2890 Route 305 · Richburg, NY 14727

$72,900

3 bd · 2.0 ba · 1,280 sqft · Manufactured public records · 97 Days on market

Built 1996 0.90 ac lot $57/sqft · at area comps Est $70k · at est. ↓ 14% since listing

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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
• Appreciation +8.6/10.0
• ARV discount +5.8/15.0
• Schools +4.2/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This manufactured home with garage sits on 0.90 acres and is located in Clarksville NY, Allegany County. Welcome to this very nice and well-kept manufactured home perfect as a full-time residence or seasonal getaway.   Located in a quiet neighborhood with beautiful rural surroundings.   This affordable property offers comfort, space, and convenience. Enter the home through a bright, built-on sunroom, a great spot to relax and enjoy the views of the yard.   Inside, you’ll find a spacious kitchen with plenty of cupboards and countertop space.  The kitchen opens to a large living room providing plenty of room to unwind or gather with family and friend.   Just down the hallway are two comfortable bedrooms with closets and a separate full bathroom.   The home also features a private primary bedroom suite with its own full bath and jet tub.   A washer and dryer hookup is conveniently located just off the kitchen. The home is also equipped with a new forced-air furnace. Outside, there is a two-car garage with electric that provides excellent storage or workshop potential.   There is also a small shed for additional storage. The lot features a nice lawn, a small brushy wooded area, and a peaceful runoff stream flowing through the property creating a quiet country atmosphere.   The home has a shared driveway and well, and all rights convey. Conveniently located just a short drive to the Town of Cuba, Cuba Lake, and the Casino. Come see this very affordable and move-in ready home!

Key facts

• Built-on sunroom
• Spacious kitchen
• Large living room

Tags

• BUILT-ON SUNROOM
• SPACIOUS KITCHEN
• LARGE LIVING ROOM
• PRIVATE PRIMARY BEDROOM SUITE
• TWO-CAR GARAGE
• PEACEFUL RUNOFF STREAM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $73k.

Deal economics

• At list price, monthly cash flow is $291 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $73k).
• Recommended offer: $66k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#994 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D+, health & safety D, schools D-.
• Bolivar-Richburg Central School District (rural): math 50% / reading 51% proficiency, ranked #395 of 590 in NY (top 67%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 42 active listings in the ZIP; 87 units permitted in Allegany County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($504 loan paydown + $5k appreciation (7.2% local appreciation)).
• Allegany County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (7.2% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 97 days — a 9% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; flood insurance adds $56/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $66,339 (9.0% below list)

Questions for the listing agent

1. It's been on market 97 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.63% ✓
• Cap rate: 12.00%
• Cash-on-cash: 20.38%
• DSCR: 1.91
• GRM: 5.1

CMA / ARV

• ARV (median comp): $70,246
• List price: $72,900
• Delta: 3.78%
• Verdict: FAIR
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2711 Hayward Way	0.32mi	3/1.0	1,120 (-12%)	15mo	$29,900	$27	48

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

Projected returns pro-forma

7.17% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 31.9%
• Equity multiple: 3.20×
• Total profit: $44,861
• Equity at exit: $51,323

10-year hold

• IRR: 29.0%
• Equity multiple: 6.72×
• Total profit: $116,669
• Equity at exit: $98,227

Cash invested: $20,412 (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 14727

• Home prices YoY: 2.5%
• Active inventory: 42
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,189 medium
• Mortgage (P&I): −$382
• Tax from tax record: −$180 /mo · $2,164/yr
• Insurance: −$30
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $291

Break-even live

Break-even rent $821

Max offer price $72,900

Occupancy floor 71%

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: $18,225
• Closing costs: $2,187
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $72,900 Active 97 DOM
2. 2026-06-17
   days on market $72,900 Active 96 DOM
3. 2026-06-16
   days on market $72,900 Active 95 DOM
4. 2026-06-15
   days on market $72,900 Active 94 DOM
5. 2026-06-13
   days on market $72,900 Active 92 DOM
6. 2026-06-12
   days on market $72,900 Active 91 DOM
7. 2026-06-09
   days on market $72,900 Active 88 DOM
8. 2026-06-08
   days on market $72,900 Active 87 DOM
9. 2026-06-07
   days on market $72,900 Active 86 DOM
10. 2026-06-07
    days on market $72,900 Active 85 DOM
11. 2026-06-04
    days on market $72,900 Active 82 DOM
12. 2026-06-02
    days on market $72,900 Active 81 DOM
13. 2026-06-01
    days on market $72,900 Active 80 DOM
14. 2026-05-31
    days on market $72,900 Active 79 DOM
15. 2026-04-15
    price $72,900 1546-char remark

    Show marketing remark (1546 chars)

