201 Ash St · Corinth, NY 12822

$119,900

3 bd · 1.0 ba · 980 sqft · Manufactured public records · 336 Days on market

Built 2019 6,534 sqft lot $122/sqft · 51% below area

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Why this score? — see what drove the C 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 +16.6/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.2/10.0
• 1% rule +4.5/10.0
• Schools +3.9/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Move-In Ready 3-Bedroom Mobile Home in the Heart of Corinth. Like-new 3-bedroom, 1-bath single-wide mobile home built in 2019, ideally located in the Village of Corinth and close to all local amenities. This well-maintained home offers low-maintenance, worry-free living for years to come. Inside, you'll find a clean and welcoming space that's truly turn-key—just move in and start unpacking! Whether you're a first-time buyer or looking to downsize, this property checks all the boxes and meets all requirements for financing. Don't miss this affordable and convenient homeownership opportunity in a great location! Please reach out to listing agent to get details in reference to existing title issue, cash only.

Key facts

• 6,534 sq ft lot
• 2 parking spots
• Built 2019

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $120k.

Deal economics

• At list price, monthly cash flow is $73 ($874/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $114k (4.8% below list).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.0% vs local median 3.2% in Corinth — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 68/100 on livability (#514 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A-, cost of living B+; Watch: employment C-, amenities F, commute F.
• Corinth Central School District (town): math 38% / reading 53% proficiency, ranked #448 of 590 in NY (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 43 active listings in the ZIP; 1,132 units permitted in Saratoga County in 2024 (378 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($829 loan paydown + $12k appreciation (10.0% local appreciation)).
• Saratoga County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, 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 336 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 21y ago; this cycle's ask has dropped $40k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $38k; list at $120k implies a 216% gain — meaningful room to come down on a strong offer.

Recommended offer $105,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 336 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.95% ✗
• Cap rate: 7.02%
• Cash-on-cash: 2.60%
• DSCR: 1.12
• GRM: 8.8

CMA / ARV

• ARV (median comp): $244,596
• List price: $119,900
• Delta: -50.98%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
218 Ash St	0.08mi	2/1.0 (-1)	840 (-14%)	20mo	$85,000	$101	51

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: 26.2%
• Equity multiple: 3.08×
• Total profit: $69,955
• Equity at exit: $108,015

10-year hold

• IRR: 23.0%
• Equity multiple: 7.03×
• Total profit: $202,394
• Equity at exit: $232,939

Cash invested: $33,572 (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 12822

• Home prices YoY: 3.8%
• Active inventory: 43
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,141 medium
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,798/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $73

Break-even live

Break-even rent $1,049

Max offer price $119,900

Occupancy floor 89%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-16
   statusdays on market $119,900 Pending 336 DOM
2. 2026-06-15
   days on market $119,900 Active 335 DOM
3. 2026-06-14
   days on market $119,900 Active 333 DOM
4. 2026-06-10
   days on market $119,900 Active 330 DOM
5. 2026-06-09
   days on market $119,900 Active 329 DOM
6. 2026-06-08
   days on market $119,900 Active 328 DOM
7. 2026-06-07
   days on market $119,900 Active 327 DOM
8. 2026-06-05
   days on market $119,900 Active 324 DOM
9. 2026-06-03
   days on market $119,900 Active 323 DOM
10. 2026-06-02
    days on market $119,900 Active 322 DOM
11. 2026-06-01
    days on market $119,900 Active 321 DOM
12. 2026-05-31
    days on market $119,900 Active 320 DOM
13. 2026-05-31
    days on market $119,900 Active 319 DOM
14. 2026-04-09
    price $119,900 721-char remark

    Show marketing remark (721 chars)

    Move-In Ready 3-Bedroom Mobile Home in the Heart of Corinth. Like-new 3-bedroom, 1-bath single-wide mobile home built in 2019, ideally located in the Village of Corinth and close to all local amenities. This well-maintained home offers low-maintenance, worry-free living for years to come. Inside, you'll find a clean and welcoming space that's truly turn-key—just move in and start unpacking! Whether you're a first-time buyer or looking to downsize, this property checks all the boxes and meets all requirements for financing. Don't miss this affordable and convenient homeownership opportunity in a great location! Please reach out to listing agent to get details in reference to existing title issue, cash only.

