1293 Spring St · Union Springs, NY 13034

$64,999

3 bd · 2.0 ba · 1,440 sqft · Manufactured public records · 7 Days on market

Built 2001 0.84 ac lot

---

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
• Appreciation +8.4/10.0
• ARV discount +7.5/15.0
• Schools +5.3/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

OPPORTUNITY KNOCKS WITH THIS BANK OWNED PROPERTY PRICED AT $64,999 - 2001 OAK MANOR 3 BEDROOM/2 BATH DOUBLEWIDE ON NEARLY AN ACRE LOT. HOME IS BEING SOLD "AS IS". BUILD IMMEDIATE EQUITY WITH WHATEVER YOU DO HERE - ASSESSED VALUE IS $134,400. ELECTRIC IS STILL CURRENTLY ON AS IS THE WATER. LARGE EAT-IN KITCHEN, LIVINGROOM WITH VAULTED CEILINGS AND SEPARATE LAUNDRY ROOM. INGROUND POOL IS ALSO "AS IS". ONE CAR DETACHED GARAGE AND SHED - JUST MINUTES FROM CAYUGA LAKE AND DEL LAGO CASINO - EASY TO SHOW!

Key facts

• Large eat-in kitchen
• Shed
• Inground pool

Tags

• INGROUND POOL
• LARGE EAT-IN KITCHEN
• VAULTED CEILINGS
• SEPARATE LAUNDRY ROOM
• DETACHED GARAGE
• SHED

Property features AI

Exterior

• Parking: Detached garage (1 car)
• Utilities: High-speed internet available; Circuit breaker electric; Septic tank; Well water
• Home design: Single-story (1 story); Double-wide mobile home; Resale condition
• Construction: Vinyl siding; Asphalt roof; Crawl space foundation; Existing (previously built)
• Exterior features: Blacktop driveway; In-ground pool; Shed(s)/storage

Interior

• Kitchen: Dishwasher; Refrigerator
• Bedrooms: Three main-level bedrooms
• Flooring: Carpet; Laminate; Varied flooring
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Gas forced-air heating
• Interior features: Cathedral ceilings; Eat-in kitchen; Separate/formal living room; Main level primary bedroom
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $65k.

Deal economics

• At list price, monthly cash flow is $424 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).

Location & tenants

• Location reads 72/100 on livability (#339 in NY) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: health & safety D, amenities F, commute F.
• Union Springs Central School District (rural): math 59% / reading 63% proficiency, ranked #220 of 590 in NY (top 37%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 16 active listings in the ZIP; 161 units permitted in Cayuga County in 2024 (65 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($449 loan paydown + $4k appreciation (6.8% local appreciation)).
• Cayuga County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.8% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 4.3% of price.

Recommended offer $64,999

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are A-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?
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: 1.99% ✓
• Cap rate: 14.11%
• Cash-on-cash: 27.93%
• DSCR: 2.24
• GRM: 4.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.75% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 40.3%
• Equity multiple: 3.68×
• Total profit: $48,783
• Equity at exit: $43,972

10-year hold

• IRR: 36.9%
• Equity multiple: 7.70×
• Total profit: $121,955
• Equity at exit: $82,576

Cash invested: $18,200 (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 13034

• Home prices YoY: 1.9%
• Active inventory: 16
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,295 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$232 /mo · $2,781/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $424

Break-even live

Break-even rent $759

Max offer price $64,999

Occupancy floor 62%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-11
   status Pending 523-char remark
2. 2026-05-04
   listed $64,999 Active 523-char remark

ⓘ 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: $2,781 · $232/mo
• Projected year-2 tax: $2,781 · $232/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥95°F today · 15 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: $15,544
• − Mortgage interest: −$3,641
• − Property taxes: −$2,781
• − Insurance: −$325
• − Repairs & maintenance: −$1,244
• − Management: −$1,244
• − Depreciation: −$1,891
• Taxable income: $4,419
• Est. tax owed @ 24.0%: −$1,061
• After-tax cash flow: $4,023/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: Union Springs Central School District
• NCES district ID: 3629250
• Math proficiency: 59% ▼ -8.00%
• Reading proficiency: 63% ▲ 4.00%
• Median HH income: $56,545
• Composite: 52.52/100
• National rank: #1564
• State rank: #220 of 590 in NY

Livability — Union Springs

• Score: 72/100
• State rank: #339
• US rank: #5750

Category grades

Amenities F Commute F Cost of living A+ 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): 2,088

Population outlook (Cayuga County) Hauer SSP2

• Today (2025): 74,820 people
• By 2030: 72,402 · -3.2%
• By 2040: 66,917 · -10.6%
• By 2050: 61,007 · -18.5%
• By 2075: 48,047 · -35.8%
• By 2100: 34,512 · -53.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 5% Hispanic / Latino 3% Black 1%
• Common ancestry: Iranian 6% Romanian 5% Slovak 5%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 2% Other Indo-European 1%

Political lean MEDSL · Cayuga

• 2024 margin: R (+13.0) · D 43.5% · R 56.5%
• 2008→2024 swing: -21.5pp toward R · 2008: 8.5pp · 2024: -13.0pp
• All cycles: 2024: R+13.0 2020: R+9.2 2016: R+13.2 2012: D+10.8 2008: D+8.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.75%
• Current HPI: 369.3076
• 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

2 events — show timeline

• 2026-05-11 Pending — UNYREIS
• 2026-05-04 Listed $64,999 UNYREIS

Property tax history

-1.1%/yr

Latest (2025): $2,781 · -3.1% YoY. Source: county tax records.