127 Royal Meadow Dr · Clark Mills, NY 13323

$120,000

3 bd · 2.0 ba · 1,660 sqft · Manufactured · 79 Days on market

Built 2008 Good condition $72/sqft · at area comps Est $115k · at est. ↓ 4% 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
• ARV discount +5.7/15.0
• Schools +5.5/10.0
• Condition / age +3.8/5.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This residence, constructed in 2008, served as a model home for the development. With a floor area of 1640 sqft, it boasts 3 bedrooms, 2 full bathrooms, spacious walk-in closets, built-in closet drawers, and included appliances that have been updated. The property features Pergo flooring, a side porch, and a storage shed. Additionally, a wraparound covered front with stone wall, porch offers ample sunlight and large windows with built-in seating to enjoy natural light throughout the day

Key facts

• Large windows
• Built-in seating
• Storage shed

Tags

• PERGO FLOORING
• SIDE PORCH
• STORAGE SHED
• WRAPAROUND COVERED FRONT PORCH
• LARGE WINDOWS
• BUILT-IN SEATING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $120k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $113k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#383 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, crime A; Watch: schools D-, amenities F, commute F.
• Clinton Central School District (suburban): math 57% / reading 71% proficiency, ranked #185 of 590 in NY (top 31%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 17% free/reduced lunch — higher-income household profile.
• Market conditions: 41 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 204 units permitted in Oneida County in 2024 (68 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $830 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Oneida County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($113k) is reasonable based on typical stale-listing flexibility.

Recommended offer $112,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
6. 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.
7. 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: 2.06% ✓
• Cap rate: 17.57%
• Cash-on-cash: 40.26%
• DSCR: 2.79
• GRM: 4.0

CMA / ARV

• ARV (median comp): $115,333
• List price: $120,000
• Delta: 4.05%
• Verdict: FAIR
• Comps: 8 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
139 Royal Meadows Dr	0.00mi	3/2.0	1,792 (+8%)	5mo	$126,000	$70	83
144 Anthony Ln	0.30mi	3/2.0	1,764 (+6%)	4mo	$68,000	$39	73
320 Matthew Dr	0.38mi	3/2.0	1,716 (+3%)	12mo	$125,000	$73	66
17 Hickory Dr	0.37mi	3/2.0	1,680 (+1%)	19mo	$127,900	$76	65
7 Hickory Dr	0.37mi	3/2.0	1,736 (+5%)	14mo	$122,500	$71	63
19 Cherrywood	0.29mi	3/2.0	1,500 (-10%)	8mo	$263,000	$175	63
512 Patricia Dr	0.45mi	3/2.0	1,536 (-8%)	6mo	$100,000	$65	62
35 Overland Dr	0.36mi	3/2.0	1,589 (-4%)	22mo	$285,000	$179	58
11 Buttonwood Cir	0.43mi	3/2.0	1,792 (+8%)	11mo	$235,000	$131	58
462 Susan Dr	0.48mi	3/2.0	1,736 (+5%)	21mo	$120,000	$69	53
621 Barbara Ave	0.60mi	3/2.0	1,536 (-8%)	10mo	$122,000	$79	52
313 Gracie Pl	0.50mi	2/2.0 (-1)	1,568 (-6%)	13mo	$239,900	$153	52

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: 36.7%
• Equity multiple: 2.56×
• Total profit: $52,387
• Equity at exit: $17,892

10-year hold

• IRR: 43.3%
• Equity multiple: 5.11×
• Total profit: $138,216
• Equity at exit: $10,375

Cash invested: $33,600 (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 13323

• Home prices YoY: -22.2%
• Active inventory: 41
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $2,477 medium
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,800/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$520
• Net cashflow: $1,127

Break-even live

Break-even rent $1,050

Max offer price $120,000

Occupancy floor 49%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
130 Pheasants Run Clinton, NY	2.0	1.5	1200	$2,250	$1.88	44d	1	0.43mi
122 Pheasants Run Kirkland, NY	2.0	2.0	1200	$3,100	$2.58	44d	1	0.45mi
135 Pheasants Run Clark Mills, NY	2.0	1.5	1100	$2,350	$2.14	44d	1	0.45mi
105 Pheasants Run Clinton, NY	2.0	1.5	1050	$2,150	$2.05	44d	1	0.47mi

