, and move-in-ready appeal. Don’t miss this opportuni

Key facts

• Fully renovated
• Modern open layout
• Outdoor shed

Tags

• FULLY RENOVATED
• MODERN OPEN LAYOUT
• INCLUDED KITCHEN APPLIANCES
• SPACIOUS PRIMARY SUITE
• ENCLOSED PORCH
• OUTDOOR SHED

Property features AI

Exterior

• Parking: Driveway; No garage
• Utilities: Electricity connected; Public water connected; Sewer connected; Cable available; High-speed internet available
• Home design: Single-wide mobile home; Single-story; Existing construction
• Construction: Frame construction; Metal roof; Full basement
• Exterior features: Enclosed porch; Covered screened porch; Porch; Gravel driveway; Near public transit; Rectangular lot

Interior

• Kitchen: Dishwasher; Gas oven; Gas range; Refrigerator; Electric water heater
• Bedrooms: 2 main-level bedrooms
• Flooring: Laminate; Luxury vinyl; Varies
• Bathrooms: 2 full bathrooms (both on main level)
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Thermal windows; Kitchen/Family room combo; No stairs (accessible); Main level primary suite; Bedroom on main level
• Laundry & utility: Main level laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $75k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $832 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $74k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 77/100 on livability (#198 in NY, #3,035 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, health & safety A+; Watch: crime D+, amenities F.
• Dryden Central School District (rural): math 38% / reading 53% proficiency, ranked #443 of 590 in NY (top 75%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+5.2%/yr); 327 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 382 units permitted in Tompkins County in 2024 (208 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Tompkins County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 5.2% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($74k) is reasonable based on typical stale-listing flexibility.
• 2 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 $73,875 (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. Crime grade is D 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?
3. 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.
4. 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.
5. 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: 2.28% ✓
• Cap rate: 19.61%
• Cash-on-cash: 47.56%
• DSCR: 3.12
• GRM: 3.7

CMA / ARV

• ARV (on-the-fly): $51,940
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7 Fall Drive Dr	0.02mi	2/1.0	980 (0%)	22mo	$60,000	$61	77
99 Wood Rd #11	0.60mi	2/2.0	952 (-3%)	0mo	$50,000	$53	67
17 Bills Way	0.59mi	2/1.5	980 (0%)	17mo	$30,000	$31	56

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

Projected returns pro-forma

-3.0% appreciation · 5.22% rent growth · sell at horizon

5-year hold

• IRR: 47.5%
• Equity multiple: 3.13×
• Total profit: $44,782
• Equity at exit: $11,183

10-year hold

• IRR: 54.1%
• Equity multiple: 6.91×
• Total profit: $124,116
• Equity at exit: $6,485

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 14850

• Rents YoY: 5.2%
• Active inventory: 327
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,710 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $832

Break-even live

Break-even rent $656

Max offer price $75,000

Occupancy floor 46%

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: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11 Mineah Rd Freeville, NY	2.0	1.0	850	$1,275	$1.50	21d	2	0.84mi

Listing history 21 events

1. 2026-06-19
   days on market $75,000 Active 30 DOM
2. 2026-06-18
   days on market $75,000 Active 29 DOM
3. 2026-06-17
   days on market $75,000 Active 28 DOM
4. 2026-06-16
   days on market $75,000 Active 27 DOM
5. 2026-06-15
   days on market $75,000 Active 26 DOM
6. 2026-06-14
   days on market $75,000 Active 24 DOM
7. 2026-06-13
   days on market $75,000 Active 23 DOM
8. 2026-06-10
   days on market $75,000 Active 21 DOM
9. 2026-06-09
   days on market $75,000 Active 20 DOM
10. 2026-06-08
    days on market $75,000 Active 19 DOM
11. 2026-06-07
    days on market $75,000 Active 18 DOM
12. 2026-06-05
    days on market $75,000 Active 15 DOM
13. 2026-06-03
    days on market $75,000 Active 14 DOM
14. 2026-06-02
    days on market $75,000 Active 13 DOM
15. 2026-06-01
    days on market $75,000 Active 12 DOM
16. 2026-05-31
    days on market $75,000 Active 11 DOM
17. 2026-05-30
    days on market $75,000 Active 10 DOM
18. 2026-05-20
    listed $75,000 Active
19. 2025-12-31
    historical
20. 2025-10-31
    price $87,000
21. 2025-07-30
    listed $90,000 Active

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 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 2/10 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: $20,515
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$1,641
• − Management: −$1,641
• − Depreciation: −$2,182
• Taxable income: $9,349
• Est. tax owed @ 24.0%: −$2,244
• After-tax cash flow: $7,743/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 fully renovated mobile home is move-in ready with modern updates and a good condition score. Minor improvements to the exterior and landscaping would further enhance its value.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Landscaping improvements — Enhances curb appeal and value
• Both Replace outdoor shed — Improves storage and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Landscaping improvements — Enhances curb appeal and value ↑
• Both Replace outdoor shed — Improves storage 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: Dryden Central School District
• NCES district ID: 3609330
• Math proficiency: 38% ▼ -13.00%
• Reading proficiency: 53% ▲ 13.00%
• Median HH income: $56,766
• Composite: 39.65/100
• National rank: #3914
• State rank: #443 of 590 in NY

Livability — Freeville

• Score: 77/100
• State rank: #198
• US rank: #3035

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Tompkins County · 68,610 people
• Metro: Ithaca, NY
• Population (ZIP): 68,610
• Household income: $71,445
• Rent vs Own: 55.2% rent · 44.8% own
• Severe rent burden: 5169.0

Population outlook (Tompkins County) Hauer SSP2

• Today (2025): 113,958 people
• By 2030: 118,774 · +4.2%
• By 2040: 125,927 · +10.5%
• By 2050: 133,599 · +17.2%
• By 2075: 156,759 · +37.6%
• By 2100: 169,896 · +49.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Asian 13% Hispanic / Latino 8% Two or more races 8% Black 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Romanian 3% Italian 3% Scotch-Irish 2%
• Foreign-born: 18% · China, Canada, South Korea
• Languages at home: 79% English-only · Chinese 5% Spanish 4% Other Indo-European 4%

Political lean MEDSL · Tompkins

• 2024 margin: Solid D (+50.6) · D 75.3% · R 24.7%
• 2008→2024 swing: +8.6pp toward D · 2008: 42.1pp · 2024: 50.6pp
• All cycles: 2024: D+50.6 2020: D+49.2 2016: D+42.1 2012: D+39.8 2008: D+42.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -276.59%
• Current HPI: 389.7215
• Rent YoY: ▲ 5.22%
• Metro: Ithaca, 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

-16.7% since first listed

4 events — show timeline

• 2026-05-20 Listed $75,000 CNYIS
• 2025-12-31 Listing Removed — CNYIS
• 2025-10-31 Price Changed $87,000 CNYIS
• 2025-07-30 Listed $90,000 CNYIS