211 Spring Run · Clifton Springs, NY 14432

$49,900

2 bd · 2.0 ba · 1,056 sqft · SingleFamily · 50 Days on market

Built 1984 Fair condition $47/sqft · 29% above area Est $39k · 29% over

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Why this score? — see what drove the C+ 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
• Livability +3.8/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 211 Spring run. This Ritz Craft was manufactured in 1984 but has had many updates. Roof was replaced in 2015, Insulated 2014, Refrigerator 2014, 6" of spray foam sprayed under the home in 2015. Furnace was installed 11-14-17, hot water talk 2015, home has been freshly painted and more! Enjoy the beautifully landscaped large lot!

Key facts

• Attached side porch
• Built 1984
• Listed 50 days

Tags

• ATTACHED SIDE PORCH

Property features AI

Finance

• Financial info: Land lease amount: $670
• HOA & community: Has land lease

Exterior

• Parking: No garage
• Utilities: Electricity connected; Sewer connected; Public water available
• Home design: Single-story; Double-wide mobile home (Ritz Craft); Resale condition; Rectangular lot
• Construction: Vinyl siding; Insulated concrete forms; Blown-in insulation
• Exterior features: Covered porch; Gravel driveway; Shed(s) / storage

Interior

• Kitchen: Electric water heater
• Bedrooms: 2 main-level bedrooms
• Flooring: Carpet; Vinyl; Varied flooring
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Living/dining room; Bedroom on main level
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $50k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $441 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($995 rent vs $50k).
• Recommended offer: $48k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 75/100 on livability (#261 in NY, #4,132 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools C-, employment D, amenities F.
• Phelps-Clifton Springs Central School District (rural): math 31% / reading 46% proficiency, ranked #526 of 590 in NY (top 89%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 20 active listings in the ZIP; 284 units permitted in Ontario County in 2024 (69 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $345 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Ontario County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $5k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $24k; list at $50k implies a 104% gain — meaningful room to come down on a strong offer.

Recommended offer $48,403 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.99% ✓
• Cap rate: 16.90%
• Cash-on-cash: 37.88%
• DSCR: 2.69
• GRM: 4.2

CMA / ARV

• ARV (median comp): $38,669
• List price: $49,900
• Delta: 29.05%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3093 State Route 96	0.27mi	2/1.0	1,196 (+13%)	22mo	$45,000	$38	42

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: 33.9%
• Equity multiple: 2.43×
• Total profit: $20,019
• Equity at exit: $7,440

10-year hold

• IRR: 40.8%
• Equity multiple: 4.84×
• Total profit: $53,664
• Equity at exit: $4,314

Cash invested: $13,972 (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 14432

• Home prices YoY: -4.4%
• Active inventory: 20
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $995 medium
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $748/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$209
• Net cashflow: $441

Break-even live

Break-even rent $437

Max offer price $49,900

Occupancy floor 51%

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-17
   status $49,900 Pending 50 DOM
2. 2026-06-17
   days on market $49,900 Active 50 DOM
3. 2026-06-16
   days on market $49,900 Active 49 DOM
4. 2026-06-15
   days on market $49,900 Active 48 DOM
5. 2026-06-13
   days on market $49,900 Active 46 DOM
6. 2026-06-10
   days on market $49,900 Active 43 DOM
7. 2026-06-09
   days on market $49,900 Active 42 DOM
8. 2026-06-09
   days on market $49,900 Active 41 DOM
9. 2026-06-07
   days on market $49,900 Active 40 DOM
10. 2026-06-05
    days on market $49,900 Active 37 DOM
11. 2026-06-03
    days on market $49,900 Active 36 DOM
12. 2026-06-03
    days on market $49,900 Active 35 DOM
13. 2026-06-01
    days on market $49,900 Active 34 DOM
14. 2026-05-31
    days on market $49,900 Active 33 DOM
15. 2026-05-12
    price $52,000 175-char remark
16. 2026-05-05
    price $54,500 175-char remark
17. 2026-04-28
    listed $54,999 Active 175-char remark
18. 2021-07-31
    soldstatus $24,500 Closed Sale or Rented 346-char remark

    Show marketing remark (346 chars)

    Welcome to 211 Spring run. This Ritz Craft was manufactured in 1984 but has had many updates. Roof was replaced in 2015, Insulated 2014, Refrigerator 2014, 6" of spray foam sprayed under the home in 2015. Furnace was installed 11-14-17, hot water talk 2015, home has been freshly painted and more! Enjoy the beautifully landscaped large lot!

