106 Whispering Pines Ln · Afton, NY 13730

$45,000

2 bd · 2.0 ba · 858 sqft · Manufactured · 29 Days on market

Built 2016 Good condition $52/sqft · 115% above area ↓ 21% since listing

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Why this score? — see what drove the A- 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
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Condition / age +3.8/5.0
• Schools +3.3/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0

Listing remarks

Clean, comfortable manufactured home located in a quiet park close to the town of Afton. Open floor plan. Master bedroom has a walk in closet and it's own private bathroom. Separate laundry area is convenient but tucked out of the way. Lovely, well maintained kitchen will make mealtimes a breeze. New carpets have been installed recently. Small garden area and flowers in the yard make this 2 bedroom, 2 bath feel like home. Lot rent includes water, sewer and garbage. Must apply with park. Park rules available. 24 hour notice required. 2 minutes from I-88 for easy commute to work.

Key facts

• Open floor plan
• Walk in closet
• Private bathroom

Tags

• OPEN FLOOR PLAN
• WALK IN CLOSET
• PRIVATE BATHROOM
• SEPARATE LAUNDRY AREA
• WELL MAINTAINED KITCHEN
• SMALL GARDEN AREA

Property features AI

Finance

• HOA & community: Land lease: $405/month

Exterior

• Parking: No garage
• Utilities: Public water connected; Septic tank; Circuit breaker electrical service
• Home design: Single-wide mobile home; One story; Resale property; Clayton model; Home faces unspecified direction
• Construction: Vinyl siding; Pillar/post/pier foundation; Marlett manufacturer
• Exterior features: Dirt driveway; Leased propane tank; Rectangular lot; Private road frontage

Interior

• Kitchen: Dishwasher; Gas oven; Gas range; Refrigerator; Range hood; Exhaust fan
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Laminate; Varies
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Propane forced-air heating; Central air conditioning
• Interior features: Ceiling fans; Country-style kitchen; Main-level primary bedroom; Bedroom on main level
• Laundry & utility: Laundry on the main level; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $45k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $954 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $45k).
• Recommended offer: $44k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#876 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: health & safety D, schools D-, amenities F.
• Afton Central School District (rural): math 36% / reading 35% proficiency, ranked #690 of 755 in NY (top 91%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 26 active listings in the ZIP; 151 units permitted in Chenango County in 2024 (96 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($311 loan paydown + $4k appreciation (10.0% local appreciation)).
• Chenango County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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.

Recommended offer $44,325 (1.5% below list)

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 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?
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: 3.56% ✓
• Cap rate: 31.72%
• Cash-on-cash: 90.82%
• DSCR: 5.04
• GRM: 2.3

CMA / ARV

• ARV (median comp): $20,933
• List price: $45,000
• Delta: 114.97%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 99.8%
• Equity multiple: 7.77×
• Total profit: $85,269
• Equity at exit: $40,540

10-year hold

• IRR: 95.1%
• Equity multiple: 17.14×
• Total profit: $203,387
• Equity at exit: $87,425

Cash invested: $12,600 (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 13730

• Home prices YoY: 3.9%
• Active inventory: 26
• Price-to-rent: 2.3×

Monthly cashflow live

• Estimated rent: $1,601 medium
• Mortgage (P&I): −$236
• Tax est. 1.5%: −$56 /mo · $675/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $954

Break-even live

Break-even rent $394

Max offer price $45,000

Occupancy floor 35%

Sensitivity live

Price	-10% $985	-5% $969	+0% $954	+5% $938	+10% $923
Rent	-10% $827	-5% $890	+0% $954	+5% $1,017	+10% $1,080
Rate	-1.0pp $976	-0.5pp $965	base $954	+0.5pp $942	+1.0pp $930

