6181 Bower Rd · Trumansburg, NY 14886

$98,000

2 bd · 2.0 ba · 1,400 sqft · Manufactured · 137 Days on market

Built 2015 Good 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
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• ARV discount +7.5/15.0
• Schools +4.9/10.0
• Condition / age +3.8/5.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Immaculate condition 2015 Champion Manufactured home. This gorgeous 28 x 50, 2 BR 2 BA home comes with a premium ARCTIC PACKAGE of enhanced insulation to help with northern winters. The upgraded kitchen features solid hickory cabinets and a full appliance package including refrigerator, propane stove, dishwasher, and microwave. The roomy open floor plan provides a spacious and comfortable living/dining/kitchen combo. Laundry is in a separate small room off the hallway. Quality flooring and textured walls, including handsome wood finished walls in living room, and linen walls in the master bedroom. The home offers wider doorways and easy access to the shower stall, and of course each bedroom can have a dedicated bathroom. An ADA compliant ramp and a front covered deck also convey. Central AC is included. Great investment home! No land with the home - just the home conveys and will need to be moved at buyers expense to buyers' preferred location. Shown by appointment.

Key facts

• Open floor plan
• Front covered deck
• Upgraded kitchen

Tags

• UPGRADED KITCHEN
• SOLID HICKORY CABINETS
• FULL APPLIANCE PACKAGE
• OPEN FLOOR PLAN
• SEPARATE LAUNDRY ROOM
• FRONT COVERED DECK

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $98k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $419 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $98k).
• Recommended offer: $86k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#420 in NY) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, employment A; Watch: health & safety D, amenities F, commute F.
• Trumansburg Central School District (rural): math 53% / reading 60% proficiency, ranked #275 of 590 in NY (top 47%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 34 active listings in the ZIP; 52 units permitted in Schuyler County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $678 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Schuyler County population projected at -15% 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 $27k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 137 days — a 12% lower offer ($86k) is reasonable based on typical stale-listing flexibility.

Recommended offer $86,240 (12.0% below list)

Questions for the listing agent

1. It's been on market 137 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. 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?
5. 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.
6. 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.
7. 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: 1.42% ✓
• Cap rate: 11.42%
• Cash-on-cash: 18.32%
• DSCR: 1.82
• GRM: 5.9

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: 10.0%
• Equity multiple: 1.39×
• Total profit: $10,823
• Equity at exit: $14,612

10-year hold

• IRR: 19.1%
• Equity multiple: 2.60×
• Total profit: $43,868
• Equity at exit: $8,473

Cash invested: $27,440 (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 14886

• Home prices YoY: -4.6%
• Active inventory: 34
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,388 medium
• Mortgage (P&I): −$514
• Tax est. 1.5%: −$122 /mo · $1,470/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $419

Break-even live

Break-even rent $857

Max offer price $98,000

Occupancy floor 65%

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: $24,500
• Closing costs: $2,940
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $98,000 Active 137 DOM
2. 2026-06-18
   days on market $98,000 Active 136 DOM
3. 2026-06-17
   days on market $98,000 Active 135 DOM
4. 2026-06-16
   days on market $98,000 Active 134 DOM
5. 2026-06-15
   days on market $98,000 Active 133 DOM
6. 2026-06-14
   days on market $98,000 Active 131 DOM
7. 2026-06-13
   days on market $98,000 Active 130 DOM
8. 2026-06-10
   days on market $98,000 Active 128 DOM
9. 2026-06-09
   days on market $98,000 Active 127 DOM
10. 2026-06-08
    days on market $98,000 Active 126 DOM
11. 2026-06-07
    days on market $98,000 Active 125 DOM
12. 2026-06-05
    pricedays on market $98,000 Active 122 DOM
13. 2026-06-02
    days on market $110,000 Active 120 DOM
14. 2026-06-01
    days on market $110,000 Active 119 DOM
15. 2026-05-31
    days on market $110,000 Active 118 DOM
16. 2026-05-30
    days on market $110,000 Active 117 DOM
17. 2026-02-02
    listed $110,000 Active 981-char remark

    Show marketing remark (981 chars)

    Immaculate condition 2015 Champion Manufactured home. This gorgeous 28 x 50, 2 BR 2 BA home comes with a premium ARCTIC PACKAGE of enhanced insulation to help with northern winters. The upgraded kitchen features solid hickory cabinets and a full appliance package including refrigerator, propane stove, dishwasher, and microwave. The roomy open floor plan provides a spacious and comfortable living/dining/kitchen combo. Laundry is in a separate small room off the hallway. Quality flooring and textured walls, including handsome wood finished walls in living room, and linen walls in the master bedroom. The home offers wider doorways and easy access to the shower stall, and of course each bedroom can have a dedicated bathroom. An ADA compliant ramp and a front covered deck also convey. Central AC is included. Great investment home! No land with the home - just the home conveys and will need to be moved at buyers expense to buyers' preferred location. Shown by appointment.

ⓘ 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 ≥93°F today · 16 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,651
• − Mortgage interest: −$5,490
• − Property taxes: −$1,470
• − Insurance: −$490
• − Repairs & maintenance: −$1,332
• − Management: −$1,332
• − Depreciation: −$2,851
• Taxable income: $3,686
• Est. tax owed @ 24.0%: −$885
• After-tax cash flow: $4,143/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 · 12 photos

Good 75/100 Cosmetic rehab

This 2015 Champion manufactured home is in good condition with a good condition score of 75. It has a good kitchen, bathrooms, exterior, flooring, interior walls, roof, windows, foundation/structure, HVAC/mechanicals, and landscaping/curb appeal. The home is move-in ready with minor maintenance items to address.

Value-add opportunities

• Resale paint exterior trim — enhances curb appeal
• Resale replace sliding glass doors — improves energy efficiency and aesthetics

Renovation cost estimate screening

Value-add ROI direction

• Resale paint exterior trim — enhances curb appeal ↑
• Resale replace sliding glass doors — improves energy efficiency and aesthetics ↑

ⓘ 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: Trumansburg Central School District
• NCES district ID: 3628980
• Math proficiency: 53% ▲ 3.00%
• Reading proficiency: 60% ▲ 12.00%
• Median HH income: $60,257
• Composite: 49.13/100
• National rank: #2047
• State rank: #275 of 590 in NY

Livability — Trumansburg

• Score: 71/100
• State rank: #420
• US rank: #7315

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,654

Population outlook (Schuyler County) Hauer SSP2

• Today (2025): 17,999 people
• By 2030: 17,676 · -1.8%
• By 2040: 16,586 · -7.9%
• By 2050: 15,322 · -14.9%
• By 2075: 13,004 · -27.8%
• By 2100: 10,752 · -40.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Romanian 4% Slovak 4% Iranian 4%
• Foreign-born: 2% · Canada, South Korea
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Schuyler

• 2024 margin: Strong R (+21.0) · D 39.5% · R 60.5%
• 2008→2024 swing: -13.9pp toward R · 2008: -7.1pp · 2024: -21.0pp
• All cycles: 2024: R+21.0 2020: R+17.6 2016: R+28.7 2012: R+7.9 2008: R+7.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -15.56%
• Current HPI: 324.0268
• 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

• 2026-02-02 Listed $110,000 IBRMLS