28 Jodell Ln · Bloomfield, NY 14585

$59,000

3 bd · 2.0 ba · 1,320 sqft · SingleFamily · 38 Days on market

Built 1991

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.4/10.0
• Appreciation +5.0/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

NICE DOUBLE WIDE IN GREAT PARK. READY TO MOVE IN. IMMEDIATE OCCUPANCY. PRICED RIGHT FOR QUICK SALE

Key facts

• Open layout
• Concrete patio
• Built 1991

Tags

• OPEN LAYOUT
• UPDATES INCLUDE FLOORING
• UPDATES INCLUDE WINDOWS
• UPDATES INCLUDE KITCHEN
• LARGE WALK IN CLOSETS
• CONCRETE PATIO

Property features AI

Finance

• Other: Land lease amount $664 per month
• Financial info: Land lease fee applies
• HOA & community: Monthly association fee

Exterior

• Parking: No garage
• Utilities: Public water connected; Sewer connected
• Home design: Double-wide manufactured home; Single-story
• Construction: Vinyl siding; Existing/resale property
• Exterior features: Blacktop driveway; Rectangular residential lot; City street frontage

Interior

• Kitchen: Gas cooktop; Dishwasher; Refrigerator; Freezer; Pantry; Eat-in kitchen
• Bedrooms: 3 bedrooms on the main level
• Flooring: Combination of carpet and laminate
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Gas heating; Forced air heating
• Interior features: Separate/formal dining room; Eat-in kitchen; Pantry; Primary bedroom with private bath; Bedroom on main level
• Laundry & utility: Washer and dryer located on the main level; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $59k.

Deal economics

• At list price, monthly cash flow is $594 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $59k).
• Recommended offer: $57k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#484 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, schools A, crime A; Watch: amenities F, commute F, health & safety D-.
• East Bloomfield Central School District (rural): math 64% / reading 61% proficiency, ranked #196 of 590 in NY (top 33%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 2 active listings in the ZIP; 284 units permitted in Ontario County in 2024 (69 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($408 loan paydown + $2k appreciation (3.0% local appreciation)).
• Ontario County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 16y ago 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.
• Current owner paid $15k; list at $59k implies a 293% gain — meaningful room to come down on a strong offer.

Recommended offer $57,230 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 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 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: 2.15% ✓
• Cap rate: 18.37%
• Cash-on-cash: 43.13%
• DSCR: 2.92
• GRM: 3.9

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: 48.5%
• Equity multiple: 3.72×
• Total profit: $44,947
• Equity at exit: $26,529

10-year hold

• IRR: 48.2%
• Equity multiple: 7.48×
• Total profit: $107,038
• Equity at exit: $40,884

Cash invested: $16,520 (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 14585

• Active inventory: 2
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,268 medium
• Mortgage (P&I): −$309
• Tax est. 1.5%: −$74 /mo · $885/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $594

Break-even live

Break-even rent $516

Max offer price $59,000

Occupancy floor 48%

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: $14,750
• Closing costs: $1,770
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-04-27
   status Pending
2. 2026-03-18
   listed $59,000 Active
3. 2010-05-10
   soldstatus $15,000 98-char remark

   Show marketing remark (98 chars)

   NICE DOUBLE WIDE IN GREAT PARK. READY TO MOVE IN. IMMEDIATE OCCUPANCY. PRICED RIGHT FOR QUICK SALE

4. 2010-04-09
   listed $15,900 98-char remark

   Show marketing remark (98 chars)

   NICE DOUBLE WIDE IN GREAT PARK. READY TO MOVE IN. IMMEDIATE OCCUPANCY. PRICED RIGHT FOR QUICK SALE

ⓘ 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 ≥94°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: $15,213
• − Mortgage interest: −$3,305
• − Property taxes: −$885
• − Insurance: −$295
• − Repairs & maintenance: −$1,217
• − Management: −$1,217
• − Depreciation: −$1,716
• Taxable income: $6,578
• Est. tax owed @ 24.0%: −$1,579
• After-tax cash flow: $5,547/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: East Bloomfield Central School District
• NCES district ID: 3604920
• Math proficiency: 64% ▼ -4.00%
• Reading proficiency: 61% ▲ 7.00%
• Median HH income: $58,217
• Composite: 53.95/100
• National rank: #1399
• State rank: #196 of 590 in NY

Livability — Bloomfield

• Score: 69/100
• State rank: #484
• US rank: #8532

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): 167

Population outlook (Ontario County) Hauer SSP2

• Today (2025): 111,230 people
• By 2030: 111,401 · +0.2%
• By 2040: 109,535 · -1.5%
• By 2050: 104,895 · -5.7%
• By 2075: 92,999 · -16.4%
• By 2100: 73,723 · -33.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (100%)
• Race & ethnicity: White 100%
• Common ancestry: Slovak 9% Subsaharan African 5% Serbian 4%

Political lean MEDSL · Ontario

• 2024 margin: Toss-up / Even · D 49.4% · R 50.6%
• 2008→2024 swing: -1.0pp toward R · 2008: -0.1pp · 2024: -1.2pp
• All cycles: 2024: R+1.2 2020: R+0.0 2016: R+8.6 2012: R+1.6 2008: R+0.1

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

+271.1% since first listed

4 events — show timeline

• 2026-04-27 Pending — UNYREIS
• 2026-03-18 Listed $59,000 UNYREIS
• 2010-05-10 Sold (MLS) $15,000 UNYREIS
• 2010-04-09 Listed $15,900 UNYREIS