8178 Parker Hill Rd · Groveland Station, NY 14437

$149,900

4 bd · 2.0 ba · 1,848 sqft · Manufactured public records · 9 Days on market

Built 1995 1.36 ac lot

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Why this score? — see what drove the D+ 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 +18.9/30.0
• ARV discount +7.5/15.0
• DSCR +5.9/10.0
• 1% rule +4.8/10.0
• Schools +3.8/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Enjoy country living in this beautifully renovated 4-bedroom, 2-bath ranch home situated on 1.36 acres. This property features a spacious layout, a 2-car detached garage, and plenty of room to relax both inside and out. Conveniently located just minutes from the Village of Dansville, with an easy 40-minute commute to Rochester, this home offers the perfect balance of peaceful rural living and accessibility. Don’t miss this opportunity to own a charming country property with modern updates and space to enjoy! PUBLIC OPEN HOUSE on Saturday, May 23rd from 2:00 pm until 4:00 pm. Delayed negotiations to take place on Tuesday, May 26th at 12:00 pm.

Key facts

• Modern updates
• Renovated ranch home
• Spacious layout

Tags

• RENOVATED RANCH HOME
• SPACIOUS LAYOUT
• DETACHED GARAGE
• MODERN UPDATES

Property features AI

Exterior

• Parking: Detached garage; 2-car garage
• Utilities: Well water; Septic tank; Circuit breaker electrical service; High-speed internet available
• Home design: Double-wide mobile home; Single-story; Existing/resale property
• Construction: Vinyl siding; Metal roof; Block foundation; Built as existing (year built details listed as existing)
• Exterior features: Covered porch; Gravel driveway; Has a view; Agricultural and irregular lot; Road frontage on a main thoroughfare

Interior

• Kitchen: Dishwasher; Gas oven; Gas range; Microwave; Kitchen island; Pantry; Eat-in kitchen
• Bedrooms: 4 main-level bedrooms
• Flooring: Carpet; Laminate; Varies
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Propane forced-air heating
• Interior features: Ceiling fans; Cathedral ceilings; Eat-in kitchen; Kitchen island; Separate formal living room; Living/dining room; Pantry; Primary bedroom with bath; Main level primary bedroom
• Laundry & utility: Main-level laundry; Electric water heater; Water softener (owned)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $153 ($2k/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 $147k (2.0% below list).
• Recommended offer: $147k (2.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 62/100 on livability (#851 in NY) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• Dansville Central School District (town): math 44% / reading 46% proficiency, ranked #464 of 590 in NY (top 79%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 57 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 $1k of loan paydown is wiped out by about $4k 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.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $146,839 (2.0% below list)

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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.98% ✗
• Cap rate: 7.52%
• Cash-on-cash: 4.38%
• DSCR: 1.19
• GRM: 8.5

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: -9.5%
• Equity multiple: 0.65×
• Total profit: $-14,537
• Equity at exit: $22,351

10-year hold

• IRR: -0.0%
• Equity multiple: 1.00×
• Total profit: $-87
• Equity at exit: $12,961

Cash invested: $41,972 (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 14437

• Home prices YoY: -12.4%
• Active inventory: 57
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,468 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$158 /mo · $1,901/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $153

Break-even live

Break-even rent $1,275

Max offer price $149,900

Occupancy floor 85%

Sensitivity live

Price	-10% $238	-5% $195	+0% $153	+5% $111	+10% $68
Rent	-10% $37	-5% $95	+0% $153	+5% $211	+10% $269
Rate	-1.0pp $229	-0.5pp $191	base $153	+0.5pp $114	+1.0pp $75

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 1 events

1. 2026-05-18
   listed $149,900 Active

ⓘ 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: $1,901 · $158/mo
• Projected year-2 tax: $2,217 · $185/mo
• Expected delta: +$316/yr (+$26/mo · 16.6%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥94°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,621
• − Mortgage interest: −$8,397
• − Property taxes: −$1,901
• − Insurance: −$750
• − Repairs & maintenance: −$1,410
• − Management: −$1,410
• − Depreciation: −$4,361
• Taxable loss: −$606
• Est. tax savings @ 24.0%: +$146
• After-tax cash flow: $1,982/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: Dansville Central School District
• NCES district ID: 3608790
• Math proficiency: 44% ▼ -9.00%
• Reading proficiency: 46% ▲ 2.00%
• Median HH income: $45,524
• Composite: 38.21/100
• National rank: #4253
• State rank: #464 of 590 in NY

Livability — Groveland Station

• Score: 62/100
• State rank: #851
• US rank: #16480

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 8,970

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 (93%)
• Race & ethnicity: White 93% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Lithuanian 4% Romanian 3% Slovak 2%
• Foreign-born: 2%
• Languages at home: 96% English-only · Spanish 2%

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: ▼ -29.12%
• Current HPI: 206.4098
• 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

1 event — show timeline

• 2026-05-18 Listed $149,900 UNYREIS

Property tax history

-4.5%/yr

Latest (2025): $1,901 · +1.3% YoY. Source: county tax records.