22 Prospect St · Whitney Point, NY 13862

$142,900

2 bd · 2.0 ba · 1,120 sqft · Manufactured · 1 Days on market

Built 1985 0.75 ac lot

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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).

• Appreciation +9.5/10.0
• ARV discount +7.5/15.0
• Cash flow +7.4/30.0
• Schools +4.3/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• DSCR +1.5/10.0

Listing remarks

This elevated retreat perfectly blends tranquility and convenience. Perched high above the river, and the village, you'll enjoy the best of both worlds. This home offers an open concept with a den / bonus room that could be a home office or guest bedroom. A primary bedroom with a full ensuite bath, and walk in closet. Newer siding, skirting and metal roof round out the features that make this home appealing. Downton is just a stones throw away! Qualified buyers may tour by appointment. Call your favorite agent to set up a tour today!

Key facts

• Newer skirting
• Open concept
• Newer siding

Tags

• OPEN CONCEPT
• DEN BONUS ROOM
• FULL ENSUITE BATH
• WALK IN CLOSET
• NEWER SIDING
• NEWER SKIRTING

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $143k.

Deal economics

• At list price, monthly cash flow is $-184 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $116k (18.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $102k (28.9% below list).
• Recommended offer: $102k (28.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 62/100 on livability (#879 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: health & safety D, amenities F, commute F.
• Whitney Point Central School District (rural): math 47% / reading 52% proficiency, ranked #390 of 590 in NY (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 14 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 $14k of equity ($988 loan paydown + $13k appreciation (9.0% local appreciation)).
• Broome County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $101,658 (28.9% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.71% ✗
• Cap rate: 4.74%
• Cash-on-cash: -5.53%
• DSCR: 0.75
• GRM: 11.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

8.96% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.1%
• Equity multiple: 2.40×
• Total profit: $56,078
• Equity at exit: $118,080

10-year hold

• IRR: 16.9%
• Equity multiple: 5.31×
• Total profit: $172,391
• Equity at exit: $244,096

Cash invested: $40,012 (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 13862

• Home prices YoY: 3.0%
• Active inventory: 14
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $1,017 medium
• Mortgage (P&I): −$749
• Tax est. 1.5%: −$179 /mo · $2,144/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$213
• Net cashflow: $-184

Break-even live

Break-even rent $1,250

Max offer price $116,210

Occupancy floor —

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: $35,725
• Closing costs: $4,287
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-06-19
   remarks 539-char remark
2. 2026-06-19
   listed $142,900 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $12,199
• − Mortgage interest: −$8,005
• − Property taxes: −$2,144
• − Insurance: −$714
• − Repairs & maintenance: −$976
• − Management: −$976
• − Depreciation: −$4,157
• Taxable loss: −$4,773
• Est. tax savings @ 24.0%: +$1,145
• After-tax cash flow: $-1,068/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: Whitney Point Central School District
• NCES district ID: 3631380
• Math proficiency: 47% ▼ -6.00%
• Reading proficiency: 52% ▲ 5.00%
• Median HH income: $52,416
• Composite: 42.59/100
• National rank: #3192
• State rank: #390 of 590 in NY

Livability — Whitney Point

• Score: 62/100
• State rank: #879
• US rank: #17137

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Whitney Point, NY
• Population (ZIP): 3,667

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 (94%)
• Race & ethnicity: White 94% Two or more races 3% Hispanic / Latino 2% Black 1%
• Common ancestry: Lithuanian 5% Romanian 4% Scotch-Irish 2%
• Foreign-born: 1%
• Languages at home: 97% English-only · Russian/Polish/Slavic 1% French/Haitian/Cajun 1% Other Indo-European 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: ▲ 8.96%
• Current HPI: 309.0895
• 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