5600 Shute Rd #130 · Nedrow, NY 13084

$79,900

2 bd · 2.0 ba · 1,354 sqft · Manufactured · 85 Days on market

Built 1999 Good condition 27 ac lot $59/sqft · 11% below area Est $90k · 11% under $650/mo HOA · 41% of rent ↓ 27% 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 +17.3/30.0
• ARV discount +12.5/15.0
• 1% rule +10.0/10.0
• Appreciation +8.3/10.0
• DSCR +5.4/10.0
• Schools +4.4/10.0
• Condition / age +3.8/5.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0

Listing remarks MLS

WELCOME HOME!! TAKE ADVANTAGE OF THIS TURN-KEY RITZ CRAFT 2 BEDROOM, 2 FULL BATH HOME LOCATED IN THE HIGHLY DESIRABLE HIDDEN HILLS 55+ COMMUNITY!! SITUATED ON A PRIVATE LOT WITH SCENIC VIEWS OF ROLLING HILLS AND BEAUTIFUL NATURAL SURROUNDINGS!! ENJOY A SPACIOUS PRIMARY SUITE FEATURING A FULL BATH WITH SKYLIGHT, WALK-IN CLOSET, AND PLENTY OF STORAGE!! THE SECOND BEDROOM OFFERS JACK AND JILL ACCESS TO THE SECOND FULL BATH; PERFECT FOR GUESTS!! THE OPEN-CONCEPT FLOOR PLAN INCLUDES LAUNDRY, CENTRAL AIR, AND ABUNDANT NATURAL LIGHT THROUGHOUT!! RECENT UPDATES INCLUDE A NEW SLIDING GLASS DOOR, VINYL WINDOWS, APPROXIMATELY 5-YEAR-OLD ROOF, FRESHLY PAINTED INTERIOR, UPDATED KITCHEN BACKSPLASH, AND STAINLESS-STEEL APPLIANCES INCLUDING STOVE AND REFRIGERATOR!! STEP OUTSIDE ONTO THE BACK DECK AND ENJOY STUNNING VIEWS, PERFECT FOR RELAXING, ENTERTAINING, OR MORNING COFFEE!! AMPLE PARKING FOR MULTIPLE VEHICLES ADDS CONVENIENCE!! NO PROPERTY TAXES!! AFFORDABLE LOT RENT OF $650/MONTH INCLUDES WATER, SEWER, TRASH, AND COMMUNITY MAINTENANCE!! SQUARE FOOTAGE PROVIDED BY SELLER

Key facts

• Private lot
• Primary suite
• Turn key home

Tags

• TURN KEY HOME
• PRIVATE LOT
• SCENIC VIEWS
• NATURAL SURROUNDINGS
• PRIMARY SUITE
• FULL BATH

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $80k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $58 ($697/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $75k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#415 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: employment C-, amenities F, commute F.
• Lafayette Central School District (rural): math 45% / reading 56% proficiency, ranked #351 of 590 in NY (top 60%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: C Grant Grimshaw School (math 27% / reading 57%, grade F, #1,361 of 2,108 statewide, top 67%, 327 students, 46% FRL); La Fayette Junior-Senior High School (math 67% / reading 52%, grade C+, #851 of 1,100 statewide, top 80%, 324 students, 40% FRL).
• Market conditions: 19 active listings in the ZIP; 616 units permitted in Onondaga County in 2024 (256 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($552 loan paydown + $5k appreciation (6.7% local appreciation)).
• Onondaga County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (6.7% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 85 days — a 6% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts; this cycle's ask has dropped $8k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 41% of rent.

