3652 State Route 96 Lot 18 · Shortsville, NY 14548

$53,900

2 bd · 2.0 ba · 784 sqft · Manufactured · 126 Days on market

Built 2025

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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 +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +1.9/10.0

Listing remarks MLS

This new Eastland Concept 2-bedroom, 2 bath home features gorgeous finishes with an open concept kitchen and living area. The kitchen features a laminate backsplash, whirlpool appliances (dishwasher included!), soft close kitchen drawers, and high-quality dovetail constructed cabinetry. The home includes perimeter heat, allowing a variety of furniture placement without blocking vents! Washer and dryer hook-ups are included in the laundry room/pantry off the kitchen. This new home comes with a one-year limited factory warranty from date of purchase, with additional warranties on appliances and other items. Built entirely in a factory before being delivered and set within the community, manufactured homes are built in compliance with strict federal building codes to ensure superior construction, energy efficiency, and quality. The controlled construction environment and assembly line techniques remove problems encountered during traditional on-site home construction. Much like other assembly line operations, manufactured homes benefit from the economies of scale resulting from purchasing large quantities of materials, and these savings are passed directly to the homebuyer.

Key facts

• Open concept kitchen
• Whirlpool appliances
• Energy efficiency

Tags

• OPEN CONCEPT KITCHEN
• WHIRLPOOL APPLIANCES
• SOFT CLOSE KITCHEN DRAWERS
• DOVETAIL CONSTRUCTED CABINETRY
• ENERGY EFFICIENCY

Property features AI

Finance

• HOA & community: Land lease: $550

Exterior

• Parking: No garage
• Utilities: Water connected (public); Septic tank
• Home design: Single-wide mobile home; 1 story; Existing construction
• Construction: Frame construction with vinyl siding; Pillar/post/pier foundation
• Exterior features: Gravel driveway; Propane tank (leased); Rectangular lot

Interior

• Kitchen: Dishwasher; Gas oven; Gas range; Refrigerator; Range hood; Exhaust fan
• Bedrooms: 2 bedrooms on the main level
• Flooring: Vinyl flooring; Varied flooring
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Forced air heating; Gas and propane heating available; Has heating
• Interior features: Separate/formal living room; Kitchen/family room combo; Primary suite with bath in primary bedroom; Main level primary; Programmable thermostat
• Laundry & utility: Laundry on the main level; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $54k.

Deal economics

• At list price, monthly cash flow is $772 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $54k).
• Recommended offer: $47k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 74/100 on livability (#288 in NY, #4,639 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Manchester-Shortsville Central School District (Red Jacket) (rural): math 49% / reading 54% proficiency, ranked #343 of 590 in NY (top 58%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 11 active listings in the ZIP; 284 units permitted in Ontario County in 2024 (69 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $373 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Ontario County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 126 days — a 12% lower offer ($47k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $47,432 (12.0% below list)

Questions for the listing agent

1. It's been on market 126 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.69% ✓
• Cap rate: 23.48%
• Cash-on-cash: 61.39%
• DSCR: 3.73
• GRM: 3.1

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: 60.3%
• Equity multiple: 3.68×
• Total profit: $40,459
• Equity at exit: $8,037

10-year hold

• IRR: 64.9%
• Equity multiple: 7.54×
• Total profit: $98,636
• Equity at exit: $4,660

Cash invested: $15,092 (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 14548

• Home prices YoY: -2.2%
• Active inventory: 11
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $1,449 medium
• Mortgage (P&I): −$283
• Tax est. 1.5%: −$67 /mo · $808/yr
• Insurance: −$22
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $772

Break-even live

Break-even rent $472

Max offer price $53,900

Occupancy floor 42%

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: $13,475
• Closing costs: $1,617
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-01
   statusdays on market $53,900 Pending 126 DOM
2. 2026-05-31
   days on market $53,900 Active 125 DOM
3. 2026-05-11
   status Active
4. 2026-04-15
   status Pending 1189-char remark

   Show marketing remark (1188 chars)

   This new Beacon Prestige 3-bedroom, 2 bath home features gorgeous finishes with an open concept kitchen and living area. The kitchen features a laminate backsplash, whirlpool appliances (dishwasher included!), soft close kitchen drawers, and high-quality dovetail constructed cabinetry. The home includes perimeter heat, allowing a variety of furniture placement without blocking vents! Washer and dryer hook-ups are included in the laundry room/pantry off the kitchen. This new home comes with a one-year limited factory warranty from date of purchase, with additional warranties on appliances and other items. Built entirely in a factory before being delivered and set within the community, manufactured homes are built in compliance with strict federal building codes to ensure superior construction, energy efficiency, and quality. The controlled construction environment and assembly line techniques remove problems encountered during traditional on-site home construction. Much like other assembly line operations, manufactured homes benefit from the economies of scale resulting from purchasing large quantities of materials, and these savings are passed directly to the homebuyer.

