714 W Groton Rd · Groton, NY 13073

$90,000

3 bd · 2.0 ba · 980 sqft · Manufactured public records · 6 Days on market

Built 1996 0.88 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 +29.5/30.0
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Located in between Lansing and Groton this well kept home, set back from the road is waiting for its new owner. Two bedrooms each with a full bath are placed between the living room and spacious kitchen. Equipped with a full sized washer/dryer, a newer hot water heater and roof replacement in the last 11 years. A spacious front deck for entertaining as well as a private back yard equipped with a removable wheelchair ramp which can be attached to the front deck as well. A lovely built in table and benches in the kitchen, newer carpets in most of the home, contact becky about contents. Just move in! Home manufactured in 1994 but placed on current lot in 2001.

Key facts

• Private back yard
• Spacious front deck
• Roof replacement

Tags

• FULL SIZED WASHER DRYER
• NEWER HOT WATER HEATER
• ROOF REPLACEMENT
• SPACIOUS FRONT DECK
• PRIVATE BACK YARD
• BUILT IN TABLE AND BENCHES

Property features AI

Finance

• Other: Accessible entrance with ramp

Exterior

• Parking: Driveway; Gravel parking; No garage
• Utilities: Well water; Septic tank; Electricity with circuit breakers; Propane available; Cable available
• Home design: Manufactured home on land (single wide); One story
• Construction: Vinyl siding; Asphalt shingle roof; Slab foundation
• Exterior features: Deck; Porch; Shed(s) and storage; Satellite dish; Rectangular lot; Publicly maintained road frontage on a city street

Interior

• Kitchen: Gas cooktop, Gas oven, Gas range; Range hood; Dishwasher; Microwave; Refrigerator; Exhaust fan; Electric water heater
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Vinyl; Varied flooring types
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Forced air heating with propane; Ceiling fan(s) and window unit(s) for cooling
• Interior features: Ceiling fans; Eat-in kitchen; Drapes and window treatments; Furnished
• Laundry & utility: Washer and Dryer; Main level laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $90k.

Deal economics

• At list price, monthly cash flow is $323 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Cap rate 10.6% vs local median 3.2% in Groton — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 71/100 on livability (#418 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living A; Watch: amenities F, commute F.
• Groton Central School District (rural): math 53% / reading 46% proficiency, ranked #381 of 590 in NY (top 65%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Groton Elementary School (math 57% / reading 47%, grade C-, #988 of 2,108 statewide, top 49%, 380 students, 43% FRL); Groton Junior/Senior High School (math 52% / reading 47%, grade D, #974 of 1,100 statewide, top 91%, 402 students, 42% FRL).
• Market conditions: 36 active listings in the ZIP; 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 $622 of loan paydown is wiped out by about $3k 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 + 3.0% rent growth), your $25k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $90,000

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 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?
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: 1.37% ✓
• Cap rate: 10.59%
• Cash-on-cash: 15.36%
• DSCR: 1.68
• GRM: 6.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 6.1%
• Equity multiple: 1.24×
• Total profit: $6,000
• Equity at exit: $13,419

10-year hold

• IRR: 15.5%
• Equity multiple: 2.26×
• Total profit: $31,827
• Equity at exit: $7,782

Cash invested: $25,200 (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 13073

• Home prices YoY: -17.8%
• Active inventory: 36
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,230 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$140 /mo · $1,674/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $323

Break-even live

Break-even rent $821

Max offer price $90,000

Occupancy floor 69%

Sensitivity live

Price	-10% $374	-5% $348	+0% $323	+5% $297	+10% $272
Rent	-10% $225	-5% $274	+0% $323	+5% $371	+10% $420
Rate	-1.0pp $368	-0.5pp $346	base $323	+0.5pp $299	+1.0pp $276

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 1 events

1. 2026-05-14
   listed $90,000 Active 667-char remark

ⓘ 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: $1,674 · $140/mo
• Projected year-2 tax: $1,674 · $140/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 · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥92°F today · 15 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: $14,759
• − Mortgage interest: −$5,041
• − Property taxes: −$1,674
• − Insurance: −$450
• − Repairs & maintenance: −$1,181
• − Management: −$1,181
• − Depreciation: −$2,618
• Taxable income: $2,614
• Est. tax owed @ 24.0%: −$627
• After-tax cash flow: $3,244/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: Groton Central School District
• NCES district ID: 3613020
• Math proficiency: 53% ▲ 11.00%
• Reading proficiency: 46% ▲ 10.00%
• Median HH income: $54,573
• Composite: 42.84/100
• National rank: #3133
• State rank: #381 of 590 in NY

Livability — Groton

• Score: 71/100
• State rank: #418
• US rank: #7246

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,246

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 (88%)
• Race & ethnicity: White 88% Two or more races 9% Hispanic / Latino 3% Black 2%
• Common ancestry: Romanian 5% Lithuanian 5% Italian 2%
• Foreign-born: 4% · Canada, South Korea, Vietnam
• Languages at home: 94% English-only · Spanish 2% Arabic 2% Korean 1%

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: ▼ -41.49%
• Current HPI: 191.5334
• 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

3 events — show timeline

• 2026-05-20 Pending — IBRMLS
• 2026-05-20 Contingent — IBRMLS
• 2026-05-14 Listed $90,000 IBRMLS

Property tax history

+3.0%/yr

Latest (2025): $1,674 · +1.9% YoY. Source: county tax records.