Recommended offer $75,106 (6.0% below list)

Questions for the listing agent

1. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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: 2.00% ✓
• Cap rate: 7.17%
• Cash-on-cash: 3.12%
• DSCR: 1.14
• GRM: 4.2

CMA / ARV

• ARV (median comp): $90,000
• List price: $79,900
• Delta: -11.22%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5600 #72 Shute Rd	0.11mi	2/2.0	1,344 (-1%)	1mo	$90,000	$67	93
5600-65 Shute Rd	0.12mi	2/2.0	1,248 (-8%)	6mo	$60,000	$48	76
5600 Shute Rd #52	0.11mi	3/2.0 (+1)	1,344 (-1%)	22mo	$99,000	$74	70
5600 #88 Shute Rd	0.17mi	2/2.0	1,248 (-8%)	11mo	$94,500	$76	69

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

6.66% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.7%
• Equity multiple: 2.36×
• Total profit: $30,360
• Equity at exit: $53,598

10-year hold

• IRR: 18.9%
• Equity multiple: 4.87×
• Total profit: $86,541
• Equity at exit: $100,249

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 13084

• Home prices YoY: 2.2%
• Active inventory: 19
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,595 medium
• Mortgage (P&I): −$419
• Tax est. 1.5%: −$100 /mo · $1,198/yr
• Insurance: −$33
• HOA: −$650
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $58

Break-even live

Break-even rent $1,522

Max offer price $79,900

Occupancy floor 91%

Sensitivity live

Price	-10% $113	-5% $86	+0% $58	+5% $30	+10% $3
Rent	-10% $-68	-5% $-5	+0% $58	+5% $121	+10% $184
Rate	-1.0pp $98	-0.5pp $78	base $58	+0.5pp $37	+1.0pp $16

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: —

HOA detail

• Monthly dues: $650 · $7,800/yr
• Likely covers: watersewertrash

Listing history 33 events

1. 2026-06-22
   days on market $79,900 Active 85 DOM
2. 2026-06-18
   days on market $79,900 Active 82 DOM
3. 2026-06-17
   price $79,900 Active 81 DOM
4. 2026-06-17
   days on market $84,900 Active 81 DOM
5. 2026-06-16
   days on market $84,900 Active 80 DOM
6. 2026-06-15
   days on market $84,900 Active 79 DOM
7. 2026-06-14
   days on market $84,900 Active 77 DOM
8. 2026-06-13
   days on market $84,900 Active 76 DOM
9. 2026-06-10
   days on market $84,900 Active 74 DOM
10. 2026-06-09
    days on market $84,900 Active 73 DOM
11. 2026-06-08
    days on market $84,900 Active 72 DOM
12. 2026-06-07
    days on market $84,900 Active 71 DOM
13. 2026-06-05
    days on market $84,900 Active 68 DOM
14. 2026-06-03
    days on market $84,900 Active 67 DOM
15. 2026-06-02
    days on market $84,900 Active 66 DOM
16. 2026-06-01
    days on market $84,900 Active 65 DOM
17. 2026-05-31
    days on market $84,900 Active 64 DOM
18. 2026-05-30
    days on market $84,900 Active 63 DOM
19. 2026-03-28
    listed $87,500 Active 1092-char remark

    Show marketing remark (1092 chars)

    WELCOME HOME!! TAKE ADVANTAGE OF THIS TURN-KEY RITZ CRAFT 2 BEDROOM, 2 FULL BATH HOME LOCATED IN THE HIGHLY DESIRABLE HIDDEN HILLS 55+ COMMUNITY!! SITUATED ON A PRIVATE LOT WITH SCENIC VIEWS OF ROLLING HILLS AND BEAUTIFUL NATURAL SURROUNDINGS!! ENJOY A SPACIOUS PRIMARY SUITE FEATURING A FULL BATH WITH SKYLIGHT, WALK-IN CLOSET, AND PLENTY OF STORAGE!! THE SECOND BEDROOM OFFERS JACK AND JILL ACCESS TO THE SECOND FULL BATH; PERFECT FOR GUESTS!! THE OPEN-CONCEPT FLOOR PLAN INCLUDES LAUNDRY, CENTRAL AIR, AND ABUNDANT NATURAL LIGHT THROUGHOUT!! RECENT UPDATES INCLUDE A NEW SLIDING GLASS DOOR, VINYL WINDOWS, APPROXIMATELY 5-YEAR-OLD ROOF, FRESHLY PAINTED INTERIOR, UPDATED KITCHEN BACKSPLASH, AND STAINLESS-STEEL APPLIANCES INCLUDING STOVE AND REFRIGERATOR!! STEP OUTSIDE ONTO THE BACK DECK AND ENJOY STUNNING VIEWS, PERFECT FOR RELAXING, ENTERTAINING, OR MORNING COFFEE!! AMPLE PARKING FOR MULTIPLE VEHICLES ADDS CONVENIENCE!! NO PROPERTY TAXES!! AFFORDABLE LOT RENT OF $650/MONTH INCLUDES WATER, SEWER, TRASH, AND COMMUNITY MAINTENANCE!! SQUARE FOOTAGE PROVIDED BY SELLER

