210 Oneida Way · Manchester, NY 14504

$79,900

2 bd · 2.0 ba · 1,320 sqft · SingleFamily · 3 Days on market

Built 1971

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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 +7.5/15.0
• Schools +4.5/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Pride of ownership shows! This home has a spacious living room that opend to a formal dining room with built-in cabinets, The kitchen is crisp white with double built-in oven, jenn aire gas cooktop, a bright 4 season room to enjoy year round. Master bedroom & bath, new carpet, new windows, Amish shed, clubhouse with inground pool, lot rent, water & garbage $410.00 per month.

Key facts

• 2 garage spots
• Community pool
• Built 1971

Property features AI

Finance

• Financial info: Monthly land lease: $495
• HOA & community: Monthly association fee; Community amenities include clubhouse, fitness center, basketball court, and pool; Association-managed pool

Exterior

• Parking: 2-car garage; Carport
• Utilities: Public water (connected); Sewer connected; Electricity connected (circuit breakers); Cable available
• Home design: Single-story (1 story); Double wide mobile home; Resale condition
• Construction: Metal roof; Wood siding; Copper plumbing; Slab foundation; Existing construction
• Exterior features: Enclosed porch; Porch; Blacktop driveway; Shed(s) and additional storage; Near public transit; Rectangular residential lot; City street frontage; Association pool

Interior

• Kitchen: Double oven; Gas oven and gas range; Microwave; Refrigerator; Dishwasher
• Bedrooms: 2 main-level bedrooms
• Flooring: Carpet; Luxury vinyl; Varies
• Bathrooms: 2 full bathrooms (both on main level)
• Heating & cooling: Forced air heating (gas); Central air conditioning
• Interior features: Ceiling fan(s); Separate/formal living room; Open living/dining area; Thermal windows; Main-level primary suite; Bedroom on main level
• Laundry & utility: Washer; Dryer; Electric water heater

🏷️ Possibly a rental listed for sale. The $79,900 price doesn't fit this home's estimated sale value (~$196,680) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $574 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).

Location & tenants

• Location reads 68/100 on livability (#562 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: schools D, employment D, amenities F.
• Manchester-Shortsville Central School District (Red Jacket) (rural): math 49% / reading 54% proficiency, ranked #343 of 590 in NY (top 58%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 11 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $552 of loan paydown is wiped out by about $2k 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 $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 11y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $20k; list at $80k implies a 300% gain — meaningful room to come down on a strong offer.

Recommended offer $79,900

Questions for the listing agent

1. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.78% ✓
• Cap rate: 14.91%
• Cash-on-cash: 30.77%
• DSCR: 2.37
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $196,680
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
51 North Ave	0.18mi	2/2.0	1,150 (-13%)	3mo	$220,000	$191	68
18 South Ave	0.57mi	2/1.5	1,308 (-1%)	7mo	$185,000	$141	64
4 Merrick Ave	0.69mi	2/1.0	1,228 (-7%)	8mo	$177,500	$145	46
1047 State Route 21	0.60mi	3/1.5 (+1)	1,248 (-6%)	18mo	$222,000	$178	41
15 State St	0.66mi	3/1.0 (+1)	1,440 (+9%)	5mo	$187,500	$130	41
11 Howard St	0.71mi	3/1.0 (+1)	1,242 (-6%)	19mo	$185,000	$149	32

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: 25.5%
• Equity multiple: 2.06×
• Total profit: $23,606
• Equity at exit: $11,913

10-year hold

• IRR: 33.2%
• Equity multiple: 4.03×
• Total profit: $67,683
• Equity at exit: $6,908

Cash invested: $22,372 (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 14504

• Home prices YoY: -16.0%
• Active inventory: 11
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,425 medium
• Mortgage (P&I): −$419
• Tax est. 1.5%: −$100 /mo · $1,198/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $574

Break-even live

Break-even rent $699

Max offer price $79,900

Occupancy floor 55%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
69 State St Manchester, NY	2.0	1.0	900	$1,425	$1.58	2d	1	0.94mi

Listing history 5 events

1. 2026-04-10
   status Pending
2. 2026-04-07
   listed $79,900 Active
3. 2015-07-14
   soldstatus $20,000 Closed Sale or Rented 389-char remark

   Show marketing remark (389 chars)

   Pride of ownership shows! This home has a spacious living room that opend to a formal dining room with built-in cabinets, The kitchen is crisp white with double built-in oven, jenn aire gas cooktop, a bright 4 season room to enjoy year round. Master bedroom & bath, new carpet, new windows, Amish shed, clubhouse with inground pool, lot rent, water & garbage $410.00 per month.

4. 2015-05-14
   status Pending Sale 389-char remark

   Show marketing remark (389 chars)

   Pride of ownership shows! This home has a spacious living room that opend to a formal dining room with built-in cabinets, The kitchen is crisp white with double built-in oven, jenn aire gas cooktop, a bright 4 season room to enjoy year round. Master bedroom & bath, new carpet, new windows, Amish shed, clubhouse with inground pool, lot rent, water & garbage $410.00 per month.

5. 2015-05-13
   listed $22,500 Active 389-char remark

   Show marketing remark (389 chars)

   Pride of ownership shows! This home has a spacious living room that opend to a formal dining room with built-in cabinets, The kitchen is crisp white with double built-in oven, jenn aire gas cooktop, a bright 4 season room to enjoy year round. Master bedroom & bath, new carpet, new windows, Amish shed, clubhouse with inground pool, lot rent, water & garbage $410.00 per month.

ⓘ 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 2/10 Low 7 d/yr ≥96°F today · 16 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: $17,100
• − Mortgage interest: −$4,476
• − Property taxes: −$1,198
• − Insurance: −$400
• − Repairs & maintenance: −$1,368
• − Management: −$1,368
• − Depreciation: −$2,324
• Taxable income: $5,966
• Est. tax owed @ 24.0%: −$1,432
• After-tax cash flow: $5,451/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: Manchester-Shortsville Central School District (Red Jacket)
• NCES district ID: 3624270
• Math proficiency: 49% ▼ -6.00%
• Reading proficiency: 54% ▲ 11.00%
• Median HH income: $56,758
• Composite: 44.66/100
• National rank: #2768
• State rank: #343 of 590 in NY

Livability — Manchester

• Score: 68/100
• State rank: #562
• US rank: #10095

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

• Census place: Manchester, NY
• City population: 1,655
• Population (ZIP): 1,655

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 (93%)
• Race & ethnicity: White 93% Two or more races 4% Asian 2% Hispanic / Latino 2%
• Common ancestry: Lithuanian 5% Iranian 5% Romanian 4%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 1% Other Asian/Pacific 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: ▼ -48.82%
• Current HPI: 256.6366
• 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

+255.1% since first listed

5 events — show timeline

• 2026-04-10 Pending — UNYREIS
• 2026-04-07 Listed $79,900 UNYREIS
• 2015-07-14 Sold (MLS) $20,000 UNYREIS
• 2015-05-14 Pending — UNYREIS
• 2015-05-13 Listed $22,500 UNYREIS