15. 2026-02-18
    price $129,900 721-char remark

    Show marketing remark (721 chars)

    Move-In Ready 3-Bedroom Mobile Home in the Heart of Corinth. Like-new 3-bedroom, 1-bath single-wide mobile home built in 2019, ideally located in the Village of Corinth and close to all local amenities. This well-maintained home offers low-maintenance, worry-free living for years to come. Inside, you'll find a clean and welcoming space that's truly turn-key—just move in and start unpacking! Whether you're a first-time buyer or looking to downsize, this property checks all the boxes and meets all requirements for financing. Don't miss this affordable and convenient homeownership opportunity in a great location! Please reach out to listing agent to get details in reference to existing title issue, cash only.

16. 2026-01-08
    price $139,900 721-char remark

    Show marketing remark (721 chars)

    Move-In Ready 3-Bedroom Mobile Home in the Heart of Corinth. Like-new 3-bedroom, 1-bath single-wide mobile home built in 2019, ideally located in the Village of Corinth and close to all local amenities. This well-maintained home offers low-maintenance, worry-free living for years to come. Inside, you'll find a clean and welcoming space that's truly turn-key—just move in and start unpacking! Whether you're a first-time buyer or looking to downsize, this property checks all the boxes and meets all requirements for financing. Don't miss this affordable and convenient homeownership opportunity in a great location! Please reach out to listing agent to get details in reference to existing title issue, cash only.

17. 2025-12-04
    price $149,900 721-char remark

    Show marketing remark (721 chars)

    Move-In Ready 3-Bedroom Mobile Home in the Heart of Corinth. Like-new 3-bedroom, 1-bath single-wide mobile home built in 2019, ideally located in the Village of Corinth and close to all local amenities. This well-maintained home offers low-maintenance, worry-free living for years to come. Inside, you'll find a clean and welcoming space that's truly turn-key—just move in and start unpacking! Whether you're a first-time buyer or looking to downsize, this property checks all the boxes and meets all requirements for financing. Don't miss this affordable and convenient homeownership opportunity in a great location! Please reach out to listing agent to get details in reference to existing title issue, cash only.

18. 2025-10-23
    status Active 721-char remark

    Show marketing remark (721 chars)

    Move-In Ready 3-Bedroom Mobile Home in the Heart of Corinth. Like-new 3-bedroom, 1-bath single-wide mobile home built in 2019, ideally located in the Village of Corinth and close to all local amenities. This well-maintained home offers low-maintenance, worry-free living for years to come. Inside, you'll find a clean and welcoming space that's truly turn-key—just move in and start unpacking! Whether you're a first-time buyer or looking to downsize, this property checks all the boxes and meets all requirements for financing. Don't miss this affordable and convenient homeownership opportunity in a great location! Please reach out to listing agent to get details in reference to existing title issue, cash only.

19. 2025-08-18
    historical Contingent 721-char remark

    Show marketing remark (721 chars)

    Move-In Ready 3-Bedroom Mobile Home in the Heart of Corinth. Like-new 3-bedroom, 1-bath single-wide mobile home built in 2019, ideally located in the Village of Corinth and close to all local amenities. This well-maintained home offers low-maintenance, worry-free living for years to come. Inside, you'll find a clean and welcoming space that's truly turn-key—just move in and start unpacking! Whether you're a first-time buyer or looking to downsize, this property checks all the boxes and meets all requirements for financing. Don't miss this affordable and convenient homeownership opportunity in a great location! Please reach out to listing agent to get details in reference to existing title issue, cash only.