20. 2026-03-25
    historical
21. 2026-03-13
    price $87,500
22. 2026-01-22
    price $88,500
23. 2026-01-15
    status Active
24. 2025-11-17
    price $89,900
25. 2025-11-06
    price $97,900
26. 2025-09-25
    listed $99,900 Active
27. 2025-09-21
    historical
28. 2025-07-28
    price $99,900
29. 2025-07-18
    listed $108,000 Active
30. 2025-07-03
    historical
31. 2025-06-14
    status Active
32. 2025-06-08
    historical Active Under Contract
33. 2025-06-02
    listed $120,000 Active

ⓘ 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 2/10 Low 7 d/yr ≥91°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: $19,143
• − Mortgage interest: −$4,476
• − Property taxes: −$1,198
• − Insurance: −$400
• − Repairs & maintenance: −$1,531
• − Management: −$1,531
• − HOA: −$7,800
• − Depreciation: −$2,324
• Taxable loss: −$118
• Est. tax savings @ 24.0%: +$28
• After-tax cash flow: $725/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 turn-key manufactured home in Hidden Hills 55+ community is in good condition with recent updates and a well-maintained exterior. Minor cosmetic upgrades could further enhance its resale and rental value.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Replace sliding glass door — Improves functionality and aesthetics
• Both Upgrade kitchen appliances — Modernizes the space and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Replace sliding glass door — Improves functionality and aesthetics ↑
• Both Upgrade kitchen appliances — Modernizes the space and adds value ↑

ⓘ 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: Lafayette Central School District
• NCES district ID: 3616410
• Math proficiency: 45% ▲ 10.00%
• Reading proficiency: 56% ▲ 22.00%
• Median HH income: $63,210
• Composite: 44.42/100
• National rank: #2809
• State rank: #351 of 590 in NY

Livability — Nedrow

• Score: 71/100
• State rank: #415
• US rank: #7218

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,764

Population outlook (Onondaga County) Hauer SSP2

• Today (2025): 467,894 people
• By 2030: 463,381 · -1.0%
• By 2040: 447,697 · -4.3%
• By 2050: 426,399 · -8.9%
• By 2075: 373,661 · -20.1%
• By 2100: 307,967 · -34.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Two or more races 10% Black 3% Hispanic / Latino 2% Native American 1%
• Common ancestry: Romanian 6% Lithuanian 6% Iranian 2%
• Foreign-born: 2%

Political lean MEDSL · Onondaga

• 2024 margin: D (+17.3) · D 58.6% · R 41.4%
• 2008→2024 swing: -3.0pp toward R · 2008: 20.3pp · 2024: 17.3pp
• All cycles: 2024: D+17.3 2020: D+20.6 2016: D+12.8 2012: D+21.1 2008: D+20.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.66%
• Current HPI: 312.478
• 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

-27.1% since first listed

15 events — show timeline

• 2026-03-28 Listed $87,500 CNYIS
• 2026-03-25 Listing Removed — CNYIS
• 2026-03-13 Price Changed $87,500 CNYIS
• 2026-01-22 Price Changed $88,500 CNYIS
• 2026-01-15 Relisted — CNYIS
• 2025-11-17 Price Changed $89,900 CNYIS
• 2025-11-06 Price Changed $97,900 CNYIS
• 2025-09-25 Listed $99,900 CNYIS
• 2025-09-21 Listing Removed — CNYIS
• 2025-07-28 Price Changed $99,900 CNYIS
• 2025-07-18 Listed $108,000 CNYIS
• 2025-07-03 Listing Removed — CNYIS
• 2025-06-14 Relisted — CNYIS
• 2025-06-08 Contingent — CNYIS
• 2025-06-02 Listed $120,000 CNYIS