Sheffield Plan · East Avon, NY 14414

$118,900

3 bd · 2.0 ba · 1,456 sqft · Manufactured · 14 Days on market

Good 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.5/10.0
• Condition / age +4.0/5.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• Listed 14 days

Property features AI

Finance

• Financial info: List price $118,900

Exterior

• Home design: Single-family plan home (Sheffield)
• Exterior features: Located at 6130 E Avon Lima Rd, Avon NY 14414

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 bathrooms
• Interior features: Plan home (Sheffield)

🏗️ New construction. The $118,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $77,168.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $119k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $827 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $119k).

Location & tenants

• Location reads 60/100 on livability (#1,004 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, employment A-, cost of living B; Watch: schools F, crime F, amenities F.
• Avon Central School District (town): math 53% / reading 50% proficiency, ranked #349 of 590 in NY (top 59%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 37 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 $534 of loan paydown is wiped out by about $2k 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 $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $118,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 2.23% ✓
• Cap rate: 19.16%
• Cash-on-cash: 45.95%
• DSCR: 3.04
• GRM: 3.7

CMA / ARV

• ARV (on-the-fly): $77,168
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
27 Hillside Dr	0.22mi	3/2.0	1,450 (-0%)	17mo	$117,500	$81	75
100 Hillside Dr	0.49mi	3/2.0	1,458 (+0%)	8mo	$117,900	$81	70
36 Harper Parkway Pkwy	0.27mi	3/2.0	1,404 (-4%)	15mo	$64,000	$46	69
68 Hillside Dr Dr	0.39mi	3/2.0	1,568 (+8%)	4mo	$78,000	$50	66
53 Hillside Dr	0.36mi	3/2.0	1,560 (+7%)	21mo	$83,000	$53	54

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

Projected returns pro-forma

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

5-year hold

• IRR: 43.2%
• Equity multiple: 2.86×
• Total profit: $40,222
• Equity at exit: $11,506

10-year hold

• IRR: 49.2%
• Equity multiple: 5.77×
• Total profit: $102,990
• Equity at exit: $6,672

Cash invested: $21,607 (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 14414

• Home prices YoY: -14.1%
• Active inventory: 37
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,722 medium
• Mortgage (P&I): −$405
• Tax est. 1.5%: −$96 /mo · $1,158/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $827

Break-even live

Break-even rent $675

Max offer price $77,168

Occupancy floor 47%

Sensitivity live

Price	-10% $881	-5% $854	+0% $827	+5% $801	+10% $774
Rent	-10% $691	-5% $759	+0% $827	+5% $895	+10% $964
Rate	-1.0pp $866	-0.5pp $847	base $827	+0.5pp $807	+1.0pp $787

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: $19,292
• Closing costs: $2,315
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-18
   days on market $118,900 Active 14 DOM
2. 2026-06-17
   days on market $118,900 Active 13 DOM
3. 2026-06-16
   days on market $118,900 Active 12 DOM
4. 2026-06-15
   days on market $118,900 Active 11 DOM
5. 2026-06-13
   days on market $118,900 Active 9 DOM
6. 2026-06-13
   days on market $118,900 Active 8 DOM
7. 2026-06-10
   days on market $118,900 Active 6 DOM
8. 2026-06-09
   days on market $118,900 Active 5 DOM
9. 2026-06-08
   days on market $118,900 Active 4 DOM
10. 2026-06-07
    listed $118,900 Active 3 DOM

ⓘ 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: $20,669
• − Mortgage interest: −$4,323
• − Property taxes: −$1,158
• − Insurance: −$386
• − Repairs & maintenance: −$1,654
• − Management: −$1,654
• − Depreciation: −$2,245
• Taxable income: $9,251
• Est. tax owed @ 24.0%: −$2,220
• After-tax cash flow: $7,709/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 · 3 photos

Good 80/100 Cosmetic rehab

The home is in good condition with minimal repairs needed. Painting the exterior and making minor interior updates can significantly increase its value.

Value-add opportunities

• Both Painting the exterior siding — Fresh paint can enhance the curb appeal and increase the home's value.
• Both Landscaping improvements — A well-maintained yard can increase both resale and rental value.
• Both Interior touch-ups — Fresh paint and minor updates can make the interior more appealing and increase both resale and rental value.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior siding — Fresh paint can enhance the curb appeal and increase the home's value. ↑
• Both Landscaping improvements — A well-maintained yard can increase both resale and rental value. ↑
• Both Interior touch-ups — Fresh paint and minor updates can make the interior more appealing and increase 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: Avon Central School District
• NCES district ID: 3603660
• Math proficiency: 53% ▬ 0.00%
• Reading proficiency: 50% ▲ 12.00%
• Median HH income: $55,407
• Composite: 44.56/100
• National rank: #2786
• State rank: #349 of 590 in NY

Livability — East Avon

• Score: 60/100
• State rank: #1004
• US rank: #19541

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Livingston County · 6,576 people
• Metro: Rochester, NY
• Population (ZIP): 6,576
• Household income: $72,006
• Rent vs Own: 27.5% rent · 72.5% own
• Severe rent burden: 100.0

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 (92%)
• Race & ethnicity: White 92% Two or more races 4% Hispanic / Latino 2% Black 1%
• Common ancestry: Romanian 6% Italian 4% Lithuanian 2%
• Foreign-born: 2% · China, Canada
• Languages at home: 98% English-only · Spanish 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: ▼ -40.57%
• Current HPI: 247.7027
• Rent YoY: —
• Metro: Rochester, NY
• 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