18 Meadowlark Dr · East Avon, NY 14414

$49,900

3 bd · 1.0 ba · 924 sqft · Manufactured · 6 Days on market

Built 1980 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 +4.5/10.0
• Livability +3.0/5.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This well-maintained three bedroom, one bath single wide mobile home offers comfortable and affordable living in a quiet community park. The home features a functional layout with an eat-in kitchen. It also offers storage with a built-in cabinet. Oven is AS IS. Come make this ready to move in home yours! Will need to be park approved.

Key facts

• Quiet community park
• Built-in cabinet
• Eat-in kitchen

Tags

• QUIET COMMUNITY PARK
• FUNCTIONAL LAYOUT
• EAT-IN KITCHEN
• BUILT-IN CABINET

Property features AI

Finance

• HOA & community: Land lease $660

Exterior

• Parking: No garage
• Utilities: Public water (connected); Sewer connected
• Home design: Single-wide mobile home (Hallmark); 1 story; Resale
• Construction: Aluminum siding; Metal roof; Block foundation; Existing structure
• Exterior features: Blacktop driveway; Covered porch; Leased propane tank

Interior

• Kitchen: Dishwasher
• Bedrooms: 3 bedrooms on the main level
• Flooring: Carpet; Laminate; Varies
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Propane heating; Central air conditioning
• Interior features: Eat-in kitchen
• Laundry & utility: Laundry on the main level; Propane water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $50k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $936 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).

Location & tenants

• Location reads 60/100 on livability (#1,004 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, employment A-, cost of living B; Watch: schools F, crime F, amenities F.
• Avon Central School District (town): math 53% / reading 50% proficiency, ranked #349 of 590 in NY (top 59%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 37 active listings in the ZIP; 86 units permitted in Livingston County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $345 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Livingston County population projected at -13% 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 $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $49,900

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 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?
3. 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?
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: 3.25% ✓
• Cap rate: 28.79%
• Cash-on-cash: 80.36%
• DSCR: 4.58
• GRM: 2.6

CMA / ARV

• ARV (on-the-fly): $30,492
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9 Parkview	0.17mi	3/2.0	920 (-0%)	2mo	$14,500	$16	86
26 Meadowlark Dr	0.05mi	2/2.0 (-1)	980 (+6%)	2mo	$27,000	$28	77
33 Harper Pkwy	0.12mi	2/1.5 (-1)	980 (+6%)	12mo	$35,500	$36	67
68 Parkview Dr	0.15mi	2/1.0 (-1)	980 (+6%)	20mo	$45,900	$47	61
43 Sycamore Drive Dr	0.19mi	2/2.0 (-1)	980 (+6%)	15mo	$32,000	$33	60

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

Projected returns pro-forma

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

5-year hold

• IRR: 80.6%
• Equity multiple: 4.69×
• Total profit: $51,533
• Equity at exit: $7,440

10-year hold

• IRR: 84.0%
• Equity multiple: 9.71×
• Total profit: $121,711
• Equity at exit: $4,314

Cash invested: $13,972 (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 14414

• Home prices YoY: -14.1%
• Active inventory: 37
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $1,621 medium
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $748/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $936

Break-even live

Break-even rent $437

Max offer price $49,900

Occupancy floor 37%

Sensitivity live

Price	-10% $970	-5% $953	+0% $936	+5% $918	+10% $901
Rent	-10% $808	-5% $872	+0% $936	+5% $1,000	+10% $1,064
Rate	-1.0pp $961	-0.5pp $948	base $936	+0.5pp $923	+1.0pp $910

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-18
   days on market $49,900 Active 6 DOM
2. 2026-06-17
   days on market $49,900 Active 5 DOM
3. 2026-06-16
   days on market $49,900 Active 4 DOM
4. 2026-06-15
   days on market $49,900 Active 3 DOM
5. 2026-06-13
   remarks 336-char remark
6. 2026-06-13
   listed $49,900 Active 1 DOM

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥95°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,451
• − Mortgage interest: −$2,795
• − Property taxes: −$748
• − Insurance: −$250
• − Repairs & maintenance: −$1,556
• − Management: −$1,556
• − Depreciation: −$1,452
• Taxable income: $11,094
• Est. tax owed @ 24.0%: −$2,663
• After-tax cash flow: $8,566/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 mobile home is ready for a fresh coat of paint and new windows to enhance its curb appeal and value.

Repairs flagged

• Minor Paint — Paint appears worn
• Minor Windows — Standard windows

Value-add opportunities

• Both Paint — Fresh paint enhances curb appeal and interior aesthetics
• Both Windows — New windows improve energy efficiency and curb appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint · Paint appears worn	Minor	$500–3,000
Windows · Standard windows	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Paint — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Windows — New windows improve energy efficiency and curb appeal ↑

ⓘ 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: Avon Central School District
• NCES district ID: 3603660
• Math proficiency: 53% ▬ 0.00%
• Reading proficiency: 50% ▲ 12.00%
• Median HH income: $55,407
• Composite: 44.56/100
• National rank: #2786
• State rank: #349 of 590 in NY

Livability — East Avon

• Score: 60/100
• State rank: #1004
• US rank: #19541

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Livingston County · 6,576 people
• Metro: Rochester, NY
• Population (ZIP): 6,576
• Household income: $72,006
• Rent vs Own: 27.5% rent · 72.5% own
• Severe rent burden: 100.0

Population outlook (Livingston County) Hauer SSP2

• Today (2025): 63,466 people
• By 2030: 61,966 · -2.4%
• By 2040: 58,398 · -8.0%
• By 2050: 54,955 · -13.4%
• By 2075: 49,958 · -21.3%
• By 2100: 43,944 · -30.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 4% Hispanic / Latino 2% Black 1%
• Common ancestry: Romanian 6% Italian 4% Lithuanian 2%
• Foreign-born: 2% · China, Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Livingston

• 2024 margin: Strong R (+21.4) · D 39.3% · R 60.7%
• 2008→2024 swing: -13.6pp toward R · 2008: -7.9pp · 2024: -21.4pp
• All cycles: 2024: R+21.4 2020: R+18.2 2016: R+27.8 2012: R+9.4 2008: R+7.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -40.57%
• Current HPI: 247.7027
• Rent YoY: —
• Metro: Rochester, 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

• 2026-06-12 Listed $49,900 UNYREIS