2120 Blodgett Mills Rd · Blodgett Mills, NY 13045

$119,000

4 bd · 2.0 ba · 1,960 sqft · Manufactured public records · 5 Days on market

Built 2000 1.09 ac lot

---

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
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Rent growth +4.6/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this well-maintained 2000 double-wide mobile home situated on a private one-acre lot just outside Blodgett Mills. This home offers comfortable one-level living with a spacious primary bedroom featuring a full bath complete with both a stand-up shower and soaking tub. Enjoy a cozy living room with a fireplace, perfect for relaxing evenings, and an eat-in country kitchen with plenty of space for everyday dining. Additional highlights include a dedicated laundry room, three more bedrooms, and a second full bathroom. Step outside to a private backyard ideal for outdoor enjoyment, all while being conveniently located near Greek Peak Mountain Resort for year-round recreation. A great o

Key facts

• Cozy living room
• Private backyard
• Private one-acre lot

Tags

• PRIVATE ONE-ACRE LOT
• COZY LIVING ROOM
• DEDICATED LAUNDRY ROOM
• PRIVATE BACKYARD

Property features AI

Exterior

• Parking: No garage
• Utilities: Well water; Septic tank
• Home design: Single-story double-wide manufactured home; Existing construction; Main entry on one level
• Construction: Vinyl siding; Poured foundation; Built as existing (year built details: existing)
• Exterior features: Gravel driveway; Rectangular lot (approx. 1.09 acres, dimensions 160 x 272)

Interior

• Kitchen: Electric oven and range; Dishwasher; Refrigerator; Eat-in kitchen
• Bedrooms: Four main-level bedrooms
• Flooring: Luxury vinyl flooring
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Forced air heating; Electric heating available; Propane heating available
• Interior features: Eat-in kitchen; Primary bedroom with private bath; Main-level primary bedroom; Electric water heater
• Laundry & utility: Main-level laundry; Washer and dryer included

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $119k.

Deal economics

• At list price, monthly cash flow is $738 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $119k).

Location & tenants

• Location reads 65/100 on livability (#709 in NY) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: health & safety D, schools F, crime F.
• Mcgraw Central School District (rural): math 57% / reading 61% proficiency, ranked #252 of 590 in NY (top 43%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+8.4%/yr); 141 active listings in the ZIP; 45 units permitted in Cortland County in 2024 (12 in 5+ unit buildings).
• This rent runs 35% of the median local income ($70k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $823 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Cortland County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $33k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 14y ago; this cycle's ask is 900% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $68k; list at $119k implies a 75% gain — meaningful room to come down on a strong offer.

Recommended offer $119,000

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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. 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?
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: 1.73% ✓
• Cap rate: 13.74%
• Cash-on-cash: 26.59%
• DSCR: 2.18
• GRM: 4.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 26.2%
• Equity multiple: 2.16×
• Total profit: $38,717
• Equity at exit: $17,743

10-year hold

• IRR: 36.9%
• Equity multiple: 5.33×
• Total profit: $144,211
• Equity at exit: $10,289

Cash invested: $33,320 (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 13045

• Home prices YoY: -9.3%
• Rents YoY: 8.4%
• Active inventory: 141
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $2,064 medium
• Mortgage (P&I): −$624
• Tax from tax record: −$219 /mo · $2,628/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$434
• Net cashflow: $738

Break-even live

Break-even rent $1,130

Max offer price $119,000

Occupancy floor 59%

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-05-03
   status Pending 767-char remark
2. 2026-04-28
   price $119,000 767-char remark
3. 2026-04-27
   listed $11,900 Active 767-char remark
4. 2017-06-13
   soldstatus $68,000
5. 2017-02-14
   historical
6. 2016-10-27
   listed $67,500
7. 2016-10-25
   listed $67,500
8. 2013-09-26
   soldstatus $37,000
9. 2012-10-30
   listed $44,900

ⓘ 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: $2,628 · $219/mo
• Projected year-2 tax: $2,628 · $219/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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: $24,772
• − Mortgage interest: −$6,666
• − Property taxes: −$2,628
• − Insurance: −$595
• − Repairs & maintenance: −$1,982
• − Management: −$1,982
• − Depreciation: −$3,462
• Taxable income: $7,458
• Est. tax owed @ 24.0%: −$1,790
• After-tax cash flow: $7,068/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: Mcgraw Central School District
• NCES district ID: 3618840
• Math proficiency: 57% ▲ 7.00%
• Reading proficiency: 61% ▲ 11.00%
• Median HH income: $51,404
• Composite: 50.37/100
• National rank: #1875
• State rank: #252 of 590 in NY

Livability — Blodgett Mills

• Score: 65/100
• State rank: #709
• US rank: #13501

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Blodgett Mills, NY
• County: Cortland County · 28,361 people
• City population: 22
• Metro: Cortland, NY
• Population (ZIP): 28,361
• Household income: $69,961
• Rent vs Own: 41.7% rent · 58.3% own
• Severe rent burden: 1488.0

Population outlook (Cortland County) Hauer SSP2

• Today (2025): 47,543 people
• By 2030: 46,107 · -3.0%
• By 2040: 43,122 · -9.3%
• By 2050: 40,216 · -15.4%
• By 2075: 34,717 · -27.0%
• By 2100: 28,953 · -39.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 5% Hispanic / Latino 5% Black 3% Asian 2%
• Common ancestry: Romanian 4% Lithuanian 2% Italian 2%
• Foreign-born: 3% · Canada, China
• Languages at home: 94% English-only · Spanish 2% Russian/Polish/Slavic 2% Other Indo-European 1%

Political lean MEDSL · Cortland

• 2024 margin: Lean R (+6.4) · D 46.8% · R 53.2%
• 2008→2024 swing: -16.4pp toward R · 2008: 10.0pp · 2024: -6.4pp
• All cycles: 2024: R+6.4 2020: R+1.9 2016: R+6.7 2012: D+8.8 2008: D+10.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -29.78%
• Current HPI: 289.515
• Rent YoY: ▲ 8.37%
• Metro: Cortland, 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

+165.0% since first listed

9 events — show timeline

• 2026-05-03 Pending — CNYIS
• 2026-04-28 Price Changed $119,000 CNYIS
• 2026-04-27 Listed $11,900 CNYIS
• 2017-06-13 Sold (Public Records) $68,000 Public Records
• 2017-02-14 Listing Removed — CNYIS
• 2016-10-27 Listed $67,500 IBRMLS
• 2016-10-25 Listed $67,500 CNYIS
• 2013-09-26 Sold (MLS) $37,000 CNYIS
• 2012-10-30 Listed $44,900 CNYIS

Property tax history

-1.3%/yr

Latest (2025): $2,628 · +5.0% YoY. Source: county tax records.