10 Bell Ln · McLean, NY 13068

$97,900

3 bd · 2.5 ba · 1,650 sqft · Manufactured · 14 Days on market

Built 1988 Good condition

---

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 +4.0/10.0
• Condition / age +4.0/5.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Well-maintained and tastefully updated, this spacious 1,650 sq ft mobile home offers comfortable, move-in ready living! Featuring 3 bedrooms and 2 full baths, the home has been meticulously cared for with numerous recent improvements throughout. Enjoy a bright and inviting interior with updated flooring, custom window blinds, replacement windows with a transferable warranty, and new exterior doors. Major mechanical updates include a new furnace and central air conditioning for year-round comfort. Outside, you’ll find a large rear deck—perfect for relaxing or entertaining—along with a blacktop driveway for easy parking. Additional storage is provided by an 8x10 shed with a

Key facts

• New furnace
• New exterior doors
• Custom window blinds

Tags

• UPDATED FLOORING
• CUSTOM WINDOW BLINDS
• REPLACEMENT WINDOWS
• NEW EXTERIOR DOORS
• NEW FURNACE
• CENTRAL AIR CONDITIONING

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath manufactured listed at $98k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $502 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $98k).

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Dryden Central School District (rural): math 38% / reading 53% proficiency, ranked #443 of 590 in NY (top 75%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 26 active listings in the ZIP; 382 units permitted in Tompkins County in 2024 (208 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $677 of loan paydown is wiped out by about $3k 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 + 3.0% rent growth), your $27k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $97,900

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. 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.
3. 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.
4. 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: 1.52% ✓
• Cap rate: 12.45%
• Cash-on-cash: 21.98%
• DSCR: 1.98
• GRM: 5.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 14.7%
• Equity multiple: 1.59×
• Total profit: $16,130
• Equity at exit: $14,597

10-year hold

• IRR: 23.4%
• Equity multiple: 3.02×
• Total profit: $55,307
• Equity at exit: $8,465

Cash invested: $27,412 (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 13068

• Home prices YoY: -13.6%
• Active inventory: 26
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,492 medium
• Mortgage (P&I): −$513
• Tax est. 1.5%: −$122 /mo · $1,468/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $502

Break-even live

Break-even rent $856

Max offer price $97,900

Occupancy floor 61%

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: $24,475
• Closing costs: $2,937
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-04-25
   status Pending
2. 2026-04-15
   historical Active Under Contract
3. 2026-04-11
   listed $97,900 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 2/10 Low 7 d/yr ≥92°F today · 16 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: $17,902
• − Mortgage interest: −$5,484
• − Property taxes: −$1,468
• − Insurance: −$490
• − Repairs & maintenance: −$1,432
• − Management: −$1,432
• − Depreciation: −$2,848
• Taxable income: $4,748
• Est. tax owed @ 24.0%: −$1,139
• After-tax cash flow: $4,884/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 · 14 photos

Good 80/100 Cosmetic rehab

This well-maintained and tastefully updated mobile home offers comfortable, move-in ready living with numerous recent improvements throughout.

Repairs flagged

• Minor Kitchen flooring — The flooring in the kitchen appears worn and could benefit from replacement.

Value-add opportunities

• Resale Painting the exterior siding — Painting the exterior siding can enhance the home's curb appeal and increase its resale value.
• Resale Replacing the worn kitchen flooring — Replacing the worn kitchen flooring can improve the home's overall condition and increase its resale value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen flooring · The flooring in the kitchen appears worn and could benefit from replacement.	Minor	$500–3,000
Total estimated repair cost · 1 items		$500–3,000

Value-add ROI direction

• Resale Painting the exterior siding — Painting the exterior siding can enhance the home's curb appeal and increase its resale value. ↑
• Resale Replacing the worn kitchen flooring — Replacing the worn kitchen flooring can improve the home's overall condition and increase its resale 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: Dryden Central School District
• NCES district ID: 3609330
• Math proficiency: 38% ▼ -13.00%
• Reading proficiency: 53% ▲ 13.00%
• Median HH income: $56,766
• Composite: 39.65/100
• National rank: #3914
• State rank: #443 of 590 in NY

Livability — McLean

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: McLean, NY
• City population: 67
• Population (ZIP): 4,464

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 (95%)
• Race & ethnicity: White 95% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Romanian 6% Lithuanian 4% Slovak 2%
• Foreign-born: 4% · Canada, China
• Languages at home: 97% English-only · Russian/Polish/Slavic 1%

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: ▼ -57.59%
• Current HPI: 366.6033
• 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 events — show timeline

• 2026-04-25 Pending — CNYIS
• 2026-04-15 Contingent — CNYIS
• 2026-04-11 Listed $97,900 CNYIS