27672 Rt-12 · Pamelia Center, NY 13601

$176,900

3 bd · 1.5 ba · 1,296 sqft · Manufactured public records · 43 Days on market

Built 1971 1.16 ac lot $136/sqft · 30% above area Est $136k · 30% over

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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 +19.0/30.0
• DSCR +6.0/10.0
• Rent growth +5.0/5.0
• 1% rule +4.7/10.0
• Schools +4.2/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

LOCATION, LOCATION, LOCATION! Nestled just outside the city limits, this delightful doublewide offers a blend of classic charm and contemporary convenience. Featuring three spacious bedrooms and two full bathrooms, this home provides great space for your family. The heart of the home includes a bright and airy sunroom. The well-maintained home is need of some TLC but has great bones and ready to make someone a great home Outside, you’ll find a 2-stall detached garage, ideal for vehicles or additional storage. The property is situated along a main road, offering easy access to city amenities while still enjoying a peaceful, semi-rural setting. This home has so much protentional with a short drive into Watertown but a nice yard & additional lot gives you plenty of space to grow. This well maintained home is ready to make someone a great home at a great price. Home is sold "AS​​‌​​​​‌​​‌‌​‌‌​​​‌‌​​‌​​​‌‌​​‌​ IS"

Key facts

• Enclosed back porch
• Generous lot
• Two-stall garage

Tags

• ENCLOSED BACK PORCH
• TWO-STALL GARAGE
• GENEROUS LOT

Property features AI

Exterior

• Parking: Detached garage with electricity; 2 garage spaces
• Utilities: Electricity available with circuit breakers; Well water; Septic tank; High-speed internet available
• Home design: Single-story double-wide mobile home; Existing (previously built)
• Construction: Metal roof; Aluminum and wood siding; Block foundation
• Exterior features: Gravel driveway; Propane tank (leased); Rectangular lot; Main thoroughfare road frontage; Lot dimensions about 179 x 282 feet

Interior

• Kitchen: Gas range; Gas oven; Refrigerator
• Bedrooms: 3 main-level bedrooms
• Flooring: Hardwood; Laminate; Vinyl; Varies
• Bathrooms: 1 full bathroom; 1 half bathroom (2 bathrooms on main level total)
• Heating & cooling: Forced air heating; Propane heating available
• Interior features: Breakfast bar; Ceiling fan(s); Eat-in kitchen; Separate/formal living room; Combined living/dining space; Bedroom on main level
• Laundry & utility: Main-level laundry; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath manufactured listed at $177k.

Deal economics

• At list price, monthly cash flow is $183 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $171k (3.1% below list).
• Recommended offer: $171k (3.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#767 in NY) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+; Watch: schools D+, health & safety D, crime D-.
• General Brown Central School District (rural): math 39% / reading 57% proficiency, ranked #407 of 590 in NY (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+10.0%/yr); 223 active listings in the ZIP; 196 units permitted in Jefferson County in 2024 (0 in 5+ unit buildings).
• This rent runs 35% of the median local income ($59k/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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Jefferson County population projected at -12% 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 $50k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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.
• Current owner paid $75k; list at $177k implies a 136% gain — meaningful room to come down on a strong offer.

Recommended offer $171,370 (3.1% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. Crime grade is D 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.97% ✗
• Cap rate: 7.54%
• Cash-on-cash: 4.44%
• DSCR: 1.20
• GRM: 8.6

CMA / ARV

• ARV (median comp): $136,283
• List price: $176,900
• Delta: 29.80%
• Verdict: OVERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -4.1%
• Equity multiple: 0.84×
• Total profit: $-7,947
• Equity at exit: $26,376

10-year hold

• IRR: 10.5%
• Equity multiple: 2.00×
• Total profit: $49,300
• Equity at exit: $15,295

Cash invested: $49,532 (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 13601

• Home prices YoY: -5.6%
• Rents YoY: 10.0%
• Active inventory: 223
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,714 medium
• Mortgage (P&I): −$928
• Tax from tax record: −$169 /mo · $2,031/yr
• Insurance: −$74
• HOA: −$0
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $183

Break-even live

Break-even rent $1,482

Max offer price $176,900

Occupancy floor 84%

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: $44,225
• Closing costs: $5,307
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $176,900 Active 43 DOM
2. 2026-06-18
   days on market $176,900 Active 42 DOM
3. 2026-06-17
   days on market $176,900 Active 41 DOM
4. 2026-06-16
   days on market $176,900 Active 40 DOM
5. 2026-06-15
   days on market $176,900 Active 39 DOM
6. 2026-06-14
   days on market $176,900 Active 37 DOM
7. 2026-06-12
   pricedays on market $176,900 Active 36 DOM
8. 2026-06-09
   days on market $179,900 Active 33 DOM
9. 2026-06-08
   days on market $179,900 Active 32 DOM
10. 2026-06-07
    days on market $179,900 Active 31 DOM
11. 2026-06-02
    days on market $179,900 Active 26 DOM
12. 2026-06-01
    days on market $179,900 Active 25 DOM
13. 2026-05-31
    days on market $179,900 Active 24 DOM
14. 2026-05-30
    days on market $179,900 Active 23 DOM
15. 2026-05-07
    listed $179,900 Active 860-char remark
16. 2024-09-24
    soldstatus $75,000
17. 2024-09-23
    soldstatus $75,000 Closed 1006-char remark

    Show marketing remark (1006 chars)

