2354 State Route 26, Lot 80 · Endwell, NY 13802

$69,900

3 bd · 2.0 ba · 880 sqft · Manufactured · 184 Days on market

Built 2025 Good condition $79/sqft · at area comps Est $72k · at est.

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Why this score? — see what drove the A- 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
• 1% rule +9.7/10.0
• Appreciation +9.4/10.0
• ARV discount +8.7/15.0
• Schools +4.9/10.0
• Condition / age +3.8/5.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0

Listing remarks MLS

Great opportunity to begin your new home venture and transition out of the rental world! The park is located near the Village with all nearby amenities but maintains that country feel. This new construction home on Lot 80 has nothing to do but move in! Enjoy the simplicity of three bedrooms with a private primary bedroom bathroom with a separate bathroom for the remaining occupants. Contact your favorite real estate salesperson and check this one out!

Key facts

• Built 2025
• Listed 183 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $70k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $330 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.0% vs local median 4.0% in Endwell — 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 73/100 on livability (#303 in NY, #4,992 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, schools A; Watch: crime D-, amenities F, commute F.
• Maine-Endwell Central School District (suburban): math 54% / reading 60% proficiency, ranked #278 of 590 in NY (top 47%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 4 active listings in the ZIP; 340 units permitted in Broome County in 2024 (269 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($483 loan paydown + $6k appreciation (8.7% local appreciation)).
• Broome County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (8.7% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 184 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.

Recommended offer $61,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 184 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-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?
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. 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: 1.47% ✓
• Cap rate: 11.96%
• Cash-on-cash: 20.22%
• DSCR: 1.90
• GRM: 5.7

CMA / ARV

• ARV (median comp): $71,743
• List price: $69,900
• Delta: -2.57%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2354 State Route 26	0.10mi	3/2.0	880 (0%)	0mo	$69,900	$79	95
2354 Ny Route 26	0.04mi	3/2.0	990 (+12%)	9mo	$69,900	$71	69

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

Projected returns pro-forma

8.7% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 37.2%
• Equity multiple: 3.71×
• Total profit: $52,996
• Equity at exit: $56,487

10-year hold

• IRR: 32.7%
• Equity multiple: 8.07×
• Total profit: $138,458
• Equity at exit: $115,515

Cash invested: $19,572 (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 13802

• Home prices YoY: 2.9%
• Active inventory: 4
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,029 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$87 /mo · $1,048/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $330

Break-even live

Break-even rent $611

Max offer price $69,900

Occupancy floor 63%

Sensitivity live

Price	-10% $378	-5% $354	+0% $330	+5% $306	+10% $282
Rent	-10% $249	-5% $289	+0% $330	+5% $370	+10% $411
Rate	-1.0pp $365	-0.5pp $348	base $330	+0.5pp $312	+1.0pp $293

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $69,900 Active 184 DOM
2. 2026-06-18
   days on market $69,900 Active 183 DOM
3. 2026-06-17
   days on market $69,900 Active 182 DOM
4. 2026-06-16
   days on market $69,900 Active 181 DOM
5. 2026-06-15
   days on market $69,900 Active 180 DOM
6. 2026-06-14
   days on market $69,900 Active 178 DOM
7. 2026-06-13
   days on market $69,900 Active 177 DOM
8. 2026-06-10
   days on market $69,900 Active 175 DOM
9. 2026-06-09
   days on market $69,900 Active 174 DOM
10. 2026-06-08
    days on market $69,900 Active 173 DOM
11. 2026-06-07
    days on market $69,900 Active 172 DOM
12. 2026-06-02
    days on market $69,900 Active 167 DOM
13. 2026-06-01
    days on market $69,900 Active 166 DOM
14. 2026-05-31
    days on market $69,900 Active 165 DOM
15. 2026-05-30
    days on market $69,900 Active 164 DOM
16. 2026-02-04
    price $69,900 455-char remark

    Show marketing remark (455 chars)

    Great opportunity to begin your new home venture and transition out of the rental world! The park is located near the Village with all nearby amenities but maintains that country feel. This new construction home on Lot 80 has nothing to do but move in! Enjoy the simplicity of three bedrooms with a private primary bedroom bathroom with a separate bathroom for the remaining occupants. Contact your favorite real estate salesperson and check this one out!

