13 Lyle Rd · Nichols, NY 13734

$55,000

2 bd · 1.0 ba · 720 sqft · Manufactured public records · 4 Days on market

Built 1969 1.19 ac lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +8.3/10.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This 2-bed, 1-bath mobile home sits on 1.19 flat acres with a paved driveway and a 3-bay garage. Features include new windows, a newer metal roof, 3-season sunroom, and generator hookup. This home also sits on a full basement. This is a great option for first-time home buyers or investors looking for value and upside. This location is between Owego/Binghamton or Waverly/Sayre/Elmira areas.

Key facts

• Paved driveway
• 3-season sunroom
• Full basement

Tags

• PAVED DRIVEWAY
• NEW WINDOWS
• NEWER METAL ROOF
• 3-SEASON SUNROOM
• GENERATOR HOOKUP
• FULL BASEMENT

Property features AI

Exterior

• Parking: Detached garage with storage and workshop; Three garage spaces
• Utilities: Electricity available and connected; Well water; Septic tank
• Home design: Single-story single-wide mobile home; Existing construction
• Construction: Metal roof; Vinyl siding; Block and poured foundation
• Exterior features: Enclosed porch; Porch; Blacktop driveway; Propane tank (leased)

Interior

• Kitchen: Electric range / electric oven; Range hood; Exhaust fan; Refrigerator
• Bedrooms: Two main-level bedrooms (both on the first floor)
• Flooring: Laminate; Vinyl; Varies
• Bathrooms: One full bathroom (on the main level)
• Heating & cooling: Heating present; Forced air; Wall furnace; Propane heating; Oil heating
• Interior features: Living/Dining room; Thermal windows; Sunroom / Florida room
• Laundry & utility: Laundry in basement; Multiple water heaters listed: electric, oil, and propane

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $55k.

Deal economics

• At list price, monthly cash flow is $285 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($904 rent vs $55k).

Location & tenants

• Location reads 61/100 on livability (#908 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: schools F, crime F, amenities F.
• Tioga Central School District (rural): math 51% / reading 56% proficiency, ranked #322 of 590 in NY (top 55%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 8 active listings in the ZIP; 139 units permitted in Tioga County in 2024 (65 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($380 loan paydown + $4k appreciation (6.6% local appreciation)).
• Tioga County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.6% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price.

Recommended offer $55,000

Questions for the listing agent

1. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-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 F 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: 1.64% ✓
• Cap rate: 12.52%
• Cash-on-cash: 22.24%
• DSCR: 1.99
• GRM: 5.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.64% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 35.2%
• Equity multiple: 3.35×
• Total profit: $36,219
• Equity at exit: $36,824

10-year hold

• IRR: 32.3%
• Equity multiple: 6.97×
• Total profit: $91,910
• Equity at exit: $68,812

Cash invested: $15,400 (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 13734

• Home prices YoY: 2.4%
• Active inventory: 8
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $904 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$117 /mo · $1,403/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$190
• Net cashflow: $285

Break-even live

Break-even rent $542

Max offer price $55,000

Occupancy floor 63%

Sensitivity live

Price	-10% $317	-5% $301	+0% $285	+5% $270	+10% $254
Rent	-10% $214	-5% $250	+0% $285	+5% $321	+10% $357
Rate	-1.0pp $313	-0.5pp $299	base $285	+0.5pp $271	+1.0pp $257

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-15
   status Pending
2. 2026-05-10
   listed $55,000 Active

ⓘ 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: $1,403 · $117/mo
• Projected year-2 tax: $1,403 · $117/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°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: $10,842
• − Mortgage interest: −$3,081
• − Property taxes: −$1,403
• − Insurance: −$275
• − Repairs & maintenance: −$867
• − Management: −$867
• − Depreciation: −$1,600
• Taxable income: $2,748
• Est. tax owed @ 24.0%: −$660
• After-tax cash flow: $2,766/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: Tioga Central School District
• NCES district ID: 3628710
• Math proficiency: 51% ▼ -9.00%
• Reading proficiency: 56% ▲ 9.00%
• Median HH income: $55,082
• Composite: 46.16/100
• National rank: #2500
• State rank: #322 of 590 in NY

Livability — Nichols

• Score: 61/100
• State rank: #908
• US rank: #17764

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,243

Population outlook (Tioga County) Hauer SSP2

• Today (2025): 45,155 people
• By 2030: 42,801 · -5.2%
• By 2040: 37,960 · -15.9%
• By 2050: 33,071 · -26.8%
• By 2075: 24,144 · -46.5%
• By 2100: 16,545 · -63.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 3% Black 2%
• Common ancestry: Iranian 5% Lithuanian 3% Slovak 1%
• Foreign-born: 0%

Political lean MEDSL · Tioga

• 2024 margin: Strong R (+22.9) · D 38.6% · R 61.4%
• 2008→2024 swing: -12.7pp toward R · 2008: -10.2pp · 2024: -22.9pp
• All cycles: 2024: R+22.9 2020: R+20.6 2016: R+27.6 2012: R+15.1 2008: R+10.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.64%
• Current HPI: 285.9626
• 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

2 events — show timeline

• 2026-05-15 Pending — UNYREIS
• 2026-05-10 Listed $55,000 UNYREIS

Property tax history

+11.4%/yr

Latest (2025): $1,403 · -0.1% YoY. Source: county tax records.