1019 County Road 7 · Mc Donough, NY 13801

$129,900

3 bd · 1.0 ba · 1,020 sqft · Manufactured public records · 208 Days on market

Built 2019 0.92 ac lot $127/sqft · 65% below area

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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 +11.7/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.8/10.0
• DSCR +3.4/10.0
• 1% rule +3.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Perfect hunting cabin or retreat or even your new fulltime home in the country. This property has an older mobile home with a stick built addition that you can stay in until you finish the 2 story home that has been framed and ready to be finished. Property connects to stateland for lots of recreational opportunities. Also stateland across the road! Minutes from Balsam Pond for more recreation and fishing opportunities! Seller will provide some finishing materials.

Key facts

• Mobile home
• 2 story home
• Stick built addition

Tags

• HUNTING CABIN
• MOBILE HOME
• STICK BUILT ADDITION
• 2 STORY HOME
• RECREATIONAL OPPORTUNITIES

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $-38 ($-458/yr) — negative.
• To cash-flow at today's rent, offer at most $123k (5.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $108k (16.6% below list).
• Recommended offer: $108k (16.6% 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.
• Cincinnatus Central School District (rural): math 52% / reading 62% proficiency, ranked #287 of 590 in NY (top 49%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 18 active listings in the ZIP; 151 units permitted in Chenango County in 2024 (96 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($898 loan paydown + $13k appreciation (10.0% local appreciation)).
• Chenango County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 208 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.

Recommended offer $108,385 (16.6% 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. It's been on market 208 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.83% ✗
• Cap rate: 5.94%
• Cash-on-cash: -1.26%
• DSCR: 0.94
• GRM: 10.0

CMA / ARV

• ARV (median comp): $372,961
• List price: $129,900
• Delta: -65.17%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.4%
• Equity multiple: 2.88×
• Total profit: $68,329
• Equity at exit: $117,024

10-year hold

• IRR: 20.8%
• Equity multiple: 6.59×
• Total profit: $203,158
• Equity at exit: $252,367

Cash invested: $36,372 (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 13801

• Home prices YoY: 7.1%
• Active inventory: 18
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,084 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$159 /mo · $1,909/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$228
• Net cashflow: $-38

Break-even live

Break-even rent $1,132

Max offer price $123,153

Occupancy floor 99%

Sensitivity live

Price	-10% $35	-5% $-1	+0% $-38	+5% $-75	+10% $-112
Rent	-10% $-124	-5% $-81	+0% $-38	+5% $5	+10% $47
Rate	-1.0pp $27	-0.5pp $-5	base $-38	+0.5pp $-72	+1.0pp $-106

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-21
   days on market $129,900 Active 208 DOM
2. 2026-06-18
   days on market $129,900 Active 206 DOM
3. 2026-06-17
   days on market $129,900 Active 205 DOM
4. 2026-06-16
   days on market $129,900 Active 204 DOM
5. 2026-06-15
   days on market $129,900 Active 203 DOM
6. 2026-06-13
   days on market $129,900 Active 201 DOM
7. 2026-06-12
   days on market $129,900 Active 200 DOM
8. 2026-06-09
   days on market $129,900 Active 197 DOM
9. 2026-06-08
   days on market $129,900 Active 196 DOM
10. 2026-06-07
    days on market $129,900 Active 195 DOM
11. 2026-06-07
    days on market $129,900 Active 194 DOM
12. 2026-06-04
    days on market $129,900 Active 191 DOM
13. 2026-06-02
    days on market $129,900 Active 190 DOM
14. 2026-06-01
    days on market $129,900 Active 189 DOM
15. 2026-05-31
    days on market $129,900 Active 188 DOM
16. 2025-11-22
    listed $129,900 Active 471-char remark

    Show marketing remark (471 chars)

    Perfect hunting cabin or retreat or even your new fulltime home in the country. This property has an older mobile home with a stick built addition that you can stay in until you finish the 2 story home that has been framed and ready to be finished. Property connects to stateland for lots of recreational opportunities. Also stateland across the road! Minutes from Balsam Pond for more recreation and fishing opportunities! Seller will provide some finishing materials.

ⓘ 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: $1,909 · $159/mo
• Projected year-2 tax: $2,052 · $171/mo
• Expected delta: +$143/yr (+$12/mo · 7.5%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥91°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: $13,006
• − Mortgage interest: −$7,276
• − Property taxes: −$1,909
• − Insurance: −$650
• − Repairs & maintenance: −$1,041
• − Management: −$1,041
• − Depreciation: −$3,779
• Taxable loss: −$2,689
• Est. tax savings @ 24.0%: +$645
• After-tax cash flow: $187/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: Cincinnatus Central School District
• NCES district ID: 3607560
• Math proficiency: 52% ▲ 9.00%
• Reading proficiency: 62% ▲ 21.00%
• Median HH income: $45,988
• Composite: 48.17/100
• National rank: #2173
• State rank: #287 of 590 in NY

Livability — Mc Donough

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

Census & demographics

• Population (ZIP): 1,533

Population outlook (Chenango County) Hauer SSP2

• Today (2025): 45,669 people
• By 2030: 43,484 · -4.8%
• By 2040: 38,774 · -15.1%
• By 2050: 34,000 · -25.6%
• By 2075: 24,637 · -46.1%
• By 2100: 16,452 · -64.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Hispanic / Latino 5% Two or more races 3%
• Common ancestry: Lithuanian 7% Romanian 5% Iranian 3%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Chenango

• 2024 margin: Strong R (+27.2) · D 36.4% · R 63.6%
• 2008→2024 swing: -26.1pp toward R · 2008: -1.1pp · 2024: -27.2pp
• All cycles: 2024: R+27.2 2020: R+23.3 2016: R+28.1 2012: R+3.4 2008: R+1.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 24.55%
• Current HPI: 370.4852
• 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 event — show timeline

• 2025-11-22 Listed $129,900 UNYREIS

Property tax history

+8.9%/yr

Latest (2025): $1,909 · +13.8% YoY. Source: county tax records.