6294 Whispering Woods State Route 104 · Williamson, NY 14589

$99,900

3 bd · 2.0 ba · 1,680 sqft · Manufactured · 14 Days on market

Built 2006 Good condition $59/sqft · 6% above area Est $94k · 6% over

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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 +4.9/15.0
• Schools +4.4/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Discover modern comfort in this meticulously maintained 1,680 sq. ft. home located in the peaceful Whispering Woods community of Williamson. The spacious interior has been completely refreshed with brand-new LVP flooring and crisp, neutral paint throughout. At the heart of the home, the expansive kitchen shines with a full suite of new black stainless steel appliances and ample cabinetry. Significant exterior upgrades offer total peace of mind, including a newer roof installed in 2023, extra-wide Trex steps, and all-new vinyl skirting and lattice. Whether you are relaxing in the newer finished screened-in porch or enjoying the open-concept living space, this move-in-ready residence combines

Key facts

• Newer roof
• New vinyl skirting
• Built 2006

Tags

• WHISPERING WOODS COMMUNITY
• NEWER ROOF
• FINISHED SCREENED-IN PORCH
• OPEN-CONCEPT LIVING SPACE
• NEW VINYL SKIRTING

Property features AI

Finance

• Financial info: Land lease: $775

Exterior

• Parking: No garage
• Utilities: High-speed internet available; Public water connected; Sewer connected
• Home design: Double-wide mobile home (Skyline); Single-story; Resale property; City street frontage; Rectangular residential lot
• Construction: Aluminum siding; Vinyl siding; Crawl space foundation; Existing (previously built)
• Exterior features: Blacktop driveway; Porch (screened)

Interior

• Kitchen: Dishwasher; Gas oven; Gas range; Microwave; Refrigerator; Kitchen island; Walk-in pantry
• Bedrooms: Three main-level bedrooms
• Flooring: Carpet; Hardwood; Laminate; Luxury vinyl; Varies
• Bathrooms: Two full bathrooms (both on main level)
• Heating & cooling: Gas forced-air heating; Central air conditioning; Gas water heater
• Interior features: Separate/formal dining room; Entrance foyer; Separate/formal living room; Kitchen island; Sliding glass doors; Walk-in pantry; Main level primary suite; Has fireplace (1)
• Laundry & utility: Main level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $100k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $567 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).

Location & tenants

• Location reads 79/100 on livability (#141 in NY, #2,196 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, amenities F.
• Williamson Central School District (rural): math 51% / reading 50% proficiency, ranked #363 of 590 in NY (top 62%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 34 active listings in the ZIP; 259 units permitted in Wayne County in 2024 (90 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Wayne County population projected at -24% 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 $28k cash investment doubles in ~5 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 $99,900

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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
3. 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.
4. 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.
5. 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: 1.59% ✓
• Cap rate: 13.10%
• Cash-on-cash: 24.32%
• DSCR: 2.08
• GRM: 5.2

CMA / ARV

• ARV (median comp): $94,475
• List price: $99,900
• Delta: 5.74%
• Verdict: FAIR
• Comps: 4 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6257 Stillmeadow	0.13mi	3/2.0	1,658 (-1%)	1mo	$76,000	$46	91
6316 Whispering Woods Dr	0.05mi	3/2.0	1,792 (+7%)	3mo	$110,000	$61	84
6286 Pebblebrook Ln	0.06mi	3/2.0	1,680 (0%)	18mo	$78,500	$47	82
6311 Pebblebrook Ln	0.04mi	3/2.0	1,792 (+7%)	11mo	$113,310	$63	78
6353 Still Meadow Way	0.11mi	3/2.0	1,590 (-5%)	17mo	$82,800	$52	72
6280 Pebblebrook Ln #122	0.07mi	3/2.0	1,456 (-13%)	15mo	$76,000	$52	62

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: 17.6%
• Equity multiple: 1.71×
• Total profit: $19,936
• Equity at exit: $14,895

10-year hold

• IRR: 26.1%
• Equity multiple: 3.29×
• Total profit: $63,943
• Equity at exit: $8,638

Cash invested: $27,972 (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 14589

• Home prices YoY: -19.4%
• Active inventory: 34
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,591 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,498/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $567

Break-even live

Break-even rent $874

Max offer price $99,900

Occupancy floor 59%

Sensitivity live

Price	-10% $636	-5% $601	+0% $567	+5% $532	+10% $498
Rent	-10% $441	-5% $504	+0% $567	+5% $630	+10% $693
Rate	-1.0pp $617	-0.5pp $592	base $567	+0.5pp $541	+1.0pp $515

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-14
   historical Active Under Contract 784-char remark
2. 2026-05-06
   listed $99,900 Active 784-char remark

ⓘ 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 ≥95°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,097
• − Mortgage interest: −$5,596
• − Property taxes: −$1,498
• − Insurance: −$500
• − Repairs & maintenance: −$1,528
• − Management: −$1,528
• − Depreciation: −$2,906
• Taxable income: $5,541
• Est. tax owed @ 24.0%: −$1,330
• After-tax cash flow: $5,472/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 · 2 photos

Good 80/100 Cosmetic rehab

This move-in-ready manufactured home in Whispering Woods features new flooring, appliances, and exterior updates, making it an attractive option for both resale and rental.

Value-add opportunities

• Both Painting the exterior siding — Fresh paint can enhance curb appeal and value.
• Both Landscaping improvements — Enhanced landscaping can boost both resale and rental value.
• Both New outdoor lighting — Improved lighting can make the home more inviting and safer at night.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior siding — Fresh paint can enhance curb appeal and value. ↑
• Both Landscaping improvements — Enhanced landscaping can boost both resale and rental value. ↑
• Both New outdoor lighting — Improved lighting can make the home more inviting and safer at night. ↑

ⓘ 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: Williamson Central School District
• NCES district ID: 3631440
• Math proficiency: 51% ▼ -6.00%
• Reading proficiency: 50% ▼ -1.00%
• Median HH income: $56,080
• Composite: 43.79/100
• National rank: #2937
• State rank: #363 of 590 in NY

Livability — Williamson

• Score: 79/100
• State rank: #141
• US rank: #2196

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Williamson, NY
• Population (ZIP): 7,904

Population outlook (Wayne County) Hauer SSP2

• Today (2025): 85,662 people
• By 2030: 81,945 · -4.3%
• By 2040: 73,735 · -13.9%
• By 2050: 65,029 · -24.1%
• By 2075: 47,451 · -44.6%
• By 2100: 31,574 · -63.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 6% Two or more races 5% Black 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 1%
• Common ancestry: Iranian 13% Romanian 4% Lithuanian 3%
• Foreign-born: 5% · Canada
• Languages at home: 94% English-only · Spanish 4% Arabic 1% Other Indo-European 1%

Political lean MEDSL · Wayne

• 2024 margin: Strong R (+23.1) · D 38.5% · R 61.5%
• 2008→2024 swing: -13.2pp toward R · 2008: -9.9pp · 2024: -23.1pp
• All cycles: 2024: R+23.1 2020: R+19.6 2016: R+26.1 2012: R+9.3 2008: R+9.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -56.43%
• Current HPI: 234.0889
• 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

+41.1% since first listed

4 events — show timeline

• 2026-06-05 Sold (MLS) $141,000 UNYREIS
• 2026-05-20 Pending — UNYREIS
• 2026-05-14 Contingent — UNYREIS
• 2026-05-06 Listed $99,900 UNYREIS