7655 Eagle Valley Rd · Savona, NY 14879

$115,000

3 bd · 2.0 ba · 1,144 sqft · Manufactured public records · 37 Days on market

Built 1991 1.00 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 +17.0/30.0
• ARV discount +7.5/15.0
• Appreciation +7.3/10.0
• DSCR +5.3/10.0
• 1% rule +4.8/10.0
• Schools +4.5/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

ADORABLE AND AFFORDABLE! Are you looking to downsize or maybe a first-time home? Then this would be great for you! Featuring 3 bedrooms, 2 bathrooms, all new flooring throughout, new paint, new toilets and vanities, all on one easy level. Outside you will find an open deck to enjoy this spring and large shed for storage. Located in the country and sits on 1 acre of land. Enough space for a garden and outside activities but not too much so low maintenance. All appliances convey. Located in Campbell-Savona school district and a short drive to Bath and the expressway. Convenient location!

Key facts

• Open deck
• New flooring
• New paint

Tags

• NEW FLOORING
• NEW PAINT
• OPEN DECK
• LARGE SHED
• 1 ACRE OF LAND

Property features AI

Exterior

• Parking: No garage
• Utilities: Electric service with circuit breakers; Well water; Septic tank
• Home design: Double wide mobile home; Single-story; Existing condition
• Construction: Vinyl siding; Pillar/post/pier and slab foundation
• Exterior features: Deck; Dirt driveway; Shed(s) and storage

Interior

• Kitchen: Dishwasher; Gas oven; Gas range; Refrigerator
• Bedrooms: 3 bedrooms on the main level
• Flooring: Laminate flooring; Varies by room
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Gas forced air heating
• Interior features: Living/dining room; Bedroom on main level; 6 total rooms
• Laundry & utility: Laundry on the main level; Gas water heater

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $79 ($942/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 $112k (2.2% below list).
• Recommended offer: $112k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#1,050 in NY) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: health & safety D, schools D-, crime F.
• Campbell-Savona Central School District (rural): math 50% / reading 56% proficiency, ranked #334 of 590 in NY (top 57%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 11 active listings in the ZIP; 196 units permitted in Steuben County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($795 loan paydown + $5k appreciation (4.6% local appreciation)).
• Steuben County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.6% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 $111,550 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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. 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?
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: 0.98% ✗
• Cap rate: 7.11%
• Cash-on-cash: 2.93%
• DSCR: 1.13
• GRM: 8.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.56% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.3%
• Equity multiple: 1.89×
• Total profit: $28,684
• Equity at exit: $62,139

10-year hold

• IRR: 15.2%
• Equity multiple: 3.60×
• Total profit: $83,878
• Equity at exit: $104,819

Cash invested: $32,200 (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 14879

• Home prices YoY: 2.3%
• Active inventory: 11
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,125 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$159 /mo · $1,907/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $79

Break-even live

Break-even rent $1,025

Max offer price $115,000

Occupancy floor 88%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-20
   status Active
2. 2026-03-04
   status Pending
3. 2026-02-25
   status Active
4. 2026-02-12
   historical Active Under Contract
5. 2026-02-02
   listed $115,000 Active

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

Tax reassessment forecast NY · Partial reset (capped growth)

• Current annual tax: $1,907 · $159/mo
• Projected year-2 tax: $1,925 · $160/mo
• Expected delta: +$18/yr (+$2/mo · 1.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

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 ≥95°F today · 17 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: $13,494
• − Mortgage interest: −$6,442
• − Property taxes: −$1,907
• − Insurance: −$575
• − Repairs & maintenance: −$1,080
• − Management: −$1,080
• − Depreciation: −$3,345
• Taxable loss: −$934
• Est. tax savings @ 24.0%: +$224
• After-tax cash flow: $1,166/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: Campbell-Savona Central School District
• NCES district ID: 3600020
• Math proficiency: 50% ▬ 0.00%
• Reading proficiency: 56% ▲ 12.00%
• Median HH income: $49,653
• Composite: 45.22/100
• National rank: #2667
• State rank: #334 of 590 in NY

Livability — Savona

• Score: 58/100
• State rank: #1050
• US rank: #20815

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,345

Population outlook (Steuben County) Hauer SSP2

• Today (2025): 93,062 people
• By 2030: 89,793 · -3.5%
• By 2040: 82,353 · -11.5%
• By 2050: 74,286 · -20.2%
• By 2075: 55,589 · -40.3%
• By 2100: 37,587 · -59.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 5%
• Common ancestry: Subsaharan African 4% Romanian 4% Italian 3%
• Foreign-born: 1%
• Languages at home: 99% English-only · Tagalog/Filipino 1%

Political lean MEDSL · Steuben

• 2024 margin: Solid R (+31.8) · D 34.1% · R 65.9%
• 2008→2024 swing: -15.0pp toward R · 2008: -16.8pp · 2024: -31.8pp
• All cycles: 2024: R+31.8 2020: R+29.6 2016: R+36.2 2012: R+16.4 2008: R+16.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.56%
• Current HPI: 206.0792
• 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

5 events — show timeline

• 2026-05-20 Relisted — UNYREIS
• 2026-03-04 Pending — UNYREIS
• 2026-02-25 Relisted — UNYREIS
• 2026-02-12 Contingent — UNYREIS
• 2026-02-02 Listed $115,000 UNYREIS

Property tax history

-0.6%/yr

Latest (2025): $1,907 · -0.5% YoY. Source: county tax records.