361 O Connell Rd · Brushton, NY 12957

$130,000

1 bd · 2.0 ba · 1,036 sqft · Manufactured public records · 59 Days on market

Built 2019 15 ac lot $125/sqft · 33% above area Est $97k · 33% over

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Why this score? — see what drove the D- 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).

• Appreciation +9.9/10.0
• Cash flow +9.3/30.0
• Schools +3.5/10.0
• Livability +3.1/5.0
• DSCR +2.6/10.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Come view this 2019 mobile home in great condition. Featuring 3 bedrooms 2 full baths with vaulted ceilings and very nice kitchen with large pantry area with sliding door. Thermal pane windows and ceiling fans. Laminate flooring for easy maintenance. Most bedrooms have carpet and walk-in closets. Large deck to sit on and water the wildlife, also a storage shed. Sets back off the road. 15+ acres of land to hunt or recreational use.

Key facts

• Great condition
• Laminate flooring
• Large pantry area

Tags

• GREAT CONDITION
• LARGE PANTRY AREA
• THERMAL PANE WINDOWS
• CEILING FANS
• LAMINATE FLOORING
• WALK-IN CLOSETS

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $-96 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $113k (13.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $97k (25.2% below list).
• Recommended offer: $97k (25.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#928 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, health & safety C-, schools F.
• Brushton-Moira Central School District (rural): math 38% / reading 46% proficiency, ranked #503 of 590 in NY (top 85%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 14 active listings in the ZIP; 124 units permitted in Franklin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($899 loan paydown + $13k appreciation (9.8% local appreciation)).
• Franklin County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 2 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 $97,187 (25.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.75% ✗
• Cap rate: 5.41%
• Cash-on-cash: -3.17%
• DSCR: 0.86
• GRM: 11.1

CMA / ARV

• ARV (median comp): $97,483
• List price: $130,000
• Delta: 33.36%
• Verdict: OVERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

9.78% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.5%
• Equity multiple: 2.72×
• Total profit: $62,687
• Equity at exit: $115,005

10-year hold

• IRR: 19.5%
• Equity multiple: 6.19×
• Total profit: $188,892
• Equity at exit: $245,803

Cash invested: $36,400 (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 12957

• Home prices YoY: 3.0%
• Active inventory: 14
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $972 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$128 /mo · $1,537/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$204
• Net cashflow: $-96

Break-even live

Break-even rent $1,094

Max offer price $113,010

Occupancy floor —

Sensitivity live

Price	-10% $-23	-5% $-59	+0% $-96	+5% $-133	+10% $-170
Rent	-10% $-173	-5% $-135	+0% $-96	+5% $-58	+10% $-19
Rate	-1.0pp $-31	-0.5pp $-63	base $-96	+0.5pp $-130	+1.0pp $-164

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $130,000 Active 59 DOM
2. 2026-06-18
   days on market $130,000 Active 57 DOM
3. 2026-06-17
   days on market $130,000 Active 56 DOM
4. 2026-06-16
   days on market $130,000 Active 55 DOM
5. 2026-06-15
   days on market $130,000 Active 54 DOM
6. 2026-06-13
   days on market $130,000 Active 52 DOM
7. 2026-06-12
   days on market $130,000 Active 51 DOM
8. 2026-06-09
   days on market $130,000 Active 48 DOM
9. 2026-06-08
   days on market $130,000 Active 47 DOM
10. 2026-06-07
    days on market $130,000 Active 46 DOM
11. 2026-06-05
    days on market $130,000 Active 44 DOM
12. 2026-06-04
    days on market $130,000 Active 42 DOM
13. 2026-06-02
    days on market $130,000 Active 41 DOM
14. 2026-06-01
    days on market $130,000 Active 40 DOM
15. 2026-05-31
    days on market $130,000 Active 39 DOM
16. 2026-04-22
    listed $135,000 Active 434-char remark

    Show marketing remark (434 chars)

    Come view this 2019 mobile home in great condition. Featuring 3 bedrooms 2 full baths with vaulted ceilings and very nice kitchen with large pantry area with sliding door. Thermal pane windows and ceiling fans. Laminate flooring for easy maintenance. Most bedrooms have carpet and walk-in closets. Large deck to sit on and water the wildlife, also a storage shed. Sets back off the road. 15+ acres of land to hunt or recreational use.

17. 2026-04-20
    listed $135,000 Active 434-char remark

    Show marketing remark (434 chars)

    Come view this 2019 mobile home in great condition. Featuring 3 bedrooms 2 full baths with vaulted ceilings and very nice kitchen with large pantry area with sliding door. Thermal pane windows and ceiling fans. Laminate flooring for easy maintenance. Most bedrooms have carpet and walk-in closets. Large deck to sit on and water the wildlife, also a storage shed. Sets back off the road. 15+ acres of land to hunt or recreational use.

ⓘ 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: $1,537 · $128/mo
• Projected year-2 tax: $1,867 · $156/mo
• Expected delta: +$330/yr (+$28/mo · 21.5%)

ⓘ 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 ≥92°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,662
• − Mortgage interest: −$7,282
• − Property taxes: −$1,537
• − Insurance: −$650
• − Repairs & maintenance: −$933
• − Management: −$933
• − Depreciation: −$3,782
• Taxable loss: −$3,454
• Est. tax savings @ 24.0%: +$829
• After-tax cash flow: $-325/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: Brushton-Moira Central School District
• NCES district ID: 3605820
• Math proficiency: 38% ▲ 3.00%
• Reading proficiency: 46% ▲ 15.00%
• Median HH income: $40,096
• Composite: 35.18/100
• National rank: #5000
• State rank: #503 of 590 in NY

Livability — Brushton

• Score: 61/100
• State rank: #928
• US rank: #18086

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,721

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 48,098 people
• By 2030: 46,790 · -2.7%
• By 2040: 44,400 · -7.7%
• By 2050: 41,256 · -14.2%
• By 2075: 32,190 · -33.1%
• By 2100: 23,407 · -51.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (99%)
• Race & ethnicity: White 99%
• Common ancestry: Lithuanian 19% German 4% Romanian 3%
• Foreign-born: 1% · Canada

Political lean MEDSL · Franklin

• 2024 margin: Lean R (+9.0) · D 45.5% · R 54.5%
• 2008→2024 swing: -31.2pp toward R · 2008: 22.2pp · 2024: -9.0pp
• All cycles: 2024: R+9.0 2020: R+2.2 2016: R+7.4 2012: D+26.3 2008: D+22.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.78%
• Current HPI: 329.87
• 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

+0.0% since first listed

2 events — show timeline

• 2026-04-22 Listed $135,000 SLCMLS
• 2026-04-20 Listed $135,000 ACVMLS

Property tax history

+8.5%/yr

Latest (2025): $1,537 · +0.9% YoY. Source: county tax records.