871 Peruville Rd · Groton, NY 13073

$149,500

3 bd · 2.0 ba · 1,216 sqft · Manufactured · 41 Days on market

Built 1998 Fair condition 1.03 ac lot Est $131k · 14% over

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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 +14.1/30.0
• DSCR +4.3/10.0
• Schools +4.3/10.0
• 1% rule +3.9/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• ARV discount +1.3/15.0
• Appreciation +0.0/10.0

Listing remarks

This affordable, move-in-ready 3-bedroom, 2 full bath ranch offers the ease of single-level living with a smart and functional layout. The open floor plan connects a spacious kitchen and family room, creating a natural gathering space. The kitchen features abundant cabinetry and the rear window above the sink provides a great view of the backyard, while having the laundry room nearby enhances the home’s efficiency. The primary suite is privately located on the left side of the home and includes a large soaking tub—perfect for unwinding at the end of the day. On the opposite side, two additional bedrooms and a newly updated full bath provide a comfortable and practical separation

Key facts

• Open floor plan
• Large soaking tub
• Rear window view

Tags

• SINGLE LEVEL LIVING
• OPEN FLOOR PLAN
• ABUNDANT CABINETRY
• REAR WINDOW VIEW
• LAUNDRY ROOM NEARBY
• LARGE SOAKING TUB

Property features AI

Exterior

• Parking: Driveway; Gravel parking; No garage
• Utilities: Well water; Septic tank; Electricity available and connected; Propane available
• Home design: Manufactured on land (single wide); One story
• Construction: Vinyl siding; Asphalt shingle roof; Other/see remarks foundation; Redman Homes manufacturer
• Exterior features: Covered porch; Patio/porch; Shed(s) and storage; Accessible entrance; Agricultural, rectangular lot

Interior

• Kitchen: Gas oven; Gas range; Refrigerator
• Bedrooms: 3 bedrooms on the main level; Accessible bedroom
• Flooring: Carpet; Vinyl; Varies
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Propane heating; Forced air; Wall furnace; Ceiling fan cooling
• Interior features: Ceiling fans; Eat-in kitchen; Skylight(s)
• Laundry & utility: Washer; Dryer; Main-level laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $150k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $21 ($257/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 $133k (10.7% below list).
• Recommended offer: $133k (10.7% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 3.2% in Groton — 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 71/100 on livability (#418 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living A; Watch: amenities F, commute F.
• Groton Central School District (rural): math 53% / reading 46% proficiency, ranked #381 of 590 in NY (top 65%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Groton Elementary School (math 57% / reading 47%, grade C-, #988 of 2,108 statewide, top 49%, 380 students, 43% FRL); Groton Junior/Senior High School (math 52% / reading 47%, grade D, #974 of 1,100 statewide, top 91%, 402 students, 42% FRL).
• Market conditions: 36 active listings in the ZIP; 382 units permitted in Tompkins County in 2024 (208 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Tompkins County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.

Recommended offer $133,493 (10.7% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 11% 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. 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?
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: 0.89% ✗
• Cap rate: 6.46%
• Cash-on-cash: 0.61%
• DSCR: 1.03
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $131,328
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10 Sharpsteen Rd	0.75mi	3/2.0	1,344 (+10%)	13mo	$145,000	$108	37

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: -15.3%
• Equity multiple: 0.45×
• Total profit: $-22,840
• Equity at exit: $22,291

10-year hold

• IRR: -6.7%
• Equity multiple: 0.57×
• Total profit: $-18,049
• Equity at exit: $12,926

Cash invested: $41,860 (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 13073

• Home prices YoY: -17.8%
• Active inventory: 36
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,335 medium
• Mortgage (P&I): −$784
• Tax est. 1.5%: −$187 /mo · $2,242/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $21

Break-even live

Break-even rent $1,308

Max offer price $149,500

Occupancy floor 93%

Sensitivity live

Price	-10% $125	-5% $73	+0% $21	+5% $-30	+10% $-82
Rent	-10% $-84	-5% $-31	+0% $21	+5% $74	+10% $127
Rate	-1.0pp $97	-0.5pp $59	base $21	+0.5pp $-17	+1.0pp $-57

