6 Mapledale Acres · Barneveld, NY 13301

$102,500

3 bd · 2.0 ba · 1,250 sqft · Manufactured · 66 Days on market

Built 1997 Fair condition ↓ 4% since listing

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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 +27.1/30.0
• DSCR +9.4/10.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• Appreciation +5.0/10.0
• Schools +4.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

This 1997 Doublewide Home is set on a spacious piece of land, with 1250 sq ft of Living Space, which includes Two Full Baths, Three Bedrooms, a large Living Room, a Formal Dining Room and a Laundry area. Located in the Mapledale Acres Park and offering Holland Patent Schools, with Features such as outdoor Shed, Municipal Water, 2024 Septic System, Metal Roofing, and all necessary appliances: Washer & Dryer, Gas Stove, Refrigerator & Dishwasher.

Key facts

• Metal roofing
• Municipal water
• Outdoor shed

Tags

• OUTDOOR SHED
• MUNICIPAL WATER
• 2024 SEPTIC SYSTEM
• METAL ROOFING
• ALL NECESSARY APPLIANCES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $102k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $291 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $102k).
• Recommended offer: $96k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#811 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A, housing A-; Watch: health & safety C-, schools D+, crime F.
• Holland Patent Central School District (rural): math 44% / reading 63% proficiency, ranked #303 of 590 in NY (top 51%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 2 active listings in the ZIP; 204 units permitted in Oneida County in 2024 (68 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($709 loan paydown + $3k appreciation (3.0% 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 (3.0% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 9, 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 66 days — a 6% lower offer ($96k) is reasonable based on typical stale-listing flexibility.

Recommended offer $96,350 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.23% ✓
• Cap rate: 9.70%
• Cash-on-cash: 12.18%
• DSCR: 1.54
• GRM: 6.8

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: 18.9%
• Equity multiple: 2.08×
• Total profit: $30,921
• Equity at exit: $46,088

10-year hold

• IRR: 20.2%
• Equity multiple: 3.93×
• Total profit: $84,114
• Equity at exit: $71,028

Cash invested: $28,700 (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 13301

• Active inventory: 2
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,265 medium
• Mortgage (P&I): −$538
• Tax est. 1.5%: −$128 /mo · $1,538/yr
• Insurance: −$43
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $291

Break-even live

Break-even rent $897

Max offer price $102,500

Occupancy floor 72%

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: $25,625
• Closing costs: $3,075
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $102,500 Active 66 DOM
2. 2026-06-18
   days on market $102,500 Active 65 DOM
3. 2026-06-17
   days on market $102,500 Active 64 DOM
4. 2026-06-16
   days on market $102,500 Active 63 DOM
5. 2026-06-15
   days on market $102,500 Active 62 DOM
6. 2026-06-14
   days on market $102,500 Active 60 DOM
7. 2026-06-13
   days on market $102,500 Active 59 DOM
8. 2026-06-10
   days on market $102,500 Active 57 DOM
9. 2026-06-09
   days on market $102,500 Active 56 DOM
10. 2026-06-08
    days on market $102,500 Active 55 DOM
11. 2026-06-07
    days on market $102,500 Active 54 DOM
12. 2026-06-05
    days on market $102,500 Active 51 DOM
13. 2026-06-03
    days on market $102,500 Active 50 DOM
14. 2026-06-02
    days on market $102,500 Active 49 DOM
15. 2026-06-01
    days on market $102,500 Active 48 DOM
16. 2026-05-31
    days on market $102,500 Active 47 DOM
17. 2026-05-30
    days on market $102,500 Active 46 DOM
18. 2026-05-12
    price $102,500 459-char remark

    Show marketing remark (459 chars)

    This 1997 Doublewide Home is set on a spacious piece of land, with 1250 sq ft of Living Space, which includes Two Full Baths, Three Bedrooms, a large Living Room, a Formal Dining Room and a Laundry area. Located in the Mapledale Acres Park and offering Holland Patent Schools, with Features such as outdoor Shed, Municipal Water, 2024 Septic System, Metal Roofing, and all necessary appliances: Washer & Dryer, Gas Stove, Refrigerator & Dishwasher.

19. 2026-04-14
    listed $106,500 Active 459-char remark

    Show marketing remark (459 chars)

    This 1997 Doublewide Home is set on a spacious piece of land, with 1250 sq ft of Living Space, which includes Two Full Baths, Three Bedrooms, a large Living Room, a Formal Dining Room and a Laundry area. Located in the Mapledale Acres Park and offering Holland Patent Schools, with Features such as outdoor Shed, Municipal Water, 2024 Septic System, Metal Roofing, and all necessary appliances: Washer & Dryer, Gas Stove, Refrigerator & Dishwasher.

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥93°F today · 17 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: $15,185
• − Mortgage interest: −$5,742
• − Property taxes: −$1,538
• − Insurance: −$512
• − Repairs & maintenance: −$1,215
• − Management: −$1,215
• − Depreciation: −$2,982
• Taxable income: $1,982
• Est. tax owed @ 24.0%: −$476
• After-tax cash flow: $3,020/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 · 2 photos

Fair 45/100 Moderate rehab

This 1997 doublewide mobile home requires moderate repairs, particularly to the roof and exterior siding, and would benefit from painting and landscaping to improve its curb appeal and value.

Repairs flagged

• Major roof — Signs of wear and potential rust
• Moderate exterior siding — Some discoloration

Value-add opportunities

• Both paint exterior — Fresh paint would improve curb appeal and the home's overall appearance
• Both landscape — A well-maintained garden would enhance the home's appeal and increase its value
• Both roof repair — A new roof would significantly increase the home's value and reduce maintenance costs

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Signs of wear and potential rust	Major	$15,000–50,000
exterior siding · Some discoloration	Moderate	$3,000–15,000
Total estimated repair cost · 2 items		$18,000–65,000

Value-add ROI direction

• Both paint exterior — Fresh paint would improve curb appeal and the home's overall appearance ↑
• Both landscape — A well-maintained garden would enhance the home's appeal and increase its value ↑
• Both roof repair — A new roof would significantly increase the home's value and reduce maintenance costs ↑

ⓘ 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: Holland Patent Central School District
• NCES district ID: 3614580
• Math proficiency: 44% ▼ -20.00%
• Reading proficiency: 63% ▲ 8.00%
• Median HH income: $66,571
• Composite: 47.2/100
• National rank: #2320
• State rank: #303 of 590 in NY

Livability — Barneveld

• Score: 63/100
• State rank: #811
• US rank: #15721

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 113

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 (100%)
• Race & ethnicity: White 100%
• Common ancestry: Serbian 8%

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: —
• Current HPI: —
• 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

-3.8% since first listed

2 events — show timeline

• 2026-05-12 Price Changed $102,500 CNYIS
• 2026-04-14 Listed $106,500 CNYIS