9996 Stanbro Rd · Unadilla Forks, NY 13485

$135,000

3 bd · 2.0 ba · 1,280 sqft · Manufactured public records · 4 Days on market

Built 1994 1.43 ac lot

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Why this score? — see what drove the D+ 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 +12.9/30.0
• Appreciation +9.7/10.0
• ARV discount +7.5/15.0
• 1% rule +4.2/10.0
• DSCR +3.9/10.0
• Schools +3.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Peace, Privacy and Virtually no neighbors! This property is ready for it's new owner. Featuring 3 bedrooms, large eat in kitchen, master bedroom en-suite, big living room for all the family gatherings and events throughout the year, oversized heated garage, individual air conditioning pods to cool only the rooms you want cutting down the National Grid Bill, all sitting on 1.4 acres of land. Let the deer greet you in the morning and enjoy beautiful sunsets in the country. West Edmeston is calling your name, schedule your private showing today!

Key facts

• 1.43 acre lot
• 2 garage spots
• Built 1994

Property features AI

Exterior

• Parking: Detached heated garage; 2-car garage
• Utilities: Electricity connected; Well water; Septic tank
• Home design: Double wide mobile home; Single-story; Resale condition
• Construction: Vinyl siding; Shingle roof; Block foundation; Attic/crawl hatchway(s) insulated; Existing (year built details)
• Exterior features: Gravel driveway; Irregular lot; Main thoroughfare frontage

Interior

• Kitchen: Dishwasher; Electric cooktop; Range hood; Refrigerator; Exhaust fan; Water heater (listed with equipment/remarks)
• Bedrooms: 3 main-level bedrooms
• Flooring: Laminate flooring; Varied flooring
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Ductless cooling; Ductless heating; Propane heating
• Interior features: Eat-in kitchen; Main-level laundry; Laundry room
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $135k.

Deal economics

• At list price, monthly cash flow is $-10 ($-126/yr) — negative.
• To cash-flow at today's rent, offer at most $133k (1.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $124k (8.4% below list).
• Recommended offer: $124k (8.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Brookfield Central School District (rural): math 45% / reading 40% proficiency, ranked #605 of 755 in NY (top 80%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 13 active listings in the ZIP; 137 units permitted in Madison County in 2024 (46 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($933 loan paydown + $13k appreciation (9.4% local appreciation)).
• Madison County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (9.4% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 14y 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 $123,633 (8.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.92% ✗
• Cap rate: 6.20%
• Cash-on-cash: -0.33%
• DSCR: 0.99
• GRM: 9.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

9.41% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.8%
• Equity multiple: 2.78×
• Total profit: $67,470
• Equity at exit: $115,834

10-year hold

• IRR: 20.5%
• Equity multiple: 6.24×
• Total profit: $198,049
• Equity at exit: $243,890

Cash invested: $37,800 (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 13485

• Home prices YoY: 3.3%
• Active inventory: 13
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,236 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$223 /mo · $2,676/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $-10

Break-even live

Break-even rent $1,250

Max offer price $133,146

Occupancy floor 96%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-04-10
   status Pending
2. 2026-04-06
   listed $135,000 Active
3. 2023-07-10
   soldstatus $191,000
4. 2013-05-09
   soldstatus $71,000
5. 2012-09-21
   historical
6. 2012-03-21
   listed $79,900

ⓘ 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: $2,676 · $223/mo
• Projected year-2 tax: $2,676 · $223/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 4/10 Moderate FEMA zone X · 22% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥93°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,836
• − Mortgage interest: −$7,562
• − Property taxes: −$2,676
• − Insurance: −$675
• − Repairs & maintenance: −$1,187
• − Management: −$1,187
• − Depreciation: −$3,927
• Taxable loss: −$2,378
• Est. tax savings @ 24.0%: +$571
• After-tax cash flow: $445/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: Brookfield Central School District
• NCES district ID: 3605670
• Math proficiency: 45% ▼ -5.00%
• Reading proficiency: 40% ▼ -5.00%
• Median HH income: $45,610
• Composite: 38.48/100
• National rank: #8474
• State rank: #605 of 755 in NY

Livability — Unadilla Forks

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 1,715

Population outlook (Madison County) Hauer SSP2

• Today (2025): 69,528 people
• By 2030: 66,599 · -4.2%
• By 2040: 59,814 · -14.0%
• By 2050: 52,842 · -24.0%
• By 2075: 39,167 · -43.7%
• By 2100: 28,442 · -59.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Romanian 3% Lithuanian 3% Italian 3%
• Foreign-born: 2% · Canada, China
• Languages at home: 87% English-only · German/W. Germanic 11% Spanish 2%

Political lean MEDSL · Madison

• 2024 margin: R (+13.1) · D 43.5% · R 56.5%
• 2008→2024 swing: -13.9pp toward R · 2008: 0.9pp · 2024: -13.1pp
• All cycles: 2024: R+13.1 2020: R+10.6 2016: R+15.9 2012: D+0.3 2008: D+0.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.41%
• Current HPI: 291.2269
• 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

+69.0% since first listed

6 events — show timeline

• 2026-04-10 Pending — CNYIS
• 2026-04-06 Listed $135,000 CNYIS
• 2023-07-10 Sold (Public Records) $191,000 Public Records
• 2013-05-09 Sold (Public Records) $71,000 Public Records
• 2012-09-21 Listing Removed — CNYIS
• 2012-03-21 Listed $79,900 CNYIS

Property tax history

+3.6%/yr

Latest (2025): $2,676 · +0.9% YoY. Source: county tax records.