139 Mcgee Rd Rd · Ithaca, NY 14850

$57,500

2 bd · 2.0 ba · 1,036 sqft · Manufactured · 13 Days on market

Built 1989 Good condition Est $53k · 9% over

---

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
• Schools +5.4/10.0
• Livability +3.9/5.0
• Rent growth +3.8/5.0
• Condition / age +3.8/5.0
• ARV discount +3.5/15.0
• Appreciation +0.0/10.0

Listing remarks

If you're looking for a low maintenance, updated, move in ready home in the well maintained College View park just outside the City of Ithaca. .. Here it is! This single-wide and spacious mobile home has been tastefully updated and features 2 bedrooms and 2 bathrooms, each at the ends of the home with a bright open living room, kitchen and dining area in the middle. The roof, water heater and furnace were new in 2012 and several windows have been placed recently. The kitchen has had a lovely update with fresh paint, new countertops, stainless steel appliances and luxury vinyl plank flooring. You can enjoy morning coffee on the large covered deck or sit out back along the tree line to liste

Key facts

• Carport
• Storage shed
• Tree line

Tags

• LARGE COVERED DECK
• STAINLESS STEEL APPLIANCES
• LUXURY VINYL PLANK FLOORING
• CARPORT
• STORAGE SHED
• TREE LINE

Property features AI

Finance

• Other: Irregular lot on a public-maintained city street
• HOA & community: Homeowners association with monthly fee; Monthly land lease of $472

Exterior

• Parking: Carport; Asphalt driveway
• Utilities: Public water; Sewer connected; Water connected; Natural gas available
• Home design: Manufactured home (single wide); One-story; Entry on one level
• Construction: Vinyl siding; Asphalt shingle roof; Built on other/see remarks foundation
• Exterior features: Covered porch; Patio/porch; Shed(s) and storage

Interior

• Kitchen: Electric oven and range; Range hood; Dishwasher; Refrigerator; Exhaust fan
• Bedrooms: 2 main-level bedrooms
• Flooring: Carpet; Vinyl; Varied flooring
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Forced-air heating (natural gas); Window air conditioning units
• Interior features: Eat-in kitchen; Storm windows; Crawl space basement
• Laundry & utility: Washer and dryer; Laundry room on the main level; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $58k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $58k).
• Cap rate 28.0% vs local median 5.3% in Ithaca — 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 77/100 on livability (#210 in NY, #3,240 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, health & safety A+; Watch: housing C-, employment D+, cost of living D.
• Ithaca City School District (urban): math 57% / reading 71% proficiency, ranked #195 of 590 in NY (top 33%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Cayuga Heights Elementary School (math 57% / reading 67%, grade B, #675 of 2,108 statewide, top 35%, 303 students, 33% FRL); Boynton Middle School (math 36% / reading 64%, grade C, #261 of 729 statewide, top 36%, 526 students, 36% FRL) — zoned schools at 34% FRL track the district average.
• Market conditions: Rents rising fast (+5.2%/yr); 327 active listings in the ZIP; 382 units permitted in Tompkins County in 2024 (208 in 5+ unit buildings).
• This rent runs 31% of the median local income ($71k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $398 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 5.2% rent growth), your $16k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $57,500

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are A-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?
3. 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.
4. 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.
5. 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: 3.16% ✓
• Cap rate: 27.96%
• Cash-on-cash: 77.38%
• DSCR: 4.44
• GRM: 2.6

CMA / ARV

• ARV (on-the-fly): $52,836
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
139 Mcgee Rd Rd	0.00mi	2/2.0	1,036 (0%)	1mo	$51,000	$49	100
125 Dickman Cir	0.19mi	2/1.5	896 (-14%)	2mo	$46,000	$51	65

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 · 5.22% rent growth · sell at horizon

5-year hold

• IRR: 79.9%
• Equity multiple: 4.79×
• Total profit: $60,983
• Equity at exit: $8,573

10-year hold

• IRR: 83.9%
• Equity multiple: 10.70×
• Total profit: $156,177
• Equity at exit: $4,972

Cash invested: $16,100 (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 14850

• Rents YoY: 5.2%
• Active inventory: 327
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $1,817 medium
• Mortgage (P&I): −$302
• Tax est. 1.5%: −$72 /mo · $862/yr
• Insurance: −$24
• HOA: −$0
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $1,038

Break-even live

Break-even rent $503

Max offer price $57,500

Occupancy floor 38%

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: $14,375
• Closing costs: $1,725
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-14
   status Pending
2. 2026-04-30
   listed $57,500 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 8 d/yr ≥94°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 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: $21,806
• − Mortgage interest: −$3,221
• − Property taxes: −$862
• − Insurance: −$288
• − Repairs & maintenance: −$1,745
• − Management: −$1,745
• − Depreciation: −$1,673
• Taxable income: $12,274
• Est. tax owed @ 24.0%: −$2,946
• After-tax cash flow: $9,513/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 · 12 photos

Good 75/100 Cosmetic rehab

This single-wide mobile home is in good condition with recent updates and a low-maintenance exterior. It is move-in ready and has the potential for further updates to increase its value.

Value-add opportunities

• Resale paint interior walls — Fresh paint can make a significant difference in the home's appearance and appeal to potential buyers
• Resale update flooring in living room — Luxury vinyl plank flooring is a popular choice and can add value to the home
• Resale update kitchen cabinets — Updating the cabinets can give the kitchen a more modern look and feel
• Resale update bathroom fixtures — Updating the fixtures can make the bathroom more appealing to potential buyers
• Both landscaping and curb appeal — A well-maintained yard and curb appeal can increase both the resale and rental value of the home

Renovation cost estimate screening

Value-add ROI direction

• Resale paint interior walls — Fresh paint can make a significant difference in the home's appearance and appeal to potential buyers ↑
• Resale update flooring in living room — Luxury vinyl plank flooring is a popular choice and can add value to the home ↑
• Resale update kitchen cabinets — Updating the cabinets can give the kitchen a more modern look and feel ↑
• Resale update bathroom fixtures — Updating the fixtures can make the bathroom more appealing to potential buyers ↑
• Both landscaping and curb appeal — A well-maintained yard and curb appeal can increase both the resale and rental value of the home ↑

ⓘ 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: Ithaca City School District
• NCES district ID: 3615570
• Math proficiency: 57% ▼ -5.00%
• Reading proficiency: 71% ▲ 11.00%
• Median HH income: $46,528
• Composite: 54.01/100
• National rank: #1397
• State rank: #195 of 590 in NY

Livability — Ithaca

• Score: 77/100
• State rank: #210
• US rank: #3240

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Tompkins County · 68,610 people
• City population: 68,610
• Metro: Ithaca, NY
• Population (ZIP): 68,610
• Household income: $71,445
• Rent vs Own: 55.2% rent · 44.8% own
• Severe rent burden: 5169.0

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 (68%)
• Race & ethnicity: White 68% Asian 13% Hispanic / Latino 8% Two or more races 8% Black 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Romanian 3% Italian 3% Scotch-Irish 2%
• Foreign-born: 18% · China, Canada, South Korea
• Languages at home: 79% English-only · Chinese 5% Spanish 4% Other Indo-European 4%

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: ▼ -276.59%
• Current HPI: 389.7215
• Rent YoY: ▲ 5.22%
• Metro: Ithaca, NY
• 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

2 events — show timeline

• 2026-05-14 Pending — IBRMLS
• 2026-04-30 Listed $57,500 IBRMLS