36329 State Route 12e, Lot 4 · Clayton, NY 13624

$84,000

3 bd · 1.0 ba · 623 sqft · Manufactured · 48 Days on market

Built 1970 Fair condition 25 ac lot ↓ 6% since listing

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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
• DSCR +10.0/10.0
• Appreciation +9.7/10.0
• 1% rule +9.4/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

Welcome to your perfect summer escape on the St. Lawrence River! Nestled in Maloney Trailer Park in protected Sand Bay—just minutes from the charming village of Clayton—this adorable three-season mobile home offers everything you need for easy, carefree river living. This well-kept, updated 3-bedroom, 1-bath cottage trailer features a spacious living room that invites you to relax after a day on the water, along with a functional kitchen that flows nicely for everyday living or entertaining. With three bedrooms, there’s plenty of room for family and guests to come enjoy all that the Thousand Islands has to offer. Step out onto the front porch and take in the incredible vie

Key facts

• Functional kitchen
• Incredible view
• Calm protected bay

Tags

• SPACIOUS LIVING ROOM
• FUNCTIONAL KITCHEN
• INCREDIBLE VIEW
• BEAUTIFUL SANDY BEACH
• CALM PROTECTED BAY
• DESIGNATED AREA FOR BOAT HOIST

Property features AI

Finance

• Financial info: Land lease: $2,800

Exterior

• Parking: Driveway; No garage
• Utilities: Well water; Septic tank
• Home design: Single-story dwelling; Double-wide mobile home; Existing (resale)
• Construction: Aluminum siding; Wood siding; Stone accents; Block foundation
• Exterior features: Irregular lot; Seasonal access road; Private road; Beach, river and stream access to Saint Lawrence Seaway; Has view

Interior

• Kitchen: Gas cooktop; Refrigerator
• Bedrooms: Three main-level bedrooms
• Flooring: Carpet; Laminate; Varies
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Heating: see remarks
• Interior features: Eat-in kitchen; Separate/formal living room; Main-level primary bedroom; Bedroom on main level; Has view
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $84k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $373 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $84k).
• Recommended offer: $81k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.6% vs local median 1.5% in Clayton — 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 66/100 on livability (#621 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A, cost of living B+; Watch: employment C-, health & safety D, amenities F.
• Thousand Islands Central School District (rural): math 60% / reading 56% proficiency, ranked #262 of 590 in NY (top 44%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 55 active listings in the ZIP; 196 units permitted in Jefferson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($581 loan paydown + $8k appreciation (9.4% local appreciation)).
• Jefferson County population projected at -12% 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 $24k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($81k) is reasonable based on typical stale-listing flexibility.

Recommended offer $81,480 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. 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.
7. 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.
8. 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: 1.44% ✓
• Cap rate: 11.62%
• Cash-on-cash: 19.02%
• DSCR: 1.85
• GRM: 5.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

9.39% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 37.4%
• Equity multiple: 3.81×
• Total profit: $66,015
• Equity at exit: $71,955

10-year hold

• IRR: 32.5%
• Equity multiple: 8.44×
• Total profit: $174,957
• Equity at exit: $151,378

Cash invested: $23,520 (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 13624

• Home prices YoY: 2.3%
• Active inventory: 55
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,207 medium
• Mortgage (P&I): −$441
• Tax est. 1.5%: −$105 /mo · $1,260/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $373

Break-even live

Break-even rent $735

Max offer price $84,000

Occupancy floor 64%

Sensitivity live

Price	-10% $431	-5% $402	+0% $373	+5% $344	+10% $315
Rent	-10% $277	-5% $325	+0% $373	+5% $420	+10% $468
Rate	-1.0pp $415	-0.5pp $394	base $373	+0.5pp $351	+1.0pp $329

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: $21,000
• Closing costs: $2,520
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-19
   days on market $84,000 Active 48 DOM
2. 2026-06-18
   days on market $84,000 Active 47 DOM
3. 2026-06-17
   days on market $84,000 Active 46 DOM
4. 2026-06-16
   days on market $84,000 Active 45 DOM
5. 2026-06-15
   days on market $84,000 Active 44 DOM
6. 2026-06-14
   days on market $84,000 Active 42 DOM
7. 2026-06-12
   days on market $84,000 Active 41 DOM
8. 2026-06-09
   days on market $84,000 Active 38 DOM
9. 2026-06-08
   days on market $84,000 Active 37 DOM
10. 2026-06-07
    days on market $84,000 Active 36 DOM
11. 2026-06-03
    price $84,000 Active 31 DOM
12. 2026-06-02
    days on market $89,000 Active 31 DOM
13. 2026-06-01
    days on market $89,000 Active 30 DOM
14. 2026-05-31
    days on market $89,000 Active 29 DOM
15. 2026-05-30
    days on market $89,000 Active 28 DOM
16. 2026-05-02
    listed $89,000 Active 2135-char remark

ⓘ 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 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥91°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,481
• − Mortgage interest: −$4,705
• − Property taxes: −$1,260
• − Insurance: −$420
• − Repairs & maintenance: −$1,158
• − Management: −$1,158
• − Depreciation: −$2,444
• Taxable income: $3,335
• Est. tax owed @ 24.0%: −$800
• After-tax cash flow: $3,673/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.

Condition & rehab AI · 2 photos

Fair 45/100 Cosmetic rehab

This three-season mobile home is in fair condition with average exterior and interior features. It has potential for cosmetic upgrades to boost its resale and rental value.

Value-add opportunities

• Both Paint the exterior — Enhances curb appeal and resale value
• Both Replace the front porch railings — Improves safety and adds aesthetic value
• Both Trim and mulch the landscaping — Enhances curb appeal and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the exterior — Enhances curb appeal and resale value ↑
• Both Replace the front porch railings — Improves safety and adds aesthetic value ↑
• Both Trim and mulch the landscaping — Enhances curb appeal and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Thousand Islands Central School District
• NCES district ID: 3607650
• Math proficiency: 60% ▼ -2.00%
• Reading proficiency: 56% ▼ -2.00%
• Median HH income: $55,233
• Composite: 49.94/100
• National rank: #1930
• State rank: #262 of 590 in NY

Livability — Clayton

• Score: 66/100
• State rank: #621
• US rank: #11271

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,438

Population outlook (Jefferson County) Hauer SSP2

• Today (2025): 111,748 people
• By 2030: 109,370 · -2.1%
• By 2040: 103,828 · -7.1%
• By 2050: 98,523 · -11.8%
• By 2075: 91,422 · -18.2%
• By 2100: 78,214 · -30.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Black 6% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Lithuanian 9% Romanian 5% Slovak 3%
• Foreign-born: 4% · Canada, China
• Languages at home: 94% English-only · Spanish 3% Other Indo-European 2% French/Haitian/Cajun 1%

Political lean MEDSL · Jefferson

• 2024 margin: Strong R (+23.6) · D 38.2% · R 61.8%
• 2008→2024 swing: -18.3pp toward R · 2008: -5.3pp · 2024: -23.6pp
• All cycles: 2024: R+23.6 2020: R+19.0 2016: R+22.4 2012: R+2.9 2008: R+5.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.39%
• Current HPI: 418.5008
• 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

-5.6% since first listed

2 events — show timeline

• 2026-06-03 Price Changed $84,000 CNYIS
• 2026-05-02 Listed $89,000 CNYIS