20. 2025-07-14
    listed $159,900 Active 721-char remark

    Show marketing remark (721 chars)

    Move-In Ready 3-Bedroom Mobile Home in the Heart of Corinth. Like-new 3-bedroom, 1-bath single-wide mobile home built in 2019, ideally located in the Village of Corinth and close to all local amenities. This well-maintained home offers low-maintenance, worry-free living for years to come. Inside, you'll find a clean and welcoming space that's truly turn-key—just move in and start unpacking! Whether you're a first-time buyer or looking to downsize, this property checks all the boxes and meets all requirements for financing. Don't miss this affordable and convenient homeownership opportunity in a great location! Please reach out to listing agent to get details in reference to existing title issue, cash only.

21. 2008-03-11
    soldstatus $38,000
22. 2008-03-07
    soldstatus $38,000 125-char remark

    Show marketing remark (125 chars)

    1973 single wide on a quiet village street, corner lot, enclosed screened porch on back, open porch on front. Good Condition

23. 2008-01-19
    historical 125-char remark

    Show marketing remark (125 chars)

    1973 single wide on a quiet village street, corner lot, enclosed screened porch on back, open porch on front. Good Condition

24. 2007-07-18
    listed $39,000 125-char remark

    Show marketing remark (125 chars)

    1973 single wide on a quiet village street, corner lot, enclosed screened porch on back, open porch on front. Good Condition

25. 2006-04-30
    historical
26. 2005-10-11
    listed $45,000

ⓘ 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 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,692
• − Mortgage interest: −$6,716
• − Property taxes: −$1,798
• − Insurance: −$600
• − Repairs & maintenance: −$1,095
• − Management: −$1,095
• − Depreciation: −$3,488
• Taxable loss: −$1,101
• Est. tax savings @ 24.0%: +$264
• After-tax cash flow: $1,138/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: Corinth Central School District
• NCES district ID: 3608370
• Math proficiency: 38% ▼ -7.00%
• Reading proficiency: 53% ▲ 8.00%
• Median HH income: $54,143
• Composite: 39.4/100
• National rank: #3968
• State rank: #448 of 590 in NY

Livability — Corinth

• Score: 68/100
• State rank: #514
• US rank: #9140

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Corinth, NY
• Population (ZIP): 6,149

Population outlook (Saratoga County) Hauer SSP2

• Today (2025): 238,889 people
• By 2030: 243,681 · +2.0%
• By 2040: 249,118 · +4.3%
• By 2050: 248,638 · +4.1%
• By 2075: 241,675 · +1.2%
• By 2100: 213,150 · -10.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 3% Hispanic / Latino 3%
• Common ancestry: Lithuanian 8% Slovak 3% Italian 2%
• Foreign-born: 0%
• Languages at home: 96% English-only · German/W. Germanic 2% Spanish 1%

Political lean MEDSL · Saratoga

• 2024 margin: Toss-up / Even · D 50.9% · R 49.1%
• 2008→2024 swing: -1.6pp toward R · 2008: 3.4pp · 2024: 1.8pp
• All cycles: 2024: D+1.8 2020: D+5.4 2016: R+4.4 2012: D+2.1 2008: D+3.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 11.62%
• Current HPI: 315.8502
• 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

+166.4% since first listed

13 events — show timeline

• 2026-04-09 Price Changed $119,900 Global MLS
• 2026-02-18 Price Changed $129,900 Global MLS
• 2026-01-08 Price Changed $139,900 Global MLS
• 2025-12-04 Price Changed $149,900 Global MLS
• 2025-10-23 Relisted — Global MLS
• 2025-08-18 Contingent — Global MLS
• 2025-07-14 Listed $159,900 Global MLS
• 2008-03-11 Sold (Public Records) $38,000 Public Records
• 2008-03-07 Sold (MLS) $38,000 Global MLS
• 2008-01-19 Listing Removed — Global MLS
• 2007-07-18 Listed $39,000 Global MLS
• 2006-04-30 Listing Removed — Global MLS
• 2005-10-11 Listed $45,000 Global MLS

Property tax history

+1.8%/yr

Latest (2025): $210 · +0.1% YoY. Source: county tax records.