29 Horizon Dr · New York Mills, NY 13413

$129,900

2 bd · 1.0 ba · 1,232 sqft · Manufactured · 23 Days on market

Built 2004 Average condition

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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
• ARV discount +7.5/15.0
• Schools +6.1/10.0
• Livability +3.9/5.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 29 Horizon Dr. in the highly sought-after Parkview Estates community in New Hartford. This well-maintained 2 bedroom, 1 bathroom double-wide home offers ample space for comfortable living and quiet relaxation. Enjoy a bright and functional layout, with generously sized rooms and a welcoming atmosphere throughout. Step out onto the front porch and take in the beautiful scenic views overlooking the Town of New Hartford-perfect for morning coffee or unwinding at the end of the day. Conveniently located near shopping, dining, and local amenities, this property offers both tranquility and accessibility. A great opportunity to enjoy low-maintenance living in a desirable community. All

Key facts

• Front porch
• Scenic views
• Built 2004

Tags

• FRONT PORCH
• SCENIC VIEWS
• LOW-MAINTENANCE LIVING

Property features AI

Finance

• Financial info: Land lease amount $608
• HOA & community: Monthly land lease

Exterior

• Parking: No garage
• Utilities: Public water connected; Sewer connected; Cable available; High-speed internet available; Circuit breaker electrical
• Home design: Single-story; Double-wide mobile home; Existing construction
• Construction: Vinyl siding; Asphalt roof; Pillar/post/pier foundation
• Exterior features: Blacktop driveway; Deck; Corner lot; Rectangular lot

Interior

• Kitchen: Gas oven; Gas range; Dishwasher
• Bedrooms: 2 main-level bedrooms
• Flooring: Carpet; Vinyl; Varied flooring
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Gas forced-air heating
• Interior features: Ceiling fan(s); Eat-in kitchen; Separate/formal living room; Living/dining room
• Laundry & utility: Main-level laundry; Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $130k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $680 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $128k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.6% vs local median 5.1% in New York Mills — 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 78/100 on livability (#175 in NY, #2,712 nationally) — a middle-class / working-renter tenant base. Strengths: health & safety A+, cost of living A, housing A; Watch: amenities F, commute F.
• New Hartford Central School District (suburban): math 65% / reading 76% proficiency, ranked #128 of 590 in NY (top 22%) — strong family-tenant draw, lease renewals of 3-5y typical; only 9% free/reduced lunch — higher-income household profile.
• Market conditions: 101 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 204 units permitted in Oneida County in 2024 (68 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $898 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Oneida 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 + 3.0% rent growth), your $36k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.

Recommended offer $127,951 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.54% ✓
• Cap rate: 12.57%
• Cash-on-cash: 22.42%
• DSCR: 2.00
• GRM: 5.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 15.3%
• Equity multiple: 1.61×
• Total profit: $22,263
• Equity at exit: $19,369

10-year hold

• IRR: 23.9%
• Equity multiple: 3.07×
• Total profit: $75,242
• Equity at exit: $11,231

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 13413

• Active inventory: 101
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,997 high
• Mortgage (P&I): −$681
• Tax est. 1.5%: −$162 /mo · $1,948/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$419
• Net cashflow: $680

Break-even live

Break-even rent $1,136

Max offer price $129,900

Occupancy floor 61%

Sensitivity live

Price	-10% $769	-5% $724	+0% $680	+5% $635	+10% $590
Rent	-10% $522	-5% $601	+0% $680	+5% $758	+10% $837
Rate	-1.0pp $745	-0.5pp $713	base $680	+0.5pp $646	+1.0pp $612

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: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4770 Middle Settlement Rd Whitesboro, NY	1.0–2.0	1.0	725	$2,085	$2.88	45d	1	0.83mi
167 Clinton Rd New Hartford, NY	3.0	1.0–2.5	1063	$2,433	$2.29	45d	15	1.14mi
112 Copeland Ct Unit 520 New Hartford, NY	1.0	1.0	800	$1,700	$2.12	45d	1	1.18mi
118 Copeland Ct Apt 205 New Hartford, NY	2.0	2.0	1200	$2,100	$1.75	45d	1	1.22mi
77 Clinton St New York Mills, NY	2.0	1.0	777	$1,450	$1.86	45d	7	1.31mi

