84 Millstream Ct · Clark Mills, NY 13321

$99,900

3 bd · 2.0 ba · 1,568 sqft · Manufactured · 22 Days on market

Built 1992 Good condition Est $111k · 10% under $610/mo HOA · 25% of rent

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Why this score? — see what drove the A- 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
• ARV discount +12.1/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +5.5/10.0
• Schools +5.5/10.0
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0

Listing remarks

This spacious 3-bedroom, 2-bathroom double wide offers a great layout and plenty of room to spread out! The home features a fantastic primary suite with plenty of space, a walk-in closet, double sinks, and a shower with built-in seats. The two additional bedrooms and second full bathroom are located on the opposite side of the home, offering extra privacy and a functional layout. With over 1,500 square feet of living space, this home features central air, a gas stove, a garbage disposal, and all appliances — including the washer and dryer — will stay! The kitchen is large enough for a table, but you also have a separate dining room and living room. Need even more space? There&rs

Key facts

• Double sinks
• Walk-in closet
• Primary suite

Tags

• PRIMARY SUITE
• WALK-IN CLOSET
• DOUBLE SINKS
• SHOWER WITH BUILT-IN SEATS
• BONUS ROOM
• LARGE COVERED DECK

Property features AI

Finance

• Other: Lot is rectangular with private road frontage (dimensions 40 x 80)
• HOA & community: Monthly land-lease: $610

Exterior

• Parking: No garage
• Utilities: Public water connected; Sewer connected; Electricity connected (circuit breakers); High-speed internet available; Cable available
• Home design: Single-story (1 story); Double-wide mobile home; Exterior facing not specified; Resale property
• Construction: Vinyl siding; Spray foam insulation; Asphalt shingle roof; Poured foundation; Existing (pre-owned) structure; Built as double-wide
• Exterior features: Blacktop driveway; Open porch; Deck; Shed(s)/storage

Interior

• Kitchen: Gas oven; Gas range; Dishwasher; Refrigerator; Eat-in kitchen
• Bedrooms: 3 main-level bedrooms
• Flooring: Laminate; Vinyl; Varied flooring
• Bathrooms: 2 full bathrooms (both on main level)
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Ceiling fan(s); Entrance foyer; Den; Eat-in kitchen; Separate/formal living room; Sliding glass door(s); Skylights; Thermal windows; Sliding doors; Bedroom on main level; Main level primary; Primary suite
• Laundry & utility: Washer and dryer on main level; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $100k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $654 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#383 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, crime A; Watch: schools D-, amenities F, commute F.
• Clinton Central School District (suburban): math 57% / reading 71% proficiency, ranked #185 of 590 in NY (top 31%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 17% free/reduced lunch — higher-income household profile.
• Market conditions: 8 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 204 units permitted in Oneida County in 2024 (68 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($691 loan paydown + $977 appreciation (1.0% local appreciation)).
• Oneida County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 25% of rent.

Recommended offer $98,401 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 2.48% ✓
• Cap rate: 14.14%
• Cash-on-cash: 28.04%
• DSCR: 2.25
• GRM: 3.4

CMA / ARV

• ARV (on-the-fly): $111,328
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
512 Patricia Dr	0.29mi	3/2.0	1,536 (-2%)	6mo	$100,000	$65	78
621 Barbara Ave	0.31mi	3/2.0	1,536 (-2%)	10mo	$122,000	$79	74
17 Hickory Dr	0.08mi	3/2.0	1,680 (+7%)	19mo	$127,900	$76	69
2 Treestump Dr	0.10mi	3/2.0	1,344 (-14%)	4mo	$67,000	$50	68
7 Hickory Dr	0.07mi	3/2.0	1,736 (+11%)	14mo	$122,500	$71	67
144 Anthony Ln	0.21mi	3/2.0	1,764 (+12%)	4mo	$68,000	$39	66
320 Matthew Dr	0.28mi	3/2.0	1,716 (+9%)	12mo	$125,000	$73	61
313 Gracie Pl	0.54mi	2/2.0 (-1)	1,568 (0%)	13mo	$239,900	$153	59
131 Royal Meadows Dr	0.28mi	3/2.0	1,404 (-10%)	13mo	$93,000	$66	59
19 Cherrywood	0.69mi	3/2.0	1,500 (-4%)	8mo	$263,000	$175	53
139 Royal Meadows Dr	0.42mi	3/2.0	1,792 (+14%)	5mo	$126,000	$70	52
134 Royal Meadows Dr	0.42mi	3/2.0	1,405 (-10%)	18mo	$95,000	$68	48

