7042 W Main Road Site #42 · Lima, NY 14485

$84,900

3 bd · 2.0 ba · 980 sqft · Manufactured · 278 Days on market

Built 2025 Excellent condition

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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 +29.2/30.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• ARV discount +7.5/15.0
• Schools +6.5/10.0
• Condition / age +5.0/5.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Brand New - Must See Homes! Ready for Move In!

Key facts

• Built 2025
• Listed 278 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $85k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $295 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#545 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A, crime A-; Watch: schools D+, amenities F, commute F.
• Honeoye Falls-Lima Central School District (town): math 74% / reading 73% proficiency, ranked #96 of 590 in NY (top 16%) — strong family-tenant draw, lease renewals of 3-5y typical; only 10% free/reduced lunch — higher-income household profile.
• Market conditions: 19 active listings in the ZIP; 86 units permitted in Livingston County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $587 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Livingston County population projected at -13% 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 $24k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 278 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $14k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $74,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 278 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. 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?
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: 1.32% ✓
• Cap rate: 10.47%
• Cash-on-cash: 14.92%
• DSCR: 1.66
• GRM: 6.3

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: 5.5%
• Equity multiple: 1.21×
• Total profit: $5,080
• Equity at exit: $12,659

10-year hold

• IRR: 14.9%
• Equity multiple: 2.21×
• Total profit: $28,726
• Equity at exit: $7,341

Cash invested: $23,772 (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 14485

• Home prices YoY: -18.7%
• Active inventory: 19
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,117 medium
• Mortgage (P&I): −$445
• Tax est. 1.5%: −$106 /mo · $1,274/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $295

Break-even live

Break-even rent $743

Max offer price $84,900

Occupancy floor 69%

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $84,900 Active 278 DOM
2. 2026-06-17
   days on market $84,900 Active 277 DOM
3. 2026-06-16
   days on market $84,900 Active 276 DOM
4. 2026-06-15
   days on market $84,900 Active 275 DOM
5. 2026-06-13
   days on market $84,900 Active 273 DOM
6. 2026-06-10
   days on market $84,900 Active 270 DOM
7. 2026-06-09
   days on market $84,900 Active 269 DOM
8. 2026-06-09
   days on market $84,900 Active 268 DOM
9. 2026-06-07
   pricedays on market $84,900 Active 267 DOM
10. 2026-06-03
    days on market $98,900 Active 263 DOM
11. 2026-06-03
    days on market $98,900 Active 262 DOM
12. 2026-06-01
    days on market $98,900 Active 261 DOM
13. 2026-05-31
    days on market $98,900 Active 260 DOM
14. 2026-03-03
    status Active 46-char remark

    Show marketing remark (46 chars)

    Brand New - Must See Homes! Ready for Move In!

15. 2026-02-20
    historical 46-char remark

    Show marketing remark (46 chars)

    Brand New - Must See Homes! Ready for Move In!

16. 2025-09-01
    listed $98,900 Active 46-char remark

    Show marketing remark (46 chars)

    Brand New - Must See Homes! Ready for Move In!

ⓘ 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 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥94°F today · 15 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: $13,401
• − Mortgage interest: −$4,756
• − Property taxes: −$1,274
• − Insurance: −$424
• − Repairs & maintenance: −$1,072
• − Management: −$1,072
• − Depreciation: −$2,470
• Taxable income: $2,333
• Est. tax owed @ 24.0%: −$560
• After-tax cash flow: $2,986/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

Excellent 100/100 None rehab

This brand new manufactured home is move-in ready with excellent condition and no visible repairs or maintenance needed. It offers a great opportunity for both resale and rental with potential for minor updates to further enhance its value.

Value-add opportunities

• Both Landscaping improvements — Enhances curb appeal and adds value for both resale and rental.
• Both Interior updates — Fresh paint and minor updates can significantly boost the home's appeal and value.
• Both Appliance upgrades — Modern appliances can attract more buyers and renters, increasing both resale and rental value.
• Both Smart home integration — Adding smart home features can enhance convenience and attract tech-savvy buyers and renters, increasing both resale and rental value.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping improvements — Enhances curb appeal and adds value for both resale and rental. ↑
• Both Interior updates — Fresh paint and minor updates can significantly boost the home's appeal and value. ↑
• Both Appliance upgrades — Modern appliances can attract more buyers and renters, increasing both resale and rental value. ↑
• Both Smart home integration — Adding smart home features can enhance convenience and attract tech-savvy buyers and renters, increasing both resale and rental 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: Honeoye Falls-Lima Central School District
• NCES district ID: 3614700
• Math proficiency: 74% ▼ -4.00%
• Reading proficiency: 73% ▲ 3.00%
• Median HH income: $76,376
• Composite: 64.8/100
• National rank: #518
• State rank: #96 of 590 in NY

Livability — Lima

• Score: 68/100
• State rank: #545
• US rank: #9779

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,163

Population outlook (Livingston County) Hauer SSP2

• Today (2025): 63,466 people
• By 2030: 61,966 · -2.4%
• By 2040: 58,398 · -8.0%
• By 2050: 54,955 · -13.4%
• By 2075: 49,958 · -21.3%
• By 2100: 43,944 · -30.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 6% Hispanic / Latino 4% Asian 1%
• Common ancestry: Iranian 6% Romanian 6% Italian 3%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2% German/W. Germanic 1%

Political lean MEDSL · Livingston

• 2024 margin: Strong R (+21.4) · D 39.3% · R 60.7%
• 2008→2024 swing: -13.6pp toward R · 2008: -7.9pp · 2024: -21.4pp
• All cycles: 2024: R+21.4 2020: R+18.2 2016: R+27.8 2012: R+9.4 2008: R+7.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -58.25%
• Current HPI: 252.8543
• 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

3 events — show timeline

• 2026-03-03 Relisted — Zillow
• 2026-02-20 Delisted — Zillow
• 2025-09-01 Listed $98,900 Zillow