5600 Shute #65 Rd · Nedrow, NY 13084

$85,000

2 bd · 2.0 ba · 1,248 sqft · Manufactured public records · 59 Days on market

Built 1986 27 ac lot $68/sqft · 18% below area Est $81k · at est.

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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 +8.3/10.0
• ARV discount +5.5/15.0
• Schools +4.4/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to 5600 Shute Rd, Lot 65! This well-cared-for double-wide truly feels like new, without the higher price tag. The bright white kitchen has brand new appliances and opens right into the dining area and living room, giving the home a nice, easy flow. There’s plenty of space to set up a comfortable living area, including room for a large wall-mounted TV, and a sectional sofa. The home has been freshly painted throughout and features durable 1/4" luxury vinyl plank flooring, giving it a clean, updated feel. The primary bedroom offers its own full bathroom and a spacious walk-in closet, while the second bedroom is also generously sized with two closets. Outside, you’ll find new steps at both the front and side entrances, along with a carport that fits two cars in tandem and an additional paved parking space. The setting offers peaceful views of the Lafayette countryside—perfect for enjoying a quieter pace. If you’ve been looking for a comfortable, affordable home that’s move-in ready, this is a great opportunity.

Key facts

• Brand new appliances
• Bright white kitchen
• Paved parking space

Tags

• BRIGHT WHITE KITCHEN
• BRAND NEW APPLIANCES
• SPACIOUS WALK-IN CLOSET
• PAVED PARKING SPACE
• PEACEFUL VIEWS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $85k.

Deal economics

• At list price, monthly cash flow is $566 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#415 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: employment C-, schools D, amenities F.
• Lafayette Central School District (rural): math 45% / reading 56% proficiency, ranked #351 of 590 in NY (top 60%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 19 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 616 units permitted in Onondaga County in 2024 (256 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($588 loan paydown + $6k appreciation (6.7% local appreciation)).
• Onondaga County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (6.7% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, 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 59 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 12y 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 $82,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.72% ✓
• Cap rate: 14.28%
• Cash-on-cash: 28.54%
• DSCR: 2.27
• GRM: 4.9

CMA / ARV

• ARV (median comp): $81,324
• List price: $85,000
• Delta: 4.52%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5600-65 Shute Rd	0.02mi	2/2.0	1,248 (0%)	6mo	$60,000	$48	94
5600 #72 Shute Rd	0.00mi	2/2.0	1,344 (+8%)	0mo	$90,000	$67	87
5600 #88 Shute Rd	0.15mi	2/2.0	1,248 (0%)	11mo	$94,500	$76	84
5600 Shute Rd #52	0.00mi	3/2.0 (+1)	1,344 (+8%)	22mo	$99,000	$74	64

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

Projected returns pro-forma

6.66% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 40.6%
• Equity multiple: 3.69×
• Total profit: $63,981
• Equity at exit: $57,019

10-year hold

• IRR: 37.3%
• Equity multiple: 7.69×
• Total profit: $159,262
• Equity at exit: $106,647

Cash invested: $23,800 (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 13084

• Home prices YoY: 2.2%
• Active inventory: 19
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,460 medium
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $566

Break-even live

Break-even rent $744

Max offer price $85,000

Occupancy floor 56%

Sensitivity live

Price	-10% $625	-5% $595	+0% $566	+5% $537	+10% $507
Rent	-10% $451	-5% $508	+0% $566	+5% $624	+10% $681
Rate	-1.0pp $609	-0.5pp $588	base $566	+0.5pp $544	+1.0pp $522

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2820 U.S. 11 Lafayette, NY	1.0	1.0	750	$1,460	$1.95	14d	3	1.10mi

Listing history 50 events

1. 2026-06-18
   days on market $85,000 Active 59 DOM
2. 2026-06-17
   days on market $85,000 Active 58 DOM
3. 2026-06-16
   days on market $85,000 Active 57 DOM
4. 2026-06-15
   days on market $85,000 Active 56 DOM
5. 2026-06-14
   days on market $85,000 Active 54 DOM
6. 2026-06-13
   days on market $85,000 Active 53 DOM
7. 2026-06-10
   days on market $85,000 Active 51 DOM
8. 2026-06-09
   days on market $85,000 Active 50 DOM
9. 2026-06-08
   days on market $85,000 Active 49 DOM
10. 2026-06-07
    days on market $85,000 Active 48 DOM
11. 2026-06-05
    days on market $85,000 Active 45 DOM
12. 2026-06-03
    days on market $85,000 Active 44 DOM
13. 2026-06-02
    days on market $85,000 Active 43 DOM
14. 2026-06-01
    days on market $85,000 Active 42 DOM
15. 2026-05-31
    days on market $85,000 Active 41 DOM
16. 2026-05-30
    days on market $85,000 Active 40 DOM
17. 2026-04-20
    listed $85,000 Active 1066-char remark

    Show marketing remark (1066 chars)

    Welcome to 5600 Shute Rd, Lot 65! This well-cared-for double-wide truly feels like new, without the higher price tag. The bright white kitchen has brand new appliances and opens right into the dining area and living room, giving the home a nice, easy flow. There’s plenty of space to set up a comfortable living area, including room for a large wall-mounted TV, and a sectional sofa. The home has been freshly painted throughout and features durable 1/4" luxury vinyl plank flooring, giving it a clean, updated feel. The primary bedroom offers its own full bathroom and a spacious walk-in closet, while the second bedroom is also generously sized with two closets. Outside, you’ll find new steps at both the front and side entrances, along with a carport that fits two cars in tandem and an additional paved parking space. The setting offers peaceful views of the Lafayette countryside—perfect for enjoying a quieter pace. If you’ve been looking for a comfortable, affordable home that’s move-in ready, this is a great opportunity.