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-12
   statusdays on market $45,000 Pending 29 DOM
2. 2026-06-09
   days on market $45,000 Active 26 DOM
3. 2026-06-08
   days on market $45,000 Active 25 DOM
4. 2026-06-07
   days on market $45,000 Active 24 DOM
5. 2026-06-07
   days on market $45,000 Active 23 DOM
6. 2026-06-04
   days on market $45,000 Active 20 DOM
7. 2026-06-02
   days on market $45,000 Active 19 DOM
8. 2026-06-01
   days on market $45,000 Active 18 DOM
9. 2026-05-31
   days on market $45,000 Active 17 DOM
10. 2026-05-14
    listed $45,000 Active 584-char remark
11. 2025-09-12
    historical
12. 2025-04-30
    price $45,000
13. 2025-03-17
    listed $48,000 Active
14. 2024-12-27
    historical
15. 2024-12-10
    price $48,000
16. 2024-09-20
    price $50,000
17. 2024-07-25
    price $52,000
18. 2024-06-26
    listed $57,000 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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥90°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: $19,209
• − Mortgage interest: −$2,521
• − Property taxes: −$675
• − Insurance: −$225
• − Repairs & maintenance: −$1,537
• − Management: −$1,537
• − Depreciation: −$1,309
• Taxable income: $11,406
• Est. tax owed @ 24.0%: −$2,737
• After-tax cash flow: $8,706/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 well-maintained manufactured home is in good condition with recent updates, making it a solid investment with potential for further improvements to enhance its value.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and can increase both resale and rental value.
• Both Upgrade landscaping — Improves curb appeal and can increase both resale and rental value.
• Both Install new windows — Can increase natural light and energy efficiency, enhancing both resale and rental value.
• Both Update kitchen appliances — Modernizes the kitchen and can increase both resale and rental value.
• Both Install new flooring in bathrooms — Enhances the look and feel of the bathrooms, increasing both resale and rental value.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and can increase both resale and rental value. ↑
• Both Upgrade landscaping — Improves curb appeal and can increase both resale and rental value. ↑
• Both Install new windows — Can increase natural light and energy efficiency, enhancing both resale and rental value. ↑
• Both Update kitchen appliances — Modernizes the kitchen and can increase both resale and rental value. ↑
• Both Install new flooring in bathrooms — Enhances the look and feel of the bathrooms, increasing both resale and rental 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: Afton Central School District
• NCES district ID: 3602400
• Math proficiency: 36% ▼ -5.00%
• Reading proficiency: 35% ▼ -3.00%
• Median HH income: $46,188
• Composite: 33.01/100
• National rank: #10669
• State rank: #690 of 755 in NY

Livability — Afton

• Score: 62/100
• State rank: #876
• US rank: #16945

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 2,763
• Population (ZIP): 2,763

Population outlook (Chenango County) Hauer SSP2

• Today (2025): 45,669 people
• By 2030: 43,484 · -4.8%
• By 2040: 38,774 · -15.1%
• By 2050: 34,000 · -25.6%
• By 2075: 24,637 · -46.1%
• By 2100: 16,452 · -64.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Iranian 5% Serbian 3% Romanian 3%
• Foreign-born: 2% · Canada, China
• Languages at home: 98% English-only · German/W. Germanic 1% Spanish 1%

Political lean MEDSL · Chenango

• 2024 margin: Strong R (+27.2) · D 36.4% · R 63.6%
• 2008→2024 swing: -26.1pp toward R · 2008: -1.1pp · 2024: -27.2pp
• All cycles: 2024: R+27.2 2020: R+23.3 2016: R+28.1 2012: R+3.4 2008: R+1.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 12.25%
• Current HPI: 325.5182
• 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

-21.1% since first listed

10 events — show timeline

• 2026-06-12 Pending — UNYREIS
• 2026-05-14 Listed $45,000 UNYREIS
• 2025-09-12 Listing Removed — UNYREIS
• 2025-04-30 Price Changed $45,000 UNYREIS
• 2025-03-17 Listed $48,000 UNYREIS
• 2024-12-27 Listing Removed — UNYREIS
• 2024-12-10 Price Changed $48,000 UNYREIS
• 2024-09-20 Price Changed $50,000 UNYREIS
• 2024-07-25 Price Changed $52,000 UNYREIS
• 2024-06-26 Listed $57,000 UNYREIS