106 Bono Blvd · Frankfort, NY 13340

$64,900

3 bd · 2.0 ba · 1,126 sqft · Manufactured · 67 Days on market

Built 2003 Poor condition ↓ 7% since listing

---

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 +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.3/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0

Listing remarks MLS

Welcome to this well-maintained 3-bedroom, 2-bath home offering comfortable one-level living in a convenient location! Built in 2003, this spacious home features over 900 square feet of living space with an open and functional layout perfect for everyday living and entertaining. Enjoy a bright living area, an eat-in kitchen plus a formal dining space, and the convenience of a first-floor primary bedroom and laundry. Stay comfortable year-round with central air and forced air heating, and cozy up by the wood-burning fireplace for added charm. Step outside to relax on the covered porch or entertain on the deck, with additional storage available in the shed. The concrete driveway adds ease and practicality, while public water and sewer provide added convenience. Located in the Frankfort-Schuyler School District and just minutes from local amenities, this property offers an excellent opportunity for affordable homeownership or a smart investment. Don’t miss your chance to own this move-in ready home—schedule your showing today!

Key facts

• Covered porch
• One level living
• Concrete driveway

Tags

• ONE LEVEL LIVING
• FIRST FLOOR PRIMARY BEDROOM
• WOOD BURNING FIREPLACE
• COVERED PORCH
• ENTERTAIN ON THE DECK
• CONCRETE DRIVEWAY

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Recommended offer: $61k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#648 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: health & safety C-, amenities F, commute F.
• Frankfort-Schuyler Central School District (town): math 32% / reading 45% proficiency, ranked #538 of 590 in NY (top 91%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 40 active listings in the ZIP; 54 units permitted in Herkimer County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($449 loan paydown + $6k appreciation (10.0% local appreciation)).
• Herkimer County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 5, 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 67 days — a 6% lower offer ($61k) 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 $61,006 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 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. 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: 3.09% ✓
• Cap rate: 27.26%
• Cash-on-cash: 74.88%
• DSCR: 4.33
• GRM: 2.7

CMA / ARV

• ARV (on-the-fly): $31,528
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
145 Bono Blvd	0.20mi	2/2.0 (-1)	1,088 (-3%)	23mo	$28,500	$26	61
208 Joseph St	0.05mi	3/2.0	980 (-13%)	21mo	$27,000	$28	59

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 85.3%
• Equity multiple: 6.92×
• Total profit: $107,597
• Equity at exit: $58,467

10-year hold

• IRR: 79.8%
• Equity multiple: 15.31×
• Total profit: $260,121
• Equity at exit: $126,086

Cash invested: $18,172 (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 13340

• Home prices YoY: 8.1%
• Active inventory: 40
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $2,003 medium
• Mortgage (P&I): −$340
• Tax est. 1.5%: −$81 /mo · $974/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$421
• Net cashflow: $1,134

Break-even live

Break-even rent $568

Max offer price $64,900

Occupancy floor 38%

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $64,900 Active 67 DOM
2. 2026-06-18
   days on market $64,900 Active 66 DOM
3. 2026-06-17
   days on market $64,900 Active 65 DOM
4. 2026-06-16
   days on market $64,900 Active 64 DOM
5. 2026-06-15
   days on market $64,900 Active 63 DOM
6. 2026-06-14
   days on market $64,900 Active 61 DOM
7. 2026-06-13
   days on market $64,900 Active 60 DOM
8. 2026-06-10
   days on market $64,900 Active 58 DOM
9. 2026-06-09
   days on market $64,900 Active 57 DOM
10. 2026-06-08
    days on market $64,900 Active 56 DOM
11. 2026-06-07
    days on market $64,900 Active 55 DOM
12. 2026-06-02
    days on market $64,900 Active 50 DOM
13. 2026-06-01
    days on market $64,900 Active 49 DOM
14. 2026-05-31
    days on market $64,900 Active 48 DOM
15. 2026-05-30
    days on market $64,900 Active 47 DOM
16. 2026-04-12
    listed $64,900 Active 1051-char remark

    Show marketing remark (1051 chars)

