53 Heather Dr · Malone, NY 12953

$114,900

4 bd · 2.0 ba · 1,400 sqft · Manufactured · 92 Days on market

Built 2009 Fair condition 2.09 ac lot ↓ 8% since listing

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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 +17.2/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.4/10.0
• 1% rule +4.7/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Schools +2.4/10.0
• Condition / age +2.2/5.0

Listing remarks MLS

Welcome to this 4-bedroom home, perfectly situated on a country dead-end road just a short 10-minute drive from Malone. Offering both privacy and convenience, this property sits on an expansive 2.2-acre double lot, providing plenty of room to enjoy the outdoors. Inside, the home features a comfortable layout with two full bathrooms, including a primary bedroom with its own private bath. The kitchen has been thoughtfully updated with modern appliances (new stove in 2025 and refrigerator in 2023) and includes a charming built-in table with additional storage—perfect for everyday dining and functionality. Recent updates throughout the home include newer flooring in the majority of the living spaces, updated bathroom vanities, and a built-in AC unit in the main living area to keep you comfortable year-round. Outside, you'll find a one-stall garage with an attached 12x24 lean-to, offering ample space for parking, storage, or hobbies. An additional storage shed located in the backyard will also convey with the property. This property includes a second lot with a 14x70 cement pad added in 2022. While it does not include the manufactured home currently located at 47 Heather Drive, the lot is set up with its own septic and electrical service and shares a well. The current owner of the manufactured home pays a lot rental and may either relocate their home or continue renting, subject to the new owner's approval—offering a potential income opportunity. With its country setting, functional updates, and unique investment potential, this property is a rare find. Schedule your showing today!

Key facts

• Built-in ac unit
• One-stall garage
• 2.09 acre lot

Tags

• EXPANSIVE 2.2-ACRE DOUBLE LOT
• UPDATED BATHROOM VANITIES
• BUILT-IN AC UNIT
• ONE-STALL GARAGE
• ATTACHED 12X24 LEAN-TO
• ADDITIONAL STORAGE SHED

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $115k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $83 ($992/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 $111k (3.4% below list).
• Recommended offer: $105k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.2% vs local median 5.2% in Malone — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 70/100 on livability (#437 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D+, crime D-, amenities F.
• Malone Central School District (town): math 27% / reading 29% proficiency, ranked #581 of 590 in NY (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Davis Elementary School (math 8% / reading 27%, grade F, #2,004 of 2,108 statewide, top 95%, 563 students, 50% FRL); Malone Middle School (math 8% / reading 32%, grade F, #678 of 729 statewide, top 94%, 500 students, 52% FRL); Franklin Academy High School (math 82% / reading 70%, grade A-, #623 of 1,100 statewide, top 57%, 719 students, 47% FRL).
• Market conditions: 115 active listings in the ZIP; 124 units permitted in Franklin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($794 loan paydown + $11k appreciation (10.0% local appreciation)).
• Franklin County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, 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 92 days — a 9% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $104,559 (9.0% below list)

Questions for the listing agent

1. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 9% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. Crime grade is D 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?
7. 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.
8. 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.
9. 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: 0.97% ✗
• Cap rate: 7.16%
• Cash-on-cash: 3.08%
• DSCR: 1.14
• GRM: 8.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.5%
• Equity multiple: 3.11×
• Total profit: $67,859
• Equity at exit: $103,511

10-year hold

• IRR: 23.2%
• Equity multiple: 7.08×
• Total profit: $195,726
• Equity at exit: $223,225

Cash invested: $32,172 (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 12953

• Home prices YoY: 7.2%
• Active inventory: 115
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,110 medium
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,724/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $83

Break-even live

Break-even rent $1,005

Max offer price $114,900

Occupancy floor 88%

Sensitivity live

Price	-10% $162	-5% $122	+0% $83	+5% $43	+10% $3
Rent	-10% $-5	-5% $39	+0% $83	+5% $126	+10% $170
Rate	-1.0pp $141	-0.5pp $112	base $83	+0.5pp $53	+1.0pp $23

