516 County Route 11 · Laurens, NY 13796

$175,000

3 bd · 2.0 ba · 1,792 sqft · Manufactured · 23 Days on market

Built 1997 $2/mo HOA

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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 +7.8/30.0
• ARV discount +7.5/15.0
• Appreciation +7.3/10.0
• Schools +4.6/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• DSCR +1.8/10.0

Listing remarks

Enjoy one-level living in this spacious, well-maintained 3-bedroom, 2-bath home located in the 55+ Little Red Schoolhouse Community. The open layout offers both a comfortable living room for quiet relaxation and a family room off of the breakfast area. A separate dining room provides a more formal setting. The primary suite includes a bathroom with a walk-in shower and soaking tub. A large back deck overlooks the well-kept park. The front deck was rebuilt two years ago with a ramp added and the option to install a roof. All windows have been replaced by Sash Windows within the past three years, and an additional warranty is available for $100. The furnace was replaced in 2018, along with th

Key facts

• Large back deck
• Furnace replaced
• Open layout

Tags

• ONE LEVEL LIVING
• OPEN LAYOUT
• LARGE BACK DECK
• FRONT DECK REBUILT
• WINDOWS REPLACED
• FURNACE REPLACED

Property features AI

Finance

• Financial info: Has land lease with monthly amount of $439
• HOA & community: Annual association fee of $20; Clubhouse available

Exterior

• Parking: Detached garage; 2 garage spaces
• Utilities: Public water connected; Septic tank sewer
• Home design: Double-wide mobile home; Single-story; Existing/resale property; Slab foundation
• Construction: Vinyl siding
• Exterior features: Blacktop driveway; Leased propane tank; Rectangular lot

Interior

• Kitchen: Gas cooktop; Microwave; Refrigerator; Dishwasher
• Bedrooms: 3 main-level bedrooms
• Flooring: Carpet; Tile; Varied flooring
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Forced air heating (propane); Central air conditioning
• Interior features: Breakfast area; Separate/formal dining room; Main-level primary suite; Primary suite
• Laundry & utility: Main-level laundry; Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $175k.

Deal economics

• At list price, monthly cash flow is $-198 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $146k (16.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $128k (26.7% below list).
• Recommended offer: $128k (26.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 60/100 on livability (#1,003 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, crime F, amenities F.
• Laurens Central School District (rural): math 55% / reading 50% proficiency, ranked #423 of 755 in NY (top 56%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 9 active listings in the ZIP; 133 units permitted in Otsego County in 2024 (10 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($1k loan paydown + $8k appreciation (4.6% local appreciation)).
• Otsego County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 4, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($172k) is reasonable based on typical stale-listing flexibility.

Recommended offer $128,315 (26.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.73% ✗
• Cap rate: 4.94%
• Cash-on-cash: -4.84%
• DSCR: 0.78
• GRM: 11.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.58% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.6%
• Equity multiple: 1.48×
• Total profit: $23,562
• Equity at exit: $94,700

10-year hold

• IRR: 9.7%
• Equity multiple: 2.72×
• Total profit: $84,274
• Equity at exit: $159,858

Cash invested: $49,000 (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 13796

• Home prices YoY: 1.3%
• Active inventory: 9
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $1,283 medium
• Mortgage (P&I): −$918
• Tax est. 1.5%: −$219 /mo · $2,625/yr
• Insurance: −$73
• HOA: −$2
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $-198

Break-even live

Break-even rent $1,533

Max offer price $146,393

Occupancy floor —

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $2 · $24/yr

Listing history 17 events

1. 2026-06-19
   days on market $175,000 Active 23 DOM
2. 2026-06-18
   days on market $175,000 Active 22 DOM
3. 2026-06-17
   days on market $175,000 Active 21 DOM
4. 2026-06-16
   days on market $175,000 Active 20 DOM
5. 2026-06-15
   days on market $175,000 Active 19 DOM
6. 2026-06-14
   days on market $175,000 Active 17 DOM
7. 2026-06-12
   days on market $175,000 Active 16 DOM
8. 2026-06-09
   days on market $175,000 Active 13 DOM
9. 2026-06-08
   days on market $175,000 Active 12 DOM
10. 2026-06-07
    days on market $175,000 Active 11 DOM
11. 2026-06-05
    days on market $175,000 Active 9 DOM
12. 2026-06-03
    days on market $175,000 Active 7 DOM
13. 2026-06-02
    days on market $175,000 Active 6 DOM
14. 2026-06-01
    days on market $175,000 Active 5 DOM
15. 2026-05-31
    days on market $175,000 Active 4 DOM
16. 2026-05-31
    days on market $175,000 Active 3 DOM
17. 2026-05-27
    listed $175,000 Active

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥92°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $15,398
• − Mortgage interest: −$9,803
• − Property taxes: −$2,625
• − Insurance: −$875
• − Repairs & maintenance: −$1,232
• − Management: −$1,232
• − HOA: −$24
• − Depreciation: −$5,091
• Taxable loss: −$5,483
• Est. tax savings @ 24.0%: +$1,316
• After-tax cash flow: $-1,056/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: Laurens Central School District
• NCES district ID: 3616800
• Math proficiency: 55% ▲ 5.00%
• Reading proficiency: 50% ▬ 0.00%
• Median HH income: $46,144
• Composite: 46.42/100
• National rank: #5346
• State rank: #423 of 755 in NY

Livability — Laurens

• Score: 60/100
• State rank: #1003
• US rank: #19540

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 915

Population outlook (Otsego County) Hauer SSP2

• Today (2025): 57,987 people
• By 2030: 55,403 · -4.5%
• By 2040: 50,336 · -13.2%
• By 2050: 45,715 · -21.2%
• By 2075: 38,769 · -33.1%
• By 2100: 33,468 · -42.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Hispanic / Latino 4% Two or more races 3% Pacific Islander 1%
• Common ancestry: Romanian 8% Lithuanian 3% Portuguese 2%
• Languages at home: 98% English-only · German/W. Germanic 1% Spanish 1%

Political lean MEDSL · Otsego

• 2024 margin: Lean R (+7.9) · D 46.1% · R 53.9%
• 2008→2024 swing: -13.8pp toward R · 2008: 5.9pp · 2024: -7.9pp
• All cycles: 2024: R+7.9 2020: R+5.0 2016: R+13.0 2012: D+2.0 2008: D+5.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.58%
• Current HPI: 367.0953
• 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

• 2026-05-27 Listed $175,000 UNYREIS