    Welcome to this well-maintained 3-bedroom, 2-bath home offering comfortable one-level living in a convenient location! Built in 2003, this spacious home features over 900 square feet of living space with an open and functional layout perfect for everyday living and entertaining. Enjoy a bright living area, an eat-in kitchen plus a formal dining space, and the convenience of a first-floor primary bedroom and laundry. Stay comfortable year-round with central air and forced air heating, and cozy up by the wood-burning fireplace for added charm. Step outside to relax on the covered porch or entertain on the deck, with additional storage available in the shed. The concrete driveway adds ease and practicality, while public water and sewer provide added convenience. Located in the Frankfort-Schuyler School District and just minutes from local amenities, this property offers an excellent opportunity for affordable homeownership or a smart investment. Don’t miss your chance to own this move-in ready home—schedule your showing today!

17. 2026-02-04
    historical
18. 2025-09-01
    price $65,000
19. 2025-08-04
    listed $70,000 Active

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

Taxation est. · year 1

• Rental income: $24,037
• − Mortgage interest: −$3,635
• − Property taxes: −$974
• − Insurance: −$324
• − Repairs & maintenance: −$1,923
• − Management: −$1,923
• − Depreciation: −$1,888
• Taxable income: $13,370
• Est. tax owed @ 24.0%: −$3,209
• After-tax cash flow: $10,398/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 · 1 photo

Poor 20/100 Extensive rehab

This manufactured home requires extensive repairs and updates to its roof, exterior siding, HVAC, and interior paint to become move-in ready and increase its value.

Repairs flagged

• Major roof — Missing shingles and weathered
• Major exterior siding — Weathered and peeling
• Major HVAC/mechanicals — No photos to assess condition

Value-add opportunities

• Both repair and replace roof — Critical to safety and appearance
• Both repair and replace exterior siding — Improves curb appeal and structural integrity
• Both repair and replace HVAC/mechanicals — Improves comfort and energy efficiency
• Both paint interior walls/paint — Enhances interior appearance and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Missing shingles and weathered	Major	$15,000–50,000
exterior siding · Weathered and peeling	Major	$15,000–50,000
HVAC/mechanicals · No photos to assess condition	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both repair and replace roof — Critical to safety and appearance ↑
• Both repair and replace exterior siding — Improves curb appeal and structural integrity ↑
• Both repair and replace HVAC/mechanicals — Improves comfort and energy efficiency ↑
• Both paint interior walls/paint — Enhances interior appearance and value ↑

ⓘ 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: Frankfort-Schuyler Central School District
• NCES district ID: 3611400
• Math proficiency: 32% ▼ -12.00%
• Reading proficiency: 45% ▲ 3.00%
• Median HH income: $46,499
• Composite: 32.87/100
• National rank: #5610
• State rank: #538 of 590 in NY

Livability — Frankfort

• Score: 66/100
• State rank: #648
• US rank: #12129

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 7,322

Population outlook (Herkimer County) Hauer SSP2

• Today (2025): 59,340 people
• By 2030: 56,838 · -4.2%
• By 2040: 51,098 · -13.9%
• By 2050: 45,080 · -24.0%
• By 2075: 32,648 · -45.0%
• By 2100: 22,266 · -62.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 4% Black 2% Hispanic / Latino 1%
• Common ancestry: Romanian 7% Lithuanian 3% American 2%
• Foreign-born: 8% · Canada
• Languages at home: 90% English-only · Russian/Polish/Slavic 6% Other Indo-European 2% Spanish 1%

Political lean MEDSL · Herkimer

• 2024 margin: Solid R (+36.4) · D 31.8% · R 68.2%
• 2008→2024 swing: -27.1pp toward R · 2008: -9.3pp · 2024: -36.4pp
• All cycles: 2024: R+36.4 2020: R+30.5 2016: R+34.5 2012: R+8.4 2008: R+9.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 25.15%
• Current HPI: 336.077
• 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

-7.3% since first listed

4 events — show timeline

• 2026-04-12 Listed $64,900 CNYIS
• 2026-02-04 Listing Removed — CNYIS
• 2025-09-01 Price Changed $65,000 CNYIS
• 2025-08-04 Listed $70,000 CNYIS