49 Osovski Rd · Candor, NY 13743

$120,000

3 bd · 2.0 ba · 1,736 sqft · Manufactured public records · 4 Days on market

Built 1999 1.18 ac lot

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Why this score? — see what drove the C+ 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 +22.6/30.0
• Appreciation +8.1/10.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• 1% rule +5.4/10.0
• Schools +3.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This deeded double-wide will need some elbow grease, but the lovely setting makes it totally worth it. Surrounded by bluffs, and directly across the road from Hoyt Creek, you couldn't ask for a more tranquil and private setting on this dead end road. House looks like it will need everything: roof, electrical, plumbing, and a full cosmetic overhaul. But the bones appear to be solid. Studio outbuilding has electrical hookup. Lean-to shed for your riding mower. This Property is being offered by New Jersey Community Capital, a non-profit out of New Brunswick. Their mission is to rehab and flip, or sell, homes to owner occupants of modest means. Lower-income buyers are encouraged to make offers. This said, it will have to be CASH or REHAB. THIS PROPERTY WILL NOT FINANCE. Buyers will also need to fill out an income questionnaire. All offers accompanied by questionnaire will be considered. Just 30 minutes from Ithaca and Binghamton. 10 mins from Owego.

Key facts

• Newer flooring
• Renovated bathrooms
• Creek nearby

Tags

• CREEK NEARBY
• UPDATED KITCHEN
• RENOVATED BATHROOMS
• NEWER FLOORING
• SPACIOUS OPEN FLOOR PLAN
• REAR DECK PARTIALLY REBUILT

Property features AI

Exterior

• Utilities: Public water; Septic tank sewer; Cable available
• Home design: Manufactured home (double wide); Residential property
• Construction: Vinyl siding; Foundation: see remarks; Above-grade finished area: 1,736
• Exterior features: Level lot

Interior

• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric forced-air heating
• Interior features: Vinyl flooring; Fireplace (1)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $120k.

Deal