5. 2026-04-15
   status Pending 1188-char remark

   Show marketing remark (1188 chars)

   This new Beacon Prestige 3-bedroom, 2 bath home features gorgeous finishes with an open concept kitchen and living area. The kitchen features a laminate backsplash, whirlpool appliances (dishwasher included!), soft close kitchen drawers, and high-quality dovetail constructed cabinetry. The home includes perimeter heat, allowing a variety of furniture placement without blocking vents! Washer and dryer hook-ups are included in the laundry room/pantry off the kitchen. This new home comes with a one-year limited factory warranty from date of purchase, with additional warranties on appliances and other items. Built entirely in a factory before being delivered and set within the community, manufactured homes are built in compliance with strict federal building codes to ensure superior construction, energy efficiency, and quality. The controlled construction environment and assembly line techniques remove problems encountered during traditional on-site home construction. Much like other assembly line operations, manufactured homes benefit from the economies of scale resulting from purchasing large quantities of materials, and these savings are passed directly to the homebuyer.

6. 2026-04-15
   status Pending

   Show marketing remark (1188 chars)

   This new Beacon Prestige 3-bedroom, 2 bath home features gorgeous finishes with an open concept kitchen and living area. The kitchen features a laminate backsplash, whirlpool appliances (dishwasher included!), soft close kitchen drawers, and high-quality dovetail constructed cabinetry. The home includes perimeter heat, allowing a variety of furniture placement without blocking vents! Washer and dryer hook-ups are included in the laundry room/pantry off the kitchen. This new home comes with a one-year limited factory warranty from date of purchase, with additional warranties on appliances and other items. Built entirely in a factory before being delivered and set within the community, manufactured homes are built in compliance with strict federal building codes to ensure superior construction, energy efficiency, and quality. The controlled construction environment and assembly line techniques remove problems encountered during traditional on-site home construction. Much like other assembly line operations, manufactured homes benefit from the economies of scale resulting from purchasing large quantities of materials, and these savings are passed directly to the homebuyer.

7. 2026-04-13
   status Active
8. 2026-04-03
   status Pending
9. 2026-04-03
   soldstatus $69,900 Closed
10. 2026-03-25
    soldstatus $53,000 Closed
11. 2026-03-17
    status Pending
12. 2026-03-13
    status Active
13. 2026-03-01
    soldstatus $1,100 Closed
14. 2026-02-19
    status Pending
15. 2026-01-22
    status Pending
16. 2025-12-16
    status Pending
17. 2025-12-04
    listed $53,900 Active
18. 2025-12-02
    listed $53,900 Active 1189-char remark

    Show marketing remark (1188 chars)

    This new Beacon Prestige 3-bedroom, 2 bath home features gorgeous finishes with an open concept kitchen and living area. The kitchen features a laminate backsplash, whirlpool appliances (dishwasher included!), soft close kitchen drawers, and high-quality dovetail constructed cabinetry. The home includes perimeter heat, allowing a variety of furniture placement without blocking vents! Washer and dryer hook-ups are included in the laundry room/pantry off the kitchen. This new home comes with a one-year limited factory warranty from date of purchase, with additional warranties on appliances and other items. Built entirely in a factory before being delivered and set within the community, manufactured homes are built in compliance with strict federal building codes to ensure superior construction, energy efficiency, and quality. The controlled construction environment and assembly line techniques remove problems encountered during traditional on-site home construction. Much like other assembly line operations, manufactured homes benefit from the economies of scale resulting from purchasing large quantities of materials, and these savings are passed directly to the homebuyer.

19. 2025-12-02
    listed $61,900 Active 1188-char remark

    Show marketing remark (1188 chars)

    This new Beacon Prestige 3-bedroom, 2 bath home features gorgeous finishes with an open concept kitchen and living area. The kitchen features a laminate backsplash, whirlpool appliances (dishwasher included!), soft close kitchen drawers, and high-quality dovetail constructed cabinetry. The home includes perimeter heat, allowing a variety of furniture placement without blocking vents! Washer and dryer hook-ups are included in the laundry room/pantry off the kitchen. This new home comes with a one-year limited factory warranty from date of purchase, with additional warranties on appliances and other items. Built entirely in a factory before being delivered and set within the community, manufactured homes are built in compliance with strict federal building codes to ensure superior construction, energy efficiency, and quality. The controlled construction environment and assembly line techniques remove problems encountered during traditional on-site home construction. Much like other assembly line operations, manufactured homes benefit from the economies of scale resulting from purchasing large quantities of materials, and these savings are passed directly to the homebuyer.