Listing history 20 events

1. 2026-06-19
   days on market $120,000 Active 79 DOM
2. 2026-06-18
   price $120,000 Active 78 DOM
3. 2026-06-18
   days on market $124,900 Active 78 DOM
4. 2026-06-17
   days on market $124,900 Active 77 DOM
5. 2026-06-16
   days on market $124,900 Active 76 DOM
6. 2026-06-15
   days on market $124,900 Active 75 DOM
7. 2026-06-14
   days on market $124,900 Active 73 DOM
8. 2026-06-13
   days on market $124,900 Active 72 DOM
9. 2026-06-10
   days on market $124,900 Active 70 DOM
10. 2026-06-09
    days on market $124,900 Active 69 DOM
11. 2026-06-08
    days on market $124,900 Active 68 DOM
12. 2026-06-07
    days on market $124,900 Active 67 DOM
13. 2026-06-05
    days on market $124,900 Active 64 DOM
14. 2026-06-03
    days on market $124,900 Active 63 DOM
15. 2026-06-02
    days on market $124,900 Active 62 DOM
16. 2026-06-01
    days on market $124,900 Active 61 DOM
17. 2026-05-31
    days on market $124,900 Active 60 DOM
18. 2026-05-30
    days on market $124,900 Active 59 DOM
19. 2026-05-12
    price $124,900 491-char remark

    Show marketing remark (491 chars)

    This residence, constructed in 2008, served as a model home for the development. With a floor area of 1640 sqft, it boasts 3 bedrooms, 2 full bathrooms, spacious walk-in closets, built-in closet drawers, and included appliances that have been updated. The property features Pergo flooring, a side porch, and a storage shed. Additionally, a wraparound covered front with stone wall, porch offers ample sunlight and large windows with built-in seating to enjoy natural light throughout the day

20. 2026-04-01
    listed $129,900 Active 491-char remark

    Show marketing remark (491 chars)

    This residence, constructed in 2008, served as a model home for the development. With a floor area of 1640 sqft, it boasts 3 bedrooms, 2 full bathrooms, spacious walk-in closets, built-in closet drawers, and included appliances that have been updated. The property features Pergo flooring, a side porch, and a storage shed. Additionally, a wraparound covered front with stone wall, porch offers ample sunlight and large windows with built-in seating to enjoy natural light throughout the day

ⓘ 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 3/10 Moderate 7 d/yr ≥95°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,719
• − Mortgage interest: −$6,722
• − Property taxes: −$1,800
• − Insurance: −$600
• − Repairs & maintenance: −$2,378
• − Management: −$2,378
• − Depreciation: −$3,491
• Taxable income: $12,352
• Est. tax owed @ 24.0%: −$2,964
• After-tax cash flow: $10,562/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 · 1 photo

Good 75/100 Cosmetic rehab

This 2008 manufactured home is in good condition with a model home history, featuring updated appliances and a well-maintained exterior. Minor updates to the exterior trim and windows would significantly enhance its resale and rental value.

Value-add opportunities

• Resale Paint exterior trim — Enhances curb appeal and can increase property value
• Both Replace worn-out windows — Improves energy efficiency and enhances property value
• Both Upgrade HVAC system — Improves comfort and energy efficiency, attracting more tenants

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior trim — Enhances curb appeal and can increase property value ↑
• Both Replace worn-out windows — Improves energy efficiency and enhances property value ↑
• Both Upgrade HVAC system — Improves comfort and energy efficiency, attracting more tenants ↑

ⓘ 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: Clinton Central School District
• NCES district ID: 3607770
• Math proficiency: 57% ▼ -11.00%
• Reading proficiency: 71% ▲ 6.00%
• Median HH income: $57,439
• Composite: 55.05/100
• National rank: #1290
• State rank: #185 of 590 in NY

Livability — Clark Mills

• Score: 71/100
• State rank: #383
• US rank: #6606

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

• Census place: Clark Mills, NY
• City population: 815
• Population (ZIP): 11,014

Population outlook (Oneida County) Hauer SSP2

• Today (2025): 225,223 people
• By 2030: 220,384 · -2.1%
• By 2040: 209,071 · -7.2%
• By 2050: 197,920 · -12.1%
• By 2075: 175,541 · -22.1%
• By 2100: 148,491 · -34.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Hispanic / Latino 4% Two or more races 3% Asian 2%
• Common ancestry: Romanian 8% Lithuanian 3% Italian 2%
• Foreign-born: 4% · Canada, China
• Languages at home: 94% English-only · Spanish 2% Other Asian/Pacific 1% Other Indo-European 1%

Political lean MEDSL · Oneida

• 2024 margin: Strong R (+21.3) · D 39.4% · R 60.6%
• 2008→2024 swing: -15.2pp toward R · 2008: -6.1pp · 2024: -21.3pp
• All cycles: 2024: R+21.3 2020: R+15.5 2016: R+21.1 2012: R+5.3 2008: R+6.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -83.30%
• Current HPI: 292.0471
• 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

-3.8% since first listed

2 events — show timeline

• 2026-05-12 Price Changed $124,900 CNYIS
• 2026-04-01 Listed $129,900 CNYIS