2439 State Route 11 · Whitney Point, NY 13862

$114,900

3 bd · 2.0 ba · 1,120 sqft · Manufactured · 11 Days on market

Built 1991 Fair condition 0.86 ac lot

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Why this score? — see what drove the C 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 +17.2/30.0
• Appreciation +9.5/10.0
• ARV discount +7.5/15.0
• DSCR +5.4/10.0
• 1% rule +4.7/10.0
• Schools +4.3/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

Unlock the potential of this Whitney Point property situated on 0.86 acres. Offering ample outdoor space and a convenient location, this property presents an excellent opportunity for renovation, redevelopment, or investment. Whether you're looking for your next project or a property with room to grow, this is a chance to create value and make it your own.

Key facts

• Room to grow
• Investment property
• Outdoor space

Tags

• OUTDOOR SPACE
• CONVENIENT LOCATION
• OPPORTUNITY FOR RENOVATION
• OPPORTUNITY FOR REDEVELOPMENT
• INVESTMENT PROPERTY
• ROOM TO GROW

Property features AI

Finance

• Financial info: Annual taxes noted (see records)

Exterior

• Parking: No garage
• Utilities: Public utilities (see remarks)
• Home design: Single-wide mobile home; One story; Resale property; Faces a main thoroughfare
• Construction: Metal roof; Construction details: see remarks; Built as existing (no new construction)
• Exterior features: Exterior details: see remarks; Rectangular lot

Interior

• Kitchen: See remarks for kitchen details
• Bedrooms: Three main-level bedrooms
• Bathrooms: Two full bathrooms, both on the main level
• Heating & cooling: Electric forced-air heating
• Interior features: Other interior features (see remarks)
• Laundry & utility: Water heater included

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $115k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $83 ($990/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $111k (3.4% below list).
• Recommended offer: $111k (3.4% 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.
• Zoned schools: Caryl E Adams Primary School (math 67% / reading 62%, grade B, #591 of 2,108 statewide, top 31%, 463 students, 54% FRL); Tioughnioga Riverside Academy (math 33% / reading 49%, grade F, #402 of 729 statewide, top 56%, 516 students, 54% FRL); Whitney Point Senior High School (math 92%, 402 students, 56% FRL).
• 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 $11k of equity ($794 loan paydown + $10k 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.
• At projected returns (9.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $110,956 (3.4% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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.
5. 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.
6. 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: 0.97% ✗
• Cap rate: 7.15%
• Cash-on-cash: 3.08%
• DSCR: 1.14
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $71,680
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1321 Hyde St. St	0.23mi	2/1.0 (-1)	1,100 (-2%)	1mo	$70,000	$64	77

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

Projected returns pro-forma

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

5-year hold

• IRR: 24.4%
• Equity multiple: 2.86×
• Total profit: $59,795
• Equity at exit: $94,943

10-year hold

• IRR: 21.8%
• Equity multiple: 6.30×
• Total profit: $170,365
• Equity at exit: $196,268

Cash invested: $32,172 (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: 8.6×

Monthly cashflow live

• Estimated rent: $1,110 medium
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,724/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $83

Break-even live

Break-even rent $1,005

Max offer price $114,900

Occupancy floor 88%

Sensitivity live

Price	-10% $162	-5% $122	+0% $83	+5% $43	+10% $3
Rent	-10% $-5	-5% $39	+0% $83	+5% $126	+10% $170
Rate	-1.0pp $140	-0.5pp $112	base $83	+0.5pp $53	+1.0pp $22

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-22
   days on market $114,900 Active 11 DOM
2. 2026-06-19
   days on market $114,900 Active 9 DOM
3. 2026-06-18
   days on market $114,900 Active 8 DOM
4. 2026-06-17
   days on market $114,900 Active 7 DOM
5. 2026-06-16
   days on market $114,900 Active 6 DOM
6. 2026-06-15
   days on market $114,900 Active 5 DOM
7. 2026-06-14
   days on market $114,900 Active 3 DOM
8. 2026-06-13
   remarks 360-char remark
9. 2026-06-13
   listed $114,900 Active 2 DOM

ⓘ 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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 16 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: $13,315
• − Mortgage interest: −$6,436
• − Property taxes: −$1,724
• − Insurance: −$574
• − Repairs & maintenance: −$1,065
• − Management: −$1,065
• − Depreciation: −$3,343
• Taxable loss: −$892
• Est. tax savings @ 24.0%: +$214
• After-tax cash flow: $1,204/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 · 13 photos

Fair 45/100 Moderate rehab

This Whitney Point property requires significant exterior and interior updates to improve its condition and value. Fresh paint, landscaping, and modernizing the interior spaces would significantly enhance its appeal and marketability.

Repairs flagged

• Major Siding — Significant wear and tear.
• Major Landscaping — Overgrown and unkempt, detracting from curb appeal.
• Major Flooring — Worn and outdated carpet in multiple rooms.
• Major Paint — Worn and outdated paint in multiple rooms.
• Major Bathroom Fixtures — Outdated and possibly inefficient fixtures.
• Major HVAC/Systems — Outdated and possibly inefficient systems.
• Major Landscaping — Overgrown and unkempt, detracting from curb appeal.

Value-add opportunities

• Both Painting and updating the exterior — Fresh paint and landscaping would significantly improve curb appeal and value.
• Both Upgrading the HVAC system — An efficient HVAC system would improve comfort and energy efficiency, enhancing both resale and rental value.
• Both Updating the bathrooms and kitchen — Modernizing the bathrooms and kitchen would make the home more attractive to buyers and renters, increasing both resale and rental value.
• Both Landscaping and curb appeal improvements — A well-maintained and landscaped exterior would enhance curb appeal and attract potential buyers and renters, increasing both resale and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Siding · Significant wear and tear.	Major	$15,000–50,000
Landscaping · Overgrown and unkempt, detracting from curb appeal.	Major	$15,000–50,000
Flooring · Worn and outdated carpet in multiple rooms.	Major	$15,000–50,000
Paint · Worn and outdated paint in multiple rooms.	Major	$15,000–50,000
Bathroom Fixtures · Outdated and possibly inefficient fixtures.	Major	$15,000–50,000
HVAC/Systems · Outdated and possibly inefficient systems.	Major	$15,000–50,000
Landscaping · Overgrown and unkempt, detracting from curb appeal.	Major	$15,000–50,000
Total estimated repair cost · 7 items		$105,000–350,000

Value-add ROI direction

• Both Painting and updating the exterior — Fresh paint and landscaping would significantly improve curb appeal and value. ↑
• Both Upgrading the HVAC system — An efficient HVAC system would improve comfort and energy efficiency, enhancing both resale and rental value. ↑
• Both Updating the bathrooms and kitchen — Modernizing the bathrooms and kitchen would make the home more attractive to buyers and renters, increasing both resale and rental value. ↑
• Both Landscaping and curb appeal improvements — A well-maintained and landscaped exterior would enhance curb appeal and attract potential buyers and renters, increasing both resale and rental value. ↑

ⓘ 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: 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

• 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

Price history

1 event — show timeline

• 2026-06-10 Listed $114,900 WNYREIS