310 Woodchuck Hill Rd · Newport, NY 13416

$67,900

1 bd · 2.0 ba · 720 sqft · Manufactured public records · 5 Days on market

Built 1975 1.00 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 +27.1/30.0
• DSCR +9.4/10.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• Appreciation +7.0/10.0
• Schools +4.8/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This 3.5 acre single wide mobile home and addition in the West Canada Valley Central School District is being SOLD AS IS. Located on Woodchuck Hill Road with land that borders the White Creek. The lot provides a valuable headstart to developing the land featuring a drilled well, septic system and 8 ft x 40 ft. shipping container storage unit. The land itself is mostly open with some woods, offering privacy and flexibility in how you use this space. Included in this listing is a second parcel of 2.5 acres 213889-094-001-0001-060-100-0000 that borders the White Creek. Contingent upon seller finding suitable housing up to 60 days if needed.

Key facts

• 3.5 acre mobile home
• Some woods
• Mostly open land

Tags

• 3.5 ACRE MOBILE HOME
• BORDERS THE WHITE CREEK
• DRILLED WELL
• SEPTIC SYSTEM
• MOSTLY OPEN LAND
• SOME WOODS

Property features AI

Exterior

• Parking: No garage
• Utilities: Private well water; Septic tank
• Home design: Single-wide mobile home; 1 story; Existing condition
• Construction: Aluminum siding; Vinyl siding; Stone foundation
• Exterior features: Gravel driveway; Leased propane tank; Rectangular, rural lot

Interior

• Kitchen: Gas oven; Gas range; Refrigerator
• Bedrooms: 1 main-level bedroom
• Flooring: Vinyl; Varies
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Propane heating; Forced air heating
• Interior features: Eat-in kitchen; Separate/formal living room; Bedroom on main level
• Laundry & utility: Washer; Dryer (laundry on main level); Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath manufactured listed at $68k.

Deal economics

• At list price, monthly cash flow is $193 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($835 rent vs $68k).

Location & tenants

• Location reads 62/100 on livability (#867 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, crime D-, amenities F.
• West Canada Valley Central School District (rural): math 54% / reading 57% proficiency, ranked #296 of 590 in NY (top 50%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 16 active listings in the ZIP; 54 units permitted in Herkimer County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($469 loan paydown + $3k appreciation (3.9% local appreciation)).
• Herkimer County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.9% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $67,900

Questions for the listing agent

1. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 9.71%
• Cash-on-cash: 12.20%
• DSCR: 1.54
• GRM: 6.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.91% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.0%
• Equity multiple: 2.25×
• Total profit: $23,842
• Equity at exit: $34,090

10-year hold

• IRR: 21.4%
• Equity multiple: 4.35×
• Total profit: $63,676
• Equity at exit: $55,490

Cash invested: $19,012 (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 13416

• Home prices YoY: 1.2%
• Active inventory: 16
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $835 medium
• Mortgage (P&I): −$356
• Tax from tax record: −$82 /mo · $983/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$175
• Net cashflow: $193

Break-even live

Break-even rent $590

Max offer price $67,900

Occupancy floor 72%

Sensitivity live

Price	-10% $232	-5% $212	+0% $193	+5% $174	+10% $155
Rent	-10% $127	-5% $160	+0% $193	+5% $226	+10% $259
Rate	-1.0pp $227	-0.5pp $210	base $193	+0.5pp $176	+1.0pp $158

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: $16,975
• Closing costs: $2,037
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-03
   status $67,900 Pending 5 DOM
2. 2026-06-02
   days on market $67,900 Active 5 DOM
3. 2026-06-01
   days on market $67,900 Active 4 DOM
4. 2026-05-31
   days on market $67,900 Active 3 DOM
5. 2026-05-30
   days on market $67,900 Active 2 DOM
6. 2026-05-28
   listed $67,900 Active

ⓘ 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: $983 · $82/mo
• Projected year-2 tax: $1,065 · $89/mo
• Expected delta: +$82/yr (+$7/mo · 8.4%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥93°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 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: $10,018
• − Mortgage interest: −$3,803
• − Property taxes: −$983
• − Insurance: −$340
• − Repairs & maintenance: −$801
• − Management: −$801
• − Depreciation: −$1,975
• Taxable income: $1,314
• Est. tax owed @ 24.0%: −$315
• After-tax cash flow: $2,003/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: West Canada Valley Central School District
• NCES district ID: 3630600
• Math proficiency: 54% ▼ -6.00%
• Reading proficiency: 57% ▲ 13.00%
• Median HH income: $54,416
• Composite: 47.76/100
• National rank: #2232
• State rank: #296 of 590 in NY

Livability — Newport

• Score: 62/100
• State rank: #867
• US rank: #16700

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,120

Population outlook (Herkimer County) Hauer SSP2

• Today (2025): 59,340 people
• By 2030: 56,838 · -4.2%
• By 2040: 51,098 · -13.9%
• By 2050: 45,080 · -24.0%
• By 2075: 32,648 · -45.0%
• By 2100: 22,266 · -62.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Romanian 7% Lithuanian 3% American 2%
• Foreign-born: 1%
• Languages at home: 99% English-only · Spanish 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Herkimer

• 2024 margin: Solid R (+36.4) · D 31.8% · R 68.2%
• 2008→2024 swing: -27.1pp toward R · 2008: -9.3pp · 2024: -36.4pp
• All cycles: 2024: R+36.4 2020: R+30.5 2016: R+34.5 2012: R+8.4 2008: R+9.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.92%
• Current HPI: 329.7225
• 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

• 2026-05-28 Listed $67,900 CNYIS

Property tax history

+9.4%/yr

Latest (2025): $983 · +6.0% YoY. Source: county tax records.