17. 2025-12-10
    listed $69,000 Active 455-char remark

    Show marketing remark (455 chars)

    Great opportunity to begin your new home venture and transition out of the rental world! The park is located near the Village with all nearby amenities but maintains that country feel. This new construction home on Lot 80 has nothing to do but move in! Enjoy the simplicity of three bedrooms with a private primary bedroom bathroom with a separate bathroom for the remaining occupants. Contact your favorite real estate salesperson and check this one out!

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°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: $12,348
• − Mortgage interest: −$3,915
• − Property taxes: −$1,048
• − Insurance: −$350
• − Repairs & maintenance: −$988
• − Management: −$988
• − Depreciation: −$2,033
• Taxable income: $3,025
• Est. tax owed @ 24.0%: −$726
• After-tax cash flow: $3,232/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

Good 75/100 Cosmetic rehab

This manufactured home is in good condition with no visible major repairs needed. It offers a good opportunity for a new owner to move in and enjoy a well-maintained property with potential for value increases through cosmetic updates and landscaping improvements.

Value-add opportunities

• Both Painting the exterior siding — Fresh paint can enhance the curb appeal and increase both resale and rental value.
• Both Landscaping improvements — Well-maintained landscaping can improve curb appeal and attract more potential buyers or renters.
• Both Interior updates (paint, minor repairs) — Fresh paint and minor repairs can improve the home's appearance and attract more buyers or renters.
• Both HVAC maintenance — A clean and functioning HVAC system is essential for comfort and can attract more buyers or renters.
• Both Window treatments — Window treatments can enhance the home's curb appeal and make it more attractive to potential buyers or renters.
• Both Landscaping and curb appeal — A well-maintained and attractive exterior can significantly increase the home's value and appeal to potential buyers or renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior siding — Fresh paint can enhance the curb appeal and increase both resale and rental value. ↑
• Both Landscaping improvements — Well-maintained landscaping can improve curb appeal and attract more potential buyers or renters. ↑
• Both Interior updates (paint, minor repairs) — Fresh paint and minor repairs can improve the home's appearance and attract more buyers or renters. ↑
• Both HVAC maintenance — A clean and functioning HVAC system is essential for comfort and can attract more buyers or renters. ↑
• Both Window treatments — Window treatments can enhance the home's curb appeal and make it more attractive to potential buyers or renters. ↑
• Both Landscaping and curb appeal — A well-maintained and attractive exterior can significantly increase the home's value and appeal to potential buyers or renters. ↑

ⓘ 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: Maine-Endwell Central School District
• NCES district ID: 3618150
• Math proficiency: 54% ▼ -6.00%
• Reading proficiency: 60% ▲ 6.00%
• Median HH income: $55,531
• Composite: 49.1/100
• National rank: #2052
• State rank: #278 of 590 in NY

Livability — Endwell

• Score: 73/100
• State rank: #303
• US rank: #4992

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,206

Population outlook (Broome County) Hauer SSP2

• Today (2025): 187,989 people
• By 2030: 183,066 · -2.6%
• By 2040: 172,228 · -8.4%
• By 2050: 163,161 · -13.2%
• By 2075: 153,641 · -18.3%
• By 2100: 140,851 · -25.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (99%)
• Race & ethnicity: White 99% Two or more races 1%
• Common ancestry: Iranian 2% Romanian 2% Slovak 1%

Political lean MEDSL · Broome

• 2024 margin: Toss-up / Even · D 50.2% · R 49.8%
• 2008→2024 swing: -7.6pp toward R · 2008: 8.0pp · 2024: 0.4pp
• All cycles: 2024: D+0.4 2020: D+3.5 2016: R+3.7 2012: D+4.6 2008: D+8.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.70%
• Current HPI: 310.9709
• 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

+1.3% since first listed

2 events — show timeline

• 2026-02-04 Price Changed $69,900 UNYREIS
• 2025-12-10 Listed $69,000 UNYREIS