19 Lyons Rd

Parc, NY 12901

$89,900B-

3 bd · 1.0 ba · 1,152 sqft · Built 1971 · Manufactured · Pending · 11 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,626/mo
• Mortgage (P&I): −$471
• Tax + insurance: −$183
• HOA: −$0
• Vac / Maint / Mgmt: −$341
• Net cashflow: $630/mo
• Annual: $7,561/yr
• Cap rate: 14.70%
• Cash-on-cash: 30.04%
• DSCR: 2.34
• 1% rule: 1.81%
• Cash to close: $25,172

Investor read

• This is a 3-bed/1.0-bath manufactured listed at $90k.
• 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).
• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.
• 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).
• Clinton County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• Current owner paid $34k; list at $90k implies a 168% gain — meaningful room to come down on a strong offer.
• 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.

Questions for listing agent

• Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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.
• 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.
• 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.