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

Projected returns pro-forma

0.98% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 30.5%
• Equity multiple: 2.57×
• Total profit: $43,801
• Equity at exit: $33,992

10-year hold

• IRR: 33.1%
• Equity multiple: 5.01×
• Total profit: $112,046
• Equity at exit: $45,085

Cash invested: $27,972 (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 13321

• Home prices YoY: 0.3%
• Active inventory: 8
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $2,473 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,498/yr
• Insurance: −$42
• HOA: −$610
• Vacancy / Maint / Mgmt: −$519
• Net cashflow: $654

Break-even live

Break-even rent $1,646

Max offer price $99,900

Occupancy floor 69%

Sensitivity live

Price	-10% $723	-5% $688	+0% $654	+5% $619	+10% $585
Rent	-10% $458	-5% $556	+0% $654	+5% $751	+10% $849
Rate	-1.0pp $704	-0.5pp $679	base $654	+0.5pp $628	+1.0pp $601

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
105 Pheasants Run Clinton, NY	2.0	1.5	1050	$2,150	$2.05	44d	1	0.45mi
122 Pheasants Run Kirkland, NY	2.0	2.0	1200	$3,100	$2.58	44d	1	0.48mi
135 Pheasants Run Clark Mills, NY	2.0	1.5	1100	$2,350	$2.14	44d	1	0.50mi
130 Pheasants Run Clinton, NY	2.0	1.5	1200	$2,250	$1.88	44d	1	0.52mi

HOA detail

• Monthly dues: $610 · $7,320/yr
• Likely covers: trashgas

Listing history 18 events

1. 2026-06-19
   days on market $99,900 Active 22 DOM
2. 2026-06-18
   days on market $99,900 Active 21 DOM
3. 2026-06-17
   days on market $99,900 Active 20 DOM
4. 2026-06-16
   days on market $99,900 Active 19 DOM
5. 2026-06-15
   days on market $99,900 Active 18 DOM
6. 2026-06-14
   days on market $99,900 Active 16 DOM
7. 2026-06-13
   days on market $99,900 Active 15 DOM
8. 2026-06-10
   days on market $99,900 Active 13 DOM
9. 2026-06-09
   days on market $99,900 Active 12 DOM
10. 2026-06-08
    days on market $99,900 Active 11 DOM
11. 2026-06-07
    days on market $99,900 Active 10 DOM
12. 2026-06-05
    days on market $99,900 Active 7 DOM
13. 2026-06-03
    days on market $99,900 Active 6 DOM
14. 2026-06-02
    days on market $99,900 Active 5 DOM
15. 2026-06-01
    days on market $99,900 Active 4 DOM
16. 2026-05-31
    days on market $99,900 Active 3 DOM
17. 2026-05-30
    days on market $99,900 Active 2 DOM
18. 2026-05-28
    listed $99,900 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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 0% 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: $29,680
• − Mortgage interest: −$5,596
• − Property taxes: −$1,498
• − Insurance: −$500
• − Repairs & maintenance: −$2,374
• − Management: −$2,374
• − HOA: −$7,320
• − Depreciation: −$2,906
• Taxable income: $7,111
• Est. tax owed @ 24.0%: −$1,707
• After-tax cash flow: $6,136/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

Good 80/100 Cosmetic rehab

This well-maintained, move-in-ready manufactured home offers a spacious layout and is ready for a new owner or tenant.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Landscaping — Improves curb appeal and rental value
• Both Replace windows — Improves energy efficiency and value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Landscaping — Improves curb appeal and rental value ↑
• Both Replace windows — Improves energy efficiency and 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: Clinton Central School District
• NCES district ID: 3607770
• Math proficiency: 57% ▼ -11.00%
• Reading proficiency: 71% ▲ 6.00%
• Median HH income: $57,439
• Composite: 55.05/100
• National rank: #1290
• State rank: #185 of 590 in NY

Livability — Clark Mills

• Score: 71/100
• State rank: #383
• US rank: #6606

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clark Mills, NY
• City population: 815
• Population (ZIP): 815

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 (92%)
• Race & ethnicity: White 92% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Subsaharan African 11% Romanian 8% Lithuanian 4%
• Foreign-born: 7% · Canada

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: ▲ 0.98%
• Current HPI: 281.0024
• 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

• 2026-05-28 Listed $99,900 CNYIS