    This manufactured home with garage sits on 0.90 acres and is located in Clarksville NY, Allegany County. Welcome to this very nice and well-kept manufactured home perfect as a full-time residence or seasonal getaway.   Located in a quiet neighborhood with beautiful rural surroundings.   This affordable property offers comfort, space, and convenience. Enter the home through a bright, built-on sunroom, a great spot to relax and enjoy the views of the yard.   Inside, you’ll find a spacious kitchen with plenty of cupboards and countertop space.  The kitchen opens to a large living room providing plenty of room to unwind or gather with family and friend.   Just down the hallway are two comfortable bedrooms with closets and a separate full bathroom.   The home also features a private primary bedroom suite with its own full bath and jet tub.   A washer and dryer hookup is conveniently located just off the kitchen. The home is also equipped with a new forced-air furnace. Outside, there is a two-car garage with electric that provides excellent storage or workshop potential.   There is also a small shed for additional storage. The lot features a nice lawn, a small brushy wooded area, and a peaceful runoff stream flowing through the property creating a quiet country atmosphere.   The home has a shared driveway and well, and all rights convey. Conveniently located just a short drive to the Town of Cuba, Cuba Lake, and the Casino. Come see this very affordable and move-in ready home!

16. 2026-03-13
    listed $74,900 Active 1546-char remark

    Show marketing remark (1546 chars)

    This manufactured home with garage sits on 0.90 acres and is located in Clarksville NY, Allegany County. Welcome to this very nice and well-kept manufactured home perfect as a full-time residence or seasonal getaway.   Located in a quiet neighborhood with beautiful rural surroundings.   This affordable property offers comfort, space, and convenience. Enter the home through a bright, built-on sunroom, a great spot to relax and enjoy the views of the yard.   Inside, you’ll find a spacious kitchen with plenty of cupboards and countertop space.  The kitchen opens to a large living room providing plenty of room to unwind or gather with family and friend.   Just down the hallway are two comfortable bedrooms with closets and a separate full bathroom.   The home also features a private primary bedroom suite with its own full bath and jet tub.   A washer and dryer hookup is conveniently located just off the kitchen. The home is also equipped with a new forced-air furnace. Outside, there is a two-car garage with electric that provides excellent storage or workshop potential.   There is also a small shed for additional storage. The lot features a nice lawn, a small brushy wooded area, and a peaceful runoff stream flowing through the property creating a quiet country atmosphere.   The home has a shared driveway and well, and all rights convey. Conveniently located just a short drive to the Town of Cuba, Cuba Lake, and the Casino. Come see this very affordable and move-in ready home!

17. 2026-02-28
    historical
18. 2025-12-19
    status Active
19. 2025-12-09
    status Pending
20. 2025-10-17
    historical Active Under Contract
21. 2025-09-28
    price $74,900
22. 2025-08-29
    listed $84,900 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: $2,164 · $180/mo
• Projected year-2 tax: $2,164 · $180/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 2/10 Low 8 d/yr ≥89°F today · 18 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: $14,273
• − Mortgage interest: −$4,084
• − Property taxes: −$2,164
• − Insurance: −$1,031
• − Repairs & maintenance: −$1,142
• − Management: −$1,142
• − Depreciation: −$2,121
• Taxable income: $2,590
• Est. tax owed @ 24.0%: −$622
• After-tax cash flow: $2,872/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: Bolivar-Richburg Central School District
• NCES district ID: 3600012
• Math proficiency: 50% ▲ 9.00%
• Reading proficiency: 51% ▲ 8.00%
• Median HH income: $40,153
• Composite: 42.26/100
• National rank: #3277
• State rank: #395 of 590 in NY

Livability — Richburg

• Score: 60/100
• State rank: #994
• US rank: #19418

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 322
• Population (ZIP): 5,039

Population outlook (Allegany County) Hauer SSP2

• Today (2025): 45,362 people
• By 2030: 43,078 · -5.0%
• By 2040: 38,031 · -16.2%
• By 2050: 33,634 · -25.9%
• By 2075: 25,285 · -44.3%
• By 2100: 18,902 · -58.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 2% Hispanic / Latino 2% Asian 1%
• Common ancestry: Romanian 5% Iranian 3% Polish 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · German/W. Germanic 2% Spanish 1%

Political lean MEDSL · Allegany

• 2024 margin: Solid R (+43.2) · D 28.4% · R 71.6%
• 2008→2024 swing: -21.5pp toward R · 2008: -21.7pp · 2024: -43.2pp
• All cycles: 2024: R+43.2 2020: R+38.9 2016: R+42.3 2012: R+25.3 2008: R+21.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.17%
• Current HPI: 298.31
• 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

-14.1% since first listed

8 events — show timeline

• 2026-04-15 Price Changed $72,900 CNYIS
• 2026-03-13 Listed $74,900 CNYIS
• 2026-02-28 Listing Removed — UNYREIS
• 2025-12-19 Relisted — UNYREIS
• 2025-12-09 Pending — UNYREIS
• 2025-10-17 Contingent — UNYREIS
• 2025-09-28 Price Changed $74,900 UNYREIS
• 2025-08-29 Listed $84,900 UNYREIS

Property tax history

+6.6%/yr

Latest (2025): $2,164 · +18.8% YoY. Source: county tax records.