    LOCATION, LOCATION, LOCATION! Nestled just outside the city limits, this delightful doublewide offers a blend of classic charm and contemporary convenience. Featuring three spacious bedrooms and two full bathrooms, this home provides great space for your family. The heart of the home includes a bright and airy sunroom. The well-maintained home is need of some TLC but has great bones and ready to make someone a great home Outside, you’ll find a 2-stall detached garage, ideal for vehicles or additional storage. The property is situated along a main road, offering easy access to city amenities while still enjoying a peaceful, semi-rural setting. This home has so much protentional with a short drive into Watertown but a nice yard & additional lot gives you plenty of space to grow. This well maintained home is ready to make someone a great home at a great price. Home is sold "AS​​‌​​​​‌​​‌‌​‌‌​​​‌‌​​‌​​​‌‌​​‌​ IS"

18. 2024-08-30
    historical Active Under Contract 1006-char remark

    Show marketing remark (1006 chars)

    LOCATION, LOCATION, LOCATION! Nestled just outside the city limits, this delightful doublewide offers a blend of classic charm and contemporary convenience. Featuring three spacious bedrooms and two full bathrooms, this home provides great space for your family. The heart of the home includes a bright and airy sunroom. The well-maintained home is need of some TLC but has great bones and ready to make someone a great home Outside, you’ll find a 2-stall detached garage, ideal for vehicles or additional storage. The property is situated along a main road, offering easy access to city amenities while still enjoying a peaceful, semi-rural setting. This home has so much protentional with a short drive into Watertown but a nice yard & additional lot gives you plenty of space to grow. This well maintained home is ready to make someone a great home at a great price. Home is sold "AS​​‌​​​​‌​​‌‌​‌‌​​​‌‌​​‌​​​‌‌​​‌​ IS"

19. 2024-08-22
    price $89,900 1006-char remark

    Show marketing remark (1006 chars)

    LOCATION, LOCATION, LOCATION! Nestled just outside the city limits, this delightful doublewide offers a blend of classic charm and contemporary convenience. Featuring three spacious bedrooms and two full bathrooms, this home provides great space for your family. The heart of the home includes a bright and airy sunroom. The well-maintained home is need of some TLC but has great bones and ready to make someone a great home Outside, you’ll find a 2-stall detached garage, ideal for vehicles or additional storage. The property is situated along a main road, offering easy access to city amenities while still enjoying a peaceful, semi-rural setting. This home has so much protentional with a short drive into Watertown but a nice yard & additional lot gives you plenty of space to grow. This well maintained home is ready to make someone a great home at a great price. Home is sold "AS​​‌​​​​‌​​‌‌​‌‌​​​‌‌​​‌​​​‌‌​​‌​ IS"

20. 2024-08-05
    listed $92,000 Active 1006-char remark

    Show marketing remark (1006 chars)

    LOCATION, LOCATION, LOCATION! Nestled just outside the city limits, this delightful doublewide offers a blend of classic charm and contemporary convenience. Featuring three spacious bedrooms and two full bathrooms, this home provides great space for your family. The heart of the home includes a bright and airy sunroom. The well-maintained home is need of some TLC but has great bones and ready to make someone a great home Outside, you’ll find a 2-stall detached garage, ideal for vehicles or additional storage. The property is situated along a main road, offering easy access to city amenities while still enjoying a peaceful, semi-rural setting. This home has so much protentional with a short drive into Watertown but a nice yard & additional lot gives you plenty of space to grow. This well maintained home is ready to make someone a great home at a great price. Home is sold "AS​​‌​​​​‌​​‌‌​‌‌​​​‌‌​​‌​​​‌‌​​‌​ IS"

ⓘ 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: $2,031 · $169/mo
• Projected year-2 tax: $2,510 · $209/mo
• Expected delta: +$479/yr (+$40/mo · 23.6%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥92°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,564
• − Mortgage interest: −$9,909
• − Property taxes: −$2,031
• − Insurance: −$884
• − Repairs & maintenance: −$1,645
• − Management: −$1,645
• − Depreciation: −$5,146
• Taxable loss: −$697
• Est. tax savings @ 24.0%: +$167
• After-tax cash flow: $2,366/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: General Brown Central School District
• NCES district ID: 3611910
• Math proficiency: 39% ▼ -17.00%
• Reading proficiency: 57% ▲ 6.00%
• Median HH income: $57,237
• Composite: 41.75/100
• National rank: #3398
• State rank: #407 of 590 in NY

Livability — Pamelia Center

• Score: 64/100
• State rank: #767
• US rank: #14724

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Jefferson County · 47,417 people
• Metro: Watertown-Fort Drum, NY
• Population (ZIP): 36,839
• Household income: $58,791
• Rent vs Own: 51.4% rent · 48.6% own
• Severe rent burden: 1634.0

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 (82%)
• Race & ethnicity: White 82% Two or more races 7% Hispanic / Latino 6% Black 4% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Lithuanian 7% Romanian 3% Slovak 2%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 3% Other Indo-European 1% German/W. Germanic 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: ▼ -18.86%
• Current HPI: 316.636
• Rent YoY: ▲ 9.96%
• Metro: Watertown-Fort Drum, 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

+92.3% since first listed

7 events — show timeline

• 2026-06-10 Price Changed $176,900 CNYIS
• 2026-05-07 Listed $179,900 CNYIS
• 2024-09-24 Sold (Public Records) $75,000 Public Records
• 2024-09-23 Sold (MLS) $75,000 CNYIS
• 2024-08-30 Contingent — CNYIS
• 2024-08-22 Price Changed $89,900 CNYIS
• 2024-08-05 Listed $92,000 CNYIS

Property tax history

+13.2%/yr

Latest (2025): $2,031 · +26.0% YoY. Source: county tax records.