601 N Gage Rd · Poland, NY 13431

$94,900

3 bd · 1.0 ba · 1,152 sqft · SingleFamily public records · 105 Days on market

Built 1973 7,840 sqft lot $82/sqft · 57% below area ↓ 5% 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 +23.6/30.0
• Appreciation +7.7/10.0
• DSCR +7.6/10.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• Schools +4.8/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Investment opportunity in the Poland School District, just 10–15 minutes from Utica. This 1973 ranch-style manufactured home offers strong potential for investors or buyers seeking affordable ownership with room to add value. The home features three bedrooms, one full bath, a covered front porch, and a full basement providing additional storage or workspace. The property also includes a shed, flexible office or bonus space, and stick-built additions offer added versatility for storage or hobby use. Mechanical updates and improvements include a 2023 propane generator, 2024 driveway fill, 2021 washer and dryer, 2023 stove and refrigerator. The furnace and a pellet stove have been serviced annually. Making it ready for its next owner. This is an estate. The above information dates are approximate as the seller has not personally occupied the property in over 30 years. While being sold as-is, the home has been maintained, particularly the mechanical systems, and offers the opportunity to update and make your own! Please do not enter the driveway or property without an appointment. The property is under surveillance. CASH ONLY due to the age of the manufactured home. Per Seller Proof of Funds is required prior to viewing. Taxes do not reflect STAR which is $331.01

Key facts

• Covered front porch
• Washer and dryer
• Full basement

Tags

• COVERED FRONT PORCH
• FULL BASEMENT
• FLEXIBLE OFFICE SPACE
• PROPANE GENERATOR
• WASHER AND DRYER
• STOVE AND REFRIGERATOR

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $179 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $86k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#604 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living A; Watch: crime F, amenities F, commute F.
• West Canada Valley Central School District (rural): math 54% / reading 57% proficiency, ranked #296 of 590 in NY (top 50%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 5 active listings in the ZIP; 54 units permitted in Herkimer County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($656 loan paydown + $5k appreciation (5.4% local appreciation)).
• Herkimer County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.4% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 6, 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 105 days — a 9% lower offer ($86k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $86,359 (9.0% below list)

Questions for the listing agent

1. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. 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?
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: 1.15% ✓
• Cap rate: 8.56%
• Cash-on-cash: 8.08%
• DSCR: 1.36
• GRM: 7.3

CMA / ARV

• ARV (median comp): $236,935
• List price: $94,900
• Delta: -59.95%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

5.38% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.7%
• Equity multiple: 2.33×
• Total profit: $35,391
• Equity at exit: $56,001

10-year hold

• IRR: 20.2%
• Equity multiple: 4.62×
• Total profit: $96,283
• Equity at exit: $98,539

Cash invested: $26,572 (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 13431

• Home prices YoY: 1.6%
• Active inventory: 5
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,091 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$146 /mo · $1,747/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $179

Break-even live

Break-even rent $864

Max offer price $94,900

Occupancy floor 79%

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-05
   statusdays on market $94,900 Pending 105 DOM
2. 2026-06-02
   days on market $94,900 Active 103 DOM
3. 2026-06-01
   days on market $94,900 Active 102 DOM
4. 2026-05-31
   days on market $94,900 Active 101 DOM
5. 2026-05-30
   days on market $94,900 Active 100 DOM
6. 2026-03-17
   price $94,900 1285-char remark

   Show marketing remark (1285 chars)

   Investment opportunity in the Poland School District, just 10–15 minutes from Utica. This 1973 ranch-style manufactured home offers strong potential for investors or buyers seeking affordable ownership with room to add value. The home features three bedrooms, one full bath, a covered front porch, and a full basement providing additional storage or workspace. The property also includes a shed, flexible office or bonus space, and stick-built additions offer added versatility for storage or hobby use. Mechanical updates and improvements include a 2023 propane generator, 2024 driveway fill, 2021 washer and dryer, 2023 stove and refrigerator. The furnace and a pellet stove have been serviced annually. Making it ready for its next owner. This is an estate. The above information dates are approximate as the seller has not personally occupied the property in over 30 years. While being sold as-is, the home has been maintained, particularly the mechanical systems, and offers the opportunity to update and make your own! Please do not enter the driveway or property without an appointment. The property is under surveillance. CASH ONLY due to the age of the manufactured home. Per Seller Proof of Funds is required prior to viewing. Taxes do not reflect STAR which is $331.01

7. 2026-02-19
   listed $99,900 Active 1285-char remark

   Show marketing remark (1285 chars)

   Investment opportunity in the Poland School District, just 10–15 minutes from Utica. This 1973 ranch-style manufactured home offers strong potential for investors or buyers seeking affordable ownership with room to add value. The home features three bedrooms, one full bath, a covered front porch, and a full basement providing additional storage or workspace. The property also includes a shed, flexible office or bonus space, and stick-built additions offer added versatility for storage or hobby use. Mechanical updates and improvements include a 2023 propane generator, 2024 driveway fill, 2021 washer and dryer, 2023 stove and refrigerator. The furnace and a pellet stove have been serviced annually. Making it ready for its next owner. This is an estate. The above information dates are approximate as the seller has not personally occupied the property in over 30 years. While being sold as-is, the home has been maintained, particularly the mechanical systems, and offers the opportunity to update and make your own! Please do not enter the driveway or property without an appointment. The property is under surveillance. CASH ONLY due to the age of the manufactured home. Per Seller Proof of Funds is required prior to viewing. Taxes do not reflect STAR which is $331.01

ⓘ 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: $1,747 · $146/mo
• Projected year-2 tax: $1,747 · $146/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 8/10 Severe 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥93°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 100% 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: $13,089
• − Mortgage interest: −$5,316
• − Property taxes: −$1,747
• − Insurance: −$474
• − Repairs & maintenance: −$1,047
• − Management: −$1,047
• − Depreciation: −$2,761
• Taxable income: $697
• Est. tax owed @ 24.0%: −$167
• After-tax cash flow: $1,980/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: West Canada Valley Central School District
• NCES district ID: 3630600
• Math proficiency: 54% ▼ -6.00%
• Reading proficiency: 57% ▲ 13.00%
• Median HH income: $54,416
• Composite: 47.76/100
• National rank: #2232
• State rank: #296 of 590 in NY

Livability — Poland

• Score: 67/100
• State rank: #604
• US rank: #10953

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,929

Population outlook (Herkimer County) Hauer SSP2

• Today (2025): 59,340 people
• By 2030: 56,838 · -4.2%
• By 2040: 51,098 · -13.9%
• By 2050: 45,080 · -24.0%
• By 2075: 32,648 · -45.0%
• By 2100: 22,266 · -62.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 3% Asian 1%
• Common ancestry: Romanian 12% Subsaharan African 3% Lithuanian 3%
• Foreign-born: 3% · South Korea
• Languages at home: 95% English-only · Russian/Polish/Slavic 3% Korean 1%

Political lean MEDSL · Herkimer

• 2024 margin: Solid R (+36.4) · D 31.8% · R 68.2%
• 2008→2024 swing: -27.1pp toward R · 2008: -9.3pp · 2024: -36.4pp
• All cycles: 2024: R+36.4 2020: R+30.5 2016: R+34.5 2012: R+8.4 2008: R+9.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.38%
• Current HPI: 349.2207
• 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

-5.0% since first listed

2 events — show timeline

• 2026-03-17 Price Changed $94,900 CNYIS
• 2026-02-19 Listed $99,900 CNYIS

Property tax history

+9.6%/yr

Latest (2025): $1,747 · +6.4% YoY. Source: county tax records.