20. 2025-12-02
    listed $53,900 Active

    Show marketing remark (1188 chars)

    This new Beacon Prestige 3-bedroom, 2 bath home features gorgeous finishes with an open concept kitchen and living area. The kitchen features a laminate backsplash, whirlpool appliances (dishwasher included!), soft close kitchen drawers, and high-quality dovetail constructed cabinetry. The home includes perimeter heat, allowing a variety of furniture placement without blocking vents! Washer and dryer hook-ups are included in the laundry room/pantry off the kitchen. This new home comes with a one-year limited factory warranty from date of purchase, with additional warranties on appliances and other items. Built entirely in a factory before being delivered and set within the community, manufactured homes are built in compliance with strict federal building codes to ensure superior construction, energy efficiency, and quality. The controlled construction environment and assembly line techniques remove problems encountered during traditional on-site home construction. Much like other assembly line operations, manufactured homes benefit from the economies of scale resulting from purchasing large quantities of materials, and these savings are passed directly to the homebuyer.

21. 2025-12-02
    listed $53,900 Active

    Show marketing remark (1188 chars)

    This new Beacon Prestige 3-bedroom, 2 bath home features gorgeous finishes with an open concept kitchen and living area. The kitchen features a laminate backsplash, whirlpool appliances (dishwasher included!), soft close kitchen drawers, and high-quality dovetail constructed cabinetry. The home includes perimeter heat, allowing a variety of furniture placement without blocking vents! Washer and dryer hook-ups are included in the laundry room/pantry off the kitchen. This new home comes with a one-year limited factory warranty from date of purchase, with additional warranties on appliances and other items. Built entirely in a factory before being delivered and set within the community, manufactured homes are built in compliance with strict federal building codes to ensure superior construction, energy efficiency, and quality. The controlled construction environment and assembly line techniques remove problems encountered during traditional on-site home construction. Much like other assembly line operations, manufactured homes benefit from the economies of scale resulting from purchasing large quantities of materials, and these savings are passed directly to the homebuyer.

22. 2025-10-21
    listed $61,900 Active
23. 2024-05-22
    soldstatus $72,500 Closed
24. 2024-03-27
    status Pending
25. 2024-03-11
    listed $70,000 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 · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥96°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,385
• − Mortgage interest: −$3,019
• − Property taxes: −$808
• − Insurance: −$270
• − Repairs & maintenance: −$1,391
• − Management: −$1,391
• − Depreciation: −$1,568
• Taxable income: $8,938
• Est. tax owed @ 24.0%: −$2,145
• After-tax cash flow: $7,119/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: Manchester-Shortsville Central School District (Red Jacket)
• NCES district ID: 3624270
• Math proficiency: 49% ▼ -6.00%
• Reading proficiency: 54% ▲ 11.00%
• Median HH income: $56,758
• Composite: 44.66/100
• National rank: #2768
• State rank: #343 of 590 in NY

Livability — Shortsville

• Score: 74/100
• State rank: #288
• US rank: #4639

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,695

Population outlook (Ontario County) Hauer SSP2

• Today (2025): 111,230 people
• By 2030: 111,401 · +0.2%
• By 2040: 109,535 · -1.5%
• By 2050: 104,895 · -5.7%
• By 2075: 92,999 · -16.4%
• By 2100: 73,723 · -33.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Romanian 4% Iranian 4% Italian 3%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 4% Other Indo-European 1%

Political lean MEDSL · Ontario

• 2024 margin: Toss-up / Even · D 49.4% · R 50.6%
• 2008→2024 swing: -1.0pp toward R · 2008: -0.1pp · 2024: -1.2pp
• All cycles: 2024: R+1.2 2020: R+0.0 2016: R+8.6 2012: R+1.6 2008: R+0.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -6.14%
• Current HPI: 269.6522
• 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

-0.1% since first listed

23 events — show timeline

• 2026-05-11 Relisted — UNYREIS
• 2026-04-15 Pending — UNYREIS
• 2026-04-15 Pending — UNYREIS
• 2026-04-15 Pending — UNYREIS
• 2026-04-13 Relisted — UNYREIS
• 2026-04-03 Pending — UNYREIS
• 2026-04-03 Sold (MLS) $69,900 UNYREIS
• 2026-03-25 Sold (MLS) $53,000 UNYREIS
• 2026-03-17 Pending — UNYREIS
• 2026-03-13 Relisted — UNYREIS
• 2026-03-01 Sold (MLS) $1,100 UNYREIS
• 2026-02-19 Pending — UNYREIS
• 2026-01-22 Pending — UNYREIS
• 2025-12-16 Pending — UNYREIS
• 2025-12-04 Listed $53,900 UNYREIS
• 2025-12-02 Listed $53,900 UNYREIS
• 2025-12-02 Listed $53,900 UNYREIS
• 2025-12-02 Listed $61,900 UNYREIS
• 2025-12-02 Listed $53,900 UNYREIS
• 2025-10-21 Listed $61,900 UNYREIS
• 2024-05-22 Sold (MLS) $72,500 UNYREIS
• 2024-03-27 Pending — UNYREIS
• 2024-03-11 Listed $70,000 UNYREIS