19. 2021-07-27
    status Under Contract- Do Not Show 346-char remark

    Show marketing remark (346 chars)

    Welcome to 211 Spring run. This Ritz Craft was manufactured in 1984 but has had many updates. Roof was replaced in 2015, Insulated 2014, Refrigerator 2014, 6" of spray foam sprayed under the home in 2015. Furnace was installed 11-14-17, hot water talk 2015, home has been freshly painted and more! Enjoy the beautifully landscaped large lot!

20. 2021-07-12
    listed $22,000 Active 346-char remark

    Show marketing remark (346 chars)

    Welcome to 211 Spring run. This Ritz Craft was manufactured in 1984 but has had many updates. Roof was replaced in 2015, Insulated 2014, Refrigerator 2014, 6" of spray foam sprayed under the home in 2015. Furnace was installed 11-14-17, hot water talk 2015, home has been freshly painted and more! Enjoy the beautifully landscaped large lot!

ⓘ 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 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥95°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,938
• − Mortgage interest: −$2,795
• − Property taxes: −$748
• − Insurance: −$250
• − Repairs & maintenance: −$955
• − Management: −$955
• − Depreciation: −$1,452
• Taxable income: $4,783
• Est. tax owed @ 24.0%: −$1,148
• After-tax cash flow: $4,145/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

Fair 45/100 Moderate rehab

This single-family home requires significant exterior repairs and maintenance, including roof, siding, and landscaping. Fresh paint and landscaping improvements can significantly boost its value.

Repairs flagged

• Major roof — Signs of wear and potential leaks
• Major siding — Weathered and peeling
• Major landscaping — Overgrown and unkempt

Value-add opportunities

• Both paint exterior — Fresh paint can significantly improve curb appeal and value
• Both landscaping — Well-maintained landscaping can enhance curb appeal and attract potential buyers
• Rental HVAC maintenance — A functional HVAC system is crucial for rental properties

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Signs of wear and potential leaks	Major	$15,000–50,000
siding · Weathered and peeling	Major	$15,000–50,000
landscaping · Overgrown and unkempt	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both paint exterior — Fresh paint can significantly improve curb appeal and value ↑
• Both landscaping — Well-maintained landscaping can enhance curb appeal and attract potential buyers ↑
• Rental HVAC maintenance — A functional HVAC system is crucial for rental properties ↑

ⓘ 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: Phelps-Clifton Springs Central School District
• NCES district ID: 3622890
• Math proficiency: 31% ▼ -16.00%
• Reading proficiency: 46% ▲ 9.00%
• Median HH income: $55,189
• Composite: 33.69/100
• National rank: #5384
• State rank: #526 of 590 in NY

Livability — Clifton Springs

• Score: 75/100
• State rank: #261
• US rank: #4132

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 5,583
• Population (ZIP): 5,583

Population outlook (Ontario County) Hauer SSP2

• Today (2025): 111,230 people
• By 2030: 111,401 · +0.2%
• By 2040: 109,535 · -1.5%
• By 2050: 104,895 · -5.7%
• By 2075: 92,999 · -16.4%
• By 2100: 73,723 · -33.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Two or more races 11% Hispanic / Latino 5%
• Hispanic origin (detail): Puerto Rican 4%
• Common ancestry: Iranian 9% Romanian 3% Italian 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Ontario

• 2024 margin: Toss-up / Even · D 49.4% · R 50.6%
• 2008→2024 swing: -1.0pp toward R · 2008: -0.1pp · 2024: -1.2pp
• All cycles: 2024: R+1.2 2020: R+0.0 2016: R+8.6 2012: R+1.6 2008: R+0.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -13.01%
• Current HPI: 283.0276
• 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

+126.8% since first listed

9 events — show timeline

• 2026-06-17 Pending — UNYREIS
• 2026-05-20 Price Changed $49,900 UNYREIS
• 2026-05-20 Price Changed $49,500 UNYREIS
• 2026-05-12 Price Changed $52,000 UNYREIS
• 2026-05-05 Price Changed $54,500 UNYREIS
• 2026-04-28 Listed $54,999 UNYREIS
• 2021-07-31 Sold (MLS) $24,500 UNYREIS
• 2021-07-27 Pending — UNYREIS
• 2021-07-12 Listed $22,000 UNYREIS