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-22
   days on market $114,900 Active 92 DOM
2. 2026-06-21
   days on market $114,900 Active 91 DOM
3. 2026-06-21
   days on market $114,900 Active 90 DOM
4. 2026-06-18
   days on market $114,900 Active 88 DOM
5. 2026-06-17
   days on market $114,900 Active 87 DOM
6. 2026-06-16
   days on market $114,900 Active 86 DOM
7. 2026-06-15
   days on market $114,900 Active 85 DOM
8. 2026-06-13
   days on market $114,900 Active 83 DOM
9. 2026-06-12
   days on market $114,900 Active 82 DOM
10. 2026-06-09
    days on market $114,900 Active 79 DOM
11. 2026-06-08
    days on market $114,900 Active 78 DOM
12. 2026-06-07
    days on market $114,900 Active 77 DOM
13. 2026-06-07
    days on market $114,900 Active 76 DOM
14. 2026-06-04
    days on market $114,900 Active 73 DOM
15. 2026-06-02
    days on market $114,900 Active 72 DOM
16. 2026-06-01
    days on market $114,900 Active 71 DOM
17. 2026-05-31
    days on market $114,900 Active 70 DOM
18. 2026-05-03
    price $114,900 1615-char remark

    Show marketing remark (1643 chars)

    Welcome to 53 Heather Drive! This 4-bedroom home, perfectly situated on a country dead-end road just a short 10-minute drive from Malone. Offering both privacy and convenience, this property sits on an expansive 2.2-acre double lot, providing plenty of room to enjoy the outdoors. Inside, the home features a comfortable layout with two full bathrooms, including a primary bedroom with its own private bath. The kitchen has been thoughtfully updated with modern appliances (new stove in 2025 and refrigerator in 2023) and includes a charming built-in table with additional storage--perfect for everyday dining and functionality. Recent updates throughout the home include newer flooring in the majority of the living spaces, updated bathroom vanities, and a built-in AC unit in the main living area to keep you comfortable year-round. Outside, you'll find a one-stall garage with an attached 12x24 lean-to, offering ample space for parking, storage, or hobbies. An additional storage shed located in the backyard will also convey with the property. This property includes a second lot (47 Heather Drive) with a 14x70 cement pad added in 2022. While it does not include the manufactured home currently located at 47 Heather Drive, the lot is set up with its own septic and electrical service and shares a well. The current owner of the manufactured home pays a lot rental and may either relocate their home or continue renting, subject to the new owner's approval--offering a potential income opportunity. With its country setting, functional updates, and unique investment potential, this property is a rare find. Schedule your showing today!

19. 2026-05-03
    price $114,900 1643-char remark

    Show marketing remark (1643 chars)

    Welcome to 53 Heather Drive! This 4-bedroom home, perfectly situated on a country dead-end road just a short 10-minute drive from Malone. Offering both privacy and convenience, this property sits on an expansive 2.2-acre double lot, providing plenty of room to enjoy the outdoors. Inside, the home features a comfortable layout with two full bathrooms, including a primary bedroom with its own private bath. The kitchen has been thoughtfully updated with modern appliances (new stove in 2025 and refrigerator in 2023) and includes a charming built-in table with additional storage--perfect for everyday dining and functionality. Recent updates throughout the home include newer flooring in the majority of the living spaces, updated bathroom vanities, and a built-in AC unit in the main living area to keep you comfortable year-round. Outside, you'll find a one-stall garage with an attached 12x24 lean-to, offering ample space for parking, storage, or hobbies. An additional storage shed located in the backyard will also convey with the property. This property includes a second lot (47 Heather Drive) with a 14x70 cement pad added in 2022. While it does not include the manufactured home currently located at 47 Heather Drive, the lot is set up with its own septic and electrical service and shares a well. The current owner of the manufactured home pays a lot rental and may either relocate their home or continue renting, subject to the new owner's approval--offering a potential income opportunity. With its country setting, functional updates, and unique investment potential, this property is a rare find. Schedule your showing today!