Listing history 18 events

1. 2026-06-19
   days on market $129,900 Active 23 DOM
2. 2026-06-18
   days on market $129,900 Active 22 DOM
3. 2026-06-17
   days on market $129,900 Active 21 DOM
4. 2026-06-16
   days on market $129,900 Active 20 DOM
5. 2026-06-15
   days on market $129,900 Active 19 DOM
6. 2026-06-14
   days on market $129,900 Active 17 DOM
7. 2026-06-13
   days on market $129,900 Active 16 DOM
8. 2026-06-10
   days on market $129,900 Active 14 DOM
9. 2026-06-09
   days on market $129,900 Active 13 DOM
10. 2026-06-08
    days on market $129,900 Active 12 DOM
11. 2026-06-07
    days on market $129,900 Active 11 DOM
12. 2026-06-05
    days on market $129,900 Active 8 DOM
13. 2026-06-03
    days on market $129,900 Active 7 DOM
14. 2026-06-02
    days on market $129,900 Active 6 DOM
15. 2026-06-01
    days on market $129,900 Active 5 DOM
16. 2026-05-31
    days on market $129,900 Active 4 DOM
17. 2026-05-30
    days on market $129,900 Active 3 DOM
18. 2026-05-27
    listed $129,900 Active

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,959
• − Mortgage interest: −$7,276
• − Property taxes: −$1,948
• − Insurance: −$650
• − Repairs & maintenance: −$1,917
• − Management: −$1,917
• − Depreciation: −$3,779
• Taxable income: $6,472
• Est. tax owed @ 24.0%: −$1,553
• After-tax cash flow: $6,602/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 · 1 photo

Average 55/100 Cosmetic rehab

This well-maintained 2-bedroom, 1-bathroom double-wide manufactured home in the Parkview Estates community offers ample space and a bright layout. It has good exterior and roof conditions, but could benefit from some interior painting and landscaping improvements to enhance its resale and rental value.

Repairs flagged

• Minor Landscaping — The landscaping is minimal and could be improved with some additional plants and mulch.
• Minor Interior paint — The interior walls appear to be painted, but the quality is not clear from the photos and could benefit from a fresh coat of paint.

Value-add opportunities

• Both Paint the interior walls — Fresh paint can improve the appearance and value of the home.
• Both Improve landscaping — A well-maintained exterior can enhance curb appeal and attract potential buyers or renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Landscaping · The landscaping is minimal and could be improved with some additional plants and mulch.	Minor	$500–3,000
Interior paint · The interior walls appear to be painted, but the quality is not clear from the photos and could benefit from a fresh coat of paint.	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Paint the interior walls — Fresh paint can improve the appearance and value of the home. ↑
• Both Improve landscaping — A well-maintained exterior can enhance curb appeal and attract 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: New Hartford Central School District
• NCES district ID: 3620370
• Math proficiency: 65% ▼ -7.00%
• Reading proficiency: 76% ▲ 5.00%
• Median HH income: $67,028
• Composite: 61.37/100
• National rank: #769
• State rank: #128 of 590 in NY

Livability — New York Mills

• Score: 78/100
• State rank: #175
• US rank: #2712

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Oneida County · 89,710 people
• City population: 3,012
• Metro: Utica-Rome, NY
• Population (ZIP): 16,742
• Household income: $95,261
• Rent vs Own: 23.0% rent · 77.0% own
• Severe rent burden: 395.0

Population outlook (Oneida County) Hauer SSP2

• Today (2025): 225,223 people
• By 2030: 220,384 · -2.1%
• By 2040: 209,071 · -7.2%
• By 2050: 197,920 · -12.1%
• By 2075: 175,541 · -22.1%
• By 2100: 148,491 · -34.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Asian 4% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Romanian 8% Lithuanian 4% Subsaharan African 3%
• Foreign-born: 11% · Vietnam, China, Canada
• Languages at home: 86% English-only · Other Indo-European 4% Other Asian/Pacific 3% Russian/Polish/Slavic 2%

Political lean MEDSL · Oneida

• 2024 margin: Strong R (+21.3) · D 39.4% · R 60.6%
• 2008→2024 swing: -15.2pp toward R · 2008: -6.1pp · 2024: -21.3pp
• All cycles: 2024: R+21.3 2020: R+15.5 2016: R+21.1 2012: R+5.3 2008: R+6.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -210.17%
• Current HPI: 295.4235
• Rent YoY: —
• Metro: Utica-Rome, 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

1 event — show timeline

• 2026-05-27 Listed $129,900 CNYIS