18. 2025-12-01
    historical
19. 2025-10-25
    price $108,000
20. 2025-10-07
    price $118,500
21. 2025-09-07
    listed $128,500 Active
22. 2024-11-18
    soldstatus $155,000 Closed
23. 2024-10-21
    status Pending
24. 2024-10-03
    historical Active Under Contract
25. 2024-07-26
    price $159,900
26. 2024-07-19
    listed $180,000 Active
27. 2024-04-19
    historical
28. 2024-01-12
    price $114,900
29. 2023-12-01
    price $107,500
30. 2023-10-19
    listed $114,900 Active
31. 2023-09-19
    soldstatus $99,500 Closed Sale or Rented
32. 2023-07-28
    status Under Contract- Do Not Show
33. 2023-07-11
    price $107,000
34. 2023-06-21
    listed $114,900 Active
35. 2023-05-08
    soldstatus $62,500 Closed Sale or Rented
36. 2023-03-27
    status Pending Sale
37. 2023-03-01
    historical Continue to Show- Under Contract
38. 2023-02-01
    listed $67,000 Active
39. 2021-02-13
    soldstatus $60,000 Closed Sale or Rented
40. 2021-01-12
    status Under Contract- Do Not Show
41. 2021-01-04
    historical Continue to Show- Under Contract
42. 2020-12-23
    price $55,000
43. 2020-10-25
    listed $60,000 Active
44. 2020-02-11
    historical
45. 2019-12-12
    price $49,900
46. 2019-11-08
    historical
47. 2019-11-08
    historical
48. 2019-10-25
    listed $58,000 Active
49. 2019-05-08
    listed $58,000
50. 2019-05-08
    listed $78,000

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥91°F today · 17 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: $17,520
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$1,402
• − Management: −$1,402
• − Depreciation: −$2,473
• Taxable income: $5,783
• Est. tax owed @ 24.0%: −$1,388
• After-tax cash flow: $5,404/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: Lafayette Central School District
• NCES district ID: 3616410
• Math proficiency: 45% ▲ 10.00%
• Reading proficiency: 56% ▲ 22.00%
• Median HH income: $63,210
• Composite: 44.42/100
• National rank: #2809
• State rank: #351 of 590 in NY

Livability — Nedrow

• Score: 71/100
• State rank: #415
• US rank: #7218

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,764

Population outlook (Onondaga County) Hauer SSP2

• Today (2025): 467,894 people
• By 2030: 463,381 · -1.0%
• By 2040: 447,697 · -4.3%
• By 2050: 426,399 · -8.9%
• By 2075: 373,661 · -20.1%
• By 2100: 307,967 · -34.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Two or more races 10% Black 3% Hispanic / Latino 2% Native American 1%
• Common ancestry: Romanian 6% Lithuanian 6% Iranian 2%
• Foreign-born: 2%

Political lean MEDSL · Onondaga

• 2024 margin: D (+17.3) · D 58.6% · R 41.4%
• 2008→2024 swing: -3.0pp toward R · 2008: 20.3pp · 2024: 17.3pp
• All cycles: 2024: D+17.3 2020: D+20.6 2016: D+12.8 2012: D+21.1 2008: D+20.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.66%
• Current HPI: 312.478
• 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

+56.0% since first listed

40 events — show timeline

• 2026-04-20 Listed $85,000 CNYIS
• 2025-12-01 Listing Removed — CNYIS
• 2025-10-25 Price Changed $108,000 CNYIS
• 2025-10-07 Price Changed $118,500 CNYIS
• 2025-09-07 Listed $128,500 CNYIS
• 2024-11-18 Sold (MLS) $155,000 CNYIS
• 2024-10-21 Pending — CNYIS
• 2024-10-03 Contingent — CNYIS
• 2024-07-26 Price Changed $159,900 CNYIS
• 2024-07-19 Listed $180,000 CNYIS
• 2024-04-19 Listing Removed — CNYIS
• 2024-01-12 Price Changed $114,900 CNYIS
• 2023-12-01 Price Changed $107,500 CNYIS
• 2023-10-19 Listed $114,900 CNYIS
• 2023-09-19 Sold (MLS) $99,500 CNYIS
• 2023-07-28 Pending — CNYIS
• 2023-07-11 Price Changed $107,000 CNYIS
• 2023-06-21 Listed $114,900 CNYIS
• 2023-05-08 Sold (MLS) $62,500 CNYIS
• 2023-03-27 Pending — CNYIS
• 2023-03-01 Contingent — CNYIS
• 2023-02-01 Listed $67,000 CNYIS
• 2021-02-13 Sold (MLS) $60,000 CNYIS
• 2021-01-12 Pending — CNYIS
• 2021-01-04 Contingent — CNYIS
• 2020-12-23 Price Changed $55,000 CNYIS
• 2020-10-25 Listed $60,000 CNYIS
• 2020-02-11 Listing Removed — CNYIS
• 2019-12-12 Price Changed $49,900 CNYIS
• 2019-11-08 Listing Removed — WNYREIS
• 2019-11-08 Listing Removed — WNYREIS
• 2019-10-25 Listed $58,000 CNYIS
• 2019-05-08 Listed $78,000 WNYREIS
• 2019-05-08 Listed $58,000 WNYREIS
• 2015-05-28 Listing Removed — CNYIS
• 2015-05-22 Sold (MLS) $34,500 CNYIS
• 2014-11-25 Listing Removed — CNYIS
• 2014-11-20 Sold (MLS) $54,900 CNYIS
• 2014-09-20 Listed $39,900 CNYIS
• 2014-07-21 Listed $54,500 CNYIS