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: $37,375
• Closing costs: $4,485
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-09
   status $149,500 Pending 41 DOM
2. 2026-06-08
   days on market $149,500 Active Under Contract 41 DOM
3. 2026-06-07
   days on market $149,500 Active Under Contract 40 DOM
4. 2026-06-05
   days on market $149,500 Active Under Contract 37 DOM
5. 2026-06-03
   days on market $149,500 Active Under Contract 36 DOM
6. 2026-06-02
   days on market $149,500 Active Under Contract 35 DOM
7. 2026-06-01
   days on market $149,500 Active Under Contract 34 DOM
8. 2026-05-31
   days on market $149,500 Active Under Contract 33 DOM
9. 2026-05-30
   days on market $149,500 Active Under Contract 32 DOM
10. 2026-05-06
    historical Active Under Contract 1120-char remark
11. 2026-04-28
    listed $149,500 Active 1120-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 1/10 Low 7 d/yr ≥93°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,019
• − Mortgage interest: −$8,374
• − Property taxes: −$2,242
• − Insurance: −$748
• − Repairs & maintenance: −$1,282
• − Management: −$1,282
• − Depreciation: −$4,349
• Taxable loss: −$2,257
• Est. tax savings @ 24.0%: +$542
• After-tax cash flow: $799/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 manufactured home requires significant updates to its kitchen, bathrooms, and exterior to improve its condition and increase its value.

Repairs flagged

• Major Kitchen cabinets — The cabinets are outdated and in poor condition.
• Major Kitchen countertops — The countertops are outdated and in poor condition.
• Major Bathroom fixtures — The fixtures are outdated and in poor condition.
• Major Bathroom wallpaper — The wallpaper is outdated and in poor condition.
• Major Flooring — The flooring is carpeted and in poor condition.
• Major Paint — The interior walls and ceilings have discoloration and need repainting.
• Major Landscaping — The landscaping is minimal and needs improvement.

Value-add opportunities

• Resale Kitchen renovation — Updating the kitchen with new cabinets, countertops, and appliances will significantly increase the home's resale value.
• Resale Bathroom renovation — Updating the bathrooms with new fixtures and possibly a new color scheme will increase the home's resale value.
• Both Landscaping — Improving the landscaping will increase both the resale and rental value of the property.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · The cabinets are outdated and in poor condition.	Major	$15,000–50,000
Kitchen countertops · The countertops are outdated and in poor condition.	Major	$15,000–50,000
Bathroom fixtures · The fixtures are outdated and in poor condition.	Major	$15,000–50,000
Bathroom wallpaper · The wallpaper is outdated and in poor condition.	Major	$15,000–50,000
Flooring · The flooring is carpeted and in poor condition.	Major	$15,000–50,000
Paint · The interior walls and ceilings have discoloration and need repainting.	Major	$15,000–50,000
Landscaping · The landscaping is minimal and needs improvement.	Major	$15,000–50,000
Total estimated repair cost · 7 items		$105,000–350,000

Value-add ROI direction

• Resale Kitchen renovation — Updating the kitchen with new cabinets, countertops, and appliances will significantly increase the home's resale value. ↑
• Resale Bathroom renovation — Updating the bathrooms with new fixtures and possibly a new color scheme will increase the home's resale value. ↑
• Both Landscaping — Improving the landscaping will increase both the resale and rental value of the property. ↑

ⓘ 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: Groton Central School District
• NCES district ID: 3613020
• Math proficiency: 53% ▲ 11.00%
• Reading proficiency: 46% ▲ 10.00%
• Median HH income: $54,573
• Composite: 42.84/100
• National rank: #3133
• State rank: #381 of 590 in NY

Livability — Groton

• Score: 71/100
• State rank: #418
• US rank: #7246

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,246

Population outlook (Tompkins County) Hauer SSP2

• Today (2025): 113,958 people
• By 2030: 118,774 · +4.2%
• By 2040: 125,927 · +10.5%
• By 2050: 133,599 · +17.2%
• By 2075: 156,759 · +37.6%
• By 2100: 169,896 · +49.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 9% Hispanic / Latino 3% Black 2%
• Common ancestry: Romanian 5% Lithuanian 5% Italian 2%
• Foreign-born: 4% · Canada, South Korea, Vietnam
• Languages at home: 94% English-only · Spanish 2% Arabic 2% Korean 1%

Political lean MEDSL · Tompkins

• 2024 margin: Solid D (+50.6) · D 75.3% · R 24.7%
• 2008→2024 swing: +8.6pp toward D · 2008: 42.1pp · 2024: 50.6pp
• All cycles: 2024: D+50.6 2020: D+49.2 2016: D+42.1 2012: D+39.8 2008: D+42.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -41.49%
• Current HPI: 191.5334
• 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

3 events — show timeline

• 2026-06-08 Pending — IBRMLS
• 2026-05-06 Contingent — IBRMLS
• 2026-04-28 Listed $149,500 IBRMLS