20. 2026-04-01
    price $119,900 1643-char remark

    Show marketing remark (1615 chars)

    Welcome to this 4-bedroom home, perfectly situated on a country dead-end road just a short 10-minute drive from Malone. Offering both privacy and convenience, this property sits on an expansive 2.2-acre double lot, providing plenty of room to enjoy the outdoors. Inside, the home features a comfortable layout with two full bathrooms, including a primary bedroom with its own private bath. The kitchen has been thoughtfully updated with modern appliances (new stove in 2025 and refrigerator in 2023) and includes a charming built-in table with additional storage—perfect for everyday dining and functionality. Recent updates throughout the home include newer flooring in the majority of the living spaces, updated bathroom vanities, and a built-in AC unit in the main living area to keep you comfortable year-round. Outside, you'll find a one-stall garage with an attached 12x24 lean-to, offering ample space for parking, storage, or hobbies. An additional storage shed located in the backyard will also convey with the property. This property includes a second lot with a 14x70 cement pad added in 2022. While it does not include the manufactured home currently located at 47 Heather Drive, the lot is set up with its own septic and electrical service and shares a well. The current owner of the manufactured home pays a lot rental and may either relocate their home or continue renting, subject to the new owner's approval—offering a potential income opportunity. With its country setting, functional updates, and unique investment potential, this property is a rare find. Schedule your showing today!

21. 2026-04-01
    price $119,900 1615-char remark

    Show marketing remark (1615 chars)

    Welcome to this 4-bedroom home, perfectly situated on a country dead-end road just a short 10-minute drive from Malone. Offering both privacy and convenience, this property sits on an expansive 2.2-acre double lot, providing plenty of room to enjoy the outdoors. Inside, the home features a comfortable layout with two full bathrooms, including a primary bedroom with its own private bath. The kitchen has been thoughtfully updated with modern appliances (new stove in 2025 and refrigerator in 2023) and includes a charming built-in table with additional storage—perfect for everyday dining and functionality. Recent updates throughout the home include newer flooring in the majority of the living spaces, updated bathroom vanities, and a built-in AC unit in the main living area to keep you comfortable year-round. Outside, you'll find a one-stall garage with an attached 12x24 lean-to, offering ample space for parking, storage, or hobbies. An additional storage shed located in the backyard will also convey with the property. This property includes a second lot with a 14x70 cement pad added in 2022. While it does not include the manufactured home currently located at 47 Heather Drive, the lot is set up with its own septic and electrical service and shares a well. The current owner of the manufactured home pays a lot rental and may either relocate their home or continue renting, subject to the new owner's approval—offering a potential income opportunity. With its country setting, functional updates, and unique investment potential, this property is a rare find. Schedule your showing today!

22. 2026-03-20
    listed $125,000 Active 1615-char remark

    Show marketing remark (1643 chars)

    Welcome to 53 Heather Drive! This 4-bedroom home, perfectly situated on a country dead-end road just a short 10-minute drive from Malone. Offering both privacy and convenience, this property sits on an expansive 2.2-acre double lot, providing plenty of room to enjoy the outdoors. Inside, the home features a comfortable layout with two full bathrooms, including a primary bedroom with its own private bath. The kitchen has been thoughtfully updated with modern appliances (new stove in 2025 and refrigerator in 2023) and includes a charming built-in table with additional storage--perfect for everyday dining and functionality. Recent updates throughout the home include newer flooring in the majority of the living spaces, updated bathroom vanities, and a built-in AC unit in the main living area to keep you comfortable year-round. Outside, you'll find a one-stall garage with an attached 12x24 lean-to, offering ample space for parking, storage, or hobbies. An additional storage shed located in the backyard will also convey with the property. This property includes a second lot (47 Heather Drive) with a 14x70 cement pad added in 2022. While it does not include the manufactured home currently located at 47 Heather Drive, the lot is set up with its own septic and electrical service and shares a well. The current owner of the manufactured home pays a lot rental and may either relocate their home or continue renting, subject to the new owner's approval--offering a potential income opportunity. With its country setting, functional updates, and unique investment potential, this property is a rare find. Schedule your showing today!

23. 2026-03-20
    listed $125,000 Active 1643-char remark

    Show marketing remark (1643 chars)

