19 Lyons Rd · Parc, NY 12901

$89,900

3 bd · 1.0 ba · 1,152 sqft · Manufactured public records · 11 Days on market

Built 1971 0.86 ac lot

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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 +3.7/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Priced to sell! This 3-bedroom, 1-bath manufactured home offers 1,152 sq ft on a spacious 150 x 250 lot in the Town of Plattsburgh within the Peru School District. The older home is being sold as-is and offers an opportunity for renovation or replacement with a new home of your choice. Property includes an oversized 1-car garage for storage and shelter. Well, septic, and electric are reported to be in good condition. Enjoy beautiful sunsets and a view of Terry Mountain on clear days. CASH or RENOVATION LOAN ONLY * Camper not included in sale.

Key facts

• Spacious lot
• Oversized garage
• 0.86 acre lot

Tags

• SPACIOUS LOT
• OVERSIZED GARAGE
• VIEW OF TERRY MOUNTAIN

Property features AI

Finance

• Other: Horses allowed; Crops included

Exterior

• Parking: Attached garage (1 car); Paved driveway
• Security: Carbon monoxide detector(s); Smoke detector(s)
• Utilities: Private well water; Septic tank with engineered septic; 200+ amp electric service; Cable and phone available; Electricity connected
• Home design: Manufactured single-wide home; One story; Fixer condition
• Construction: Metal and vinyl siding; Asphalt roof; Slab foundation; Built as a manufactured house
• Exterior features: RV hookup; Front porch; Views; Few trees; Level, agricultural-friendly lot

Interior

• Kitchen: Electric oven and range; Range hood; Refrigerator
• Bedrooms: Three main-level bedrooms
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: One full bathroom
• Heating & cooling: Baseboard heating; Electric heating; Pellet stove; No central cooling
• Interior features: Double-pane windows; Carbon monoxide and smoke detectors
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $90k.

Deal economics

• At list price, monthly cash flow is $630 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).

Location & tenants

• Location reads 58/100 on livability (#1,072 in NY) — a working-class tenant base; expect higher turnover. Strengths: crime A, housing B; Watch: amenities F, commute F, health & safety D-.
• Peru Central School District (rural): math 35% / reading 48% proficiency, ranked #483 of 590 in NY (top 82%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Peru Elementary School (math 23% / reading 46%, grade F, #1,577 of 2,108 statewide, top 77%, 866 students, 40% FRL); Peru Middle School (math 23% / reading 50%, grade F, #464 of 729 statewide, top 64%, 427 students, 42% FRL); Peru High School (math 92% / reading 70%, grade A, #495 of 1,100 statewide, top 46%, 567 students, 37% FRL).
• Market conditions: 184 active listings in the ZIP; 192 units permitted in Clinton County in 2024 (64 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Clinton County population projected at -16% 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 $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $34k; list at $90k implies a 168% gain — meaningful room to come down on a strong offer.

Recommended offer $89,900

Questions for the listing agent

1. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.81% ✓
• Cap rate: 14.70%
• Cash-on-cash: 30.04%
• DSCR: 2.34
• GRM: 4.6

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: 24.7%
• Equity multiple: 2.02×
• Total profit: $25,609
• Equity at exit: $13,404

10-year hold

• IRR: 32.5%
• Equity multiple: 3.95×
• Total profit: $74,157
• Equity at exit: $7,773

Cash invested: $25,172 (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 12901

• Home prices YoY: -22.5%
• Active inventory: 184
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,626 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$145 /mo · $1,743/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $630

Break-even live

Break-even rent $828

Max offer price $89,900

Occupancy floor 56%

Sensitivity live

Price	-10% $681	-5% $656	+0% $630	+5% $605	+10% $579
Rent	-10% $502	-5% $566	+0% $630	+5% $694	+10% $759
Rate	-1.0pp $675	-0.5pp $653	base $630	+0.5pp $607	+1.0pp $583

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-31
   status $89,900 Pending 11 DOM
2. 2026-05-30
   days on market $89,900 Active 11 DOM
3. 2026-05-18
   listed $89,900 Active
4. 2012-03-16
   soldstatus $33,500
5. 2010-06-29
   soldstatus $35,000

ⓘ 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: $1,743 · $145/mo
• Projected year-2 tax: $1,743 · $145/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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,508
• − Mortgage interest: −$5,036
• − Property taxes: −$1,743
• − Insurance: −$450
• − Repairs & maintenance: −$1,561
• − Management: −$1,561
• − Depreciation: −$2,615
• Taxable income: $6,543
• Est. tax owed @ 24.0%: −$1,570
• After-tax cash flow: $5,991/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: Peru Central School District
• NCES district ID: 3622830
• Math proficiency: 35% ▼ -16.00%
• Reading proficiency: 48% ▲ 4.00%
• Median HH income: $59,762
• Composite: 36.62/100
• National rank: #4621
• State rank: #483 of 590 in NY

Livability — Parc

• Score: 58/100
• State rank: #1072
• US rank: #21493

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 32,012

Population outlook (Clinton County) Hauer SSP2

• Today (2025): 78,791 people
• By 2030: 76,848 · -2.5%
• By 2040: 71,579 · -9.2%
• By 2050: 66,471 · -15.6%
• By 2075: 57,361 · -27.2%
• By 2100: 47,232 · -40.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 5% Hispanic / Latino 4% Black 3% Asian 3%
• Common ancestry: Lithuanian 15% Romanian 3% Slovak 2%
• Foreign-born: 6% · Canada, China
• Languages at home: 92% English-only · Spanish 2% French/Haitian/Cajun 2% Other Indo-European 1%

Political lean MEDSL · Clinton

• 2024 margin: Toss-up / Even · D 48.9% · R 51.1%
• 2008→2024 swing: -25.1pp toward R · 2008: 22.9pp · 2024: -2.2pp
• All cycles: 2024: R+2.2 2020: D+5.2 2016: D+0.9 2012: D+25.6 2008: D+22.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -73.55%
• Current HPI: 252.8692
• 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

+156.9% since first listed

3 events — show timeline

• 2026-05-18 Listed $89,900 ACVMLS
• 2012-03-16 Sold (Public Records) $33,500 Public Records
• 2010-06-29 Sold (Public Records) $35,000 Public Records

Property tax history

+5.2%/yr

Latest (2025): $1,743 · +1.5% YoY. Source: county tax records.