    Welcome to 53 Heather Drive! This 4-bedroom home, perfectly situated on a country dead-end road just a short 10-minute drive from Malone. Offering both privacy and convenience, this property sits on an expansive 2.2-acre double lot, providing plenty of room to enjoy the outdoors. Inside, the home features a comfortable layout with two full bathrooms, including a primary bedroom with its own private bath. The kitchen has been thoughtfully updated with modern appliances (new stove in 2025 and refrigerator in 2023) and includes a charming built-in table with additional storage--perfect for everyday dining and functionality. Recent updates throughout the home include newer flooring in the majority of the living spaces, updated bathroom vanities, and a built-in AC unit in the main living area to keep you comfortable year-round. Outside, you'll find a one-stall garage with an attached 12x24 lean-to, offering ample space for parking, storage, or hobbies. An additional storage shed located in the backyard will also convey with the property. This property includes a second lot (47 Heather Drive) with a 14x70 cement pad added in 2022. While it does not include the manufactured home currently located at 47 Heather Drive, the lot is set up with its own septic and electrical service and shares a well. The current owner of the manufactured home pays a lot rental and may either relocate their home or continue renting, subject to the new owner's approval--offering a potential income opportunity. With its country setting, functional updates, and unique investment potential, this property is a rare find. Schedule your showing today!

ⓘ 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 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥91°F today · 16 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: $13,317
• − Mortgage interest: −$6,436
• − Property taxes: −$1,724
• − Insurance: −$574
• − Repairs & maintenance: −$1,065
• − Management: −$1,065
• − Depreciation: −$3,343
• Taxable loss: −$890
• Est. tax savings @ 24.0%: +$214
• After-tax cash flow: $1,206/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 · 13 photos

Fair 45/100 Moderate rehab

This 4-bedroom manufactured home requires moderate renovations, including new kitchen cabinets and countertops, updated bathrooms, and landscaping improvements. The home has a fair condition score and could benefit from these updates to increase its resale and rental value.

Repairs flagged

• Moderate kitchen cabinets — Worn and dated appearance
• Moderate bathroom fixtures — Standard fixtures, but dated design
• Major landscaping — Sparse and overgrown

Value-add opportunities

• Resale new kitchen cabinets and countertops — Modernizing the kitchen would significantly improve its appearance and functionality
• Resale new bathroom fixtures and possibly a vanity — Updating the bathrooms would enhance the home's appeal and functionality
• Both landscaping and curb appeal improvements — A well-maintained exterior would attract more buyers and renters

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · Worn and dated appearance	Moderate	$3,000–15,000
bathroom fixtures · Standard fixtures, but dated design	Moderate	$3,000–15,000
landscaping · Sparse and overgrown	Major	$15,000–50,000
Total estimated repair cost · 3 items		$21,000–80,000

Value-add ROI direction

• Resale new kitchen cabinets and countertops — Modernizing the kitchen would significantly improve its appearance and functionality ↑
• Resale new bathroom fixtures and possibly a vanity — Updating the bathrooms would enhance the home's appeal and functionality ↑
• Both landscaping and curb appeal improvements — A well-maintained exterior would attract more buyers and renters ↑

ⓘ 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: Malone Central School District
• NCES district ID: 3618180
• Math proficiency: 27% ▼ -16.00%
• Reading proficiency: 29% ▼ -11.00%
• Median HH income: $46,681
• Composite: 24.23/100
• National rank: #7725
• State rank: #581 of 590 in NY

Livability — Malone

• Score: 70/100
• State rank: #437
• US rank: #7656

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 12,842

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 48,098 people
• By 2030: 46,790 · -2.7%
• By 2040: 44,400 · -7.7%
• By 2050: 41,256 · -14.2%
• By 2075: 32,190 · -33.1%
• By 2100: 23,407 · -51.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Black 9% Hispanic / Latino 6%
• Hispanic origin (detail): Puerto Rican 2%
• Common ancestry: Lithuanian 16% Slovak 5% Italian 2%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 4% Other Indo-European 1% French/Haitian/Cajun 1%

Political lean MEDSL · Franklin

• 2024 margin: Lean R (+9.0) · D 45.5% · R 54.5%
• 2008→2024 swing: -31.2pp toward R · 2008: 22.2pp · 2024: -9.0pp
• All cycles: 2024: R+9.0 2020: R+2.2 2016: R+7.4 2012: D+26.3 2008: D+22.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 17.73%
• Current HPI: 263.2406
• 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

-8.1% since first listed

6 events — show timeline

• 2026-05-03 Price Changed $114,900 SLCMLS
• 2026-05-03 Price Changed $114,900 ACVMLS
• 2026-04-01 Price Changed $119,900 ACVMLS
• 2026-04-01 Price Changed $119,900 SLCMLS
• 2026-03-20 Listed $125,000 ACVMLS
• 2026-03-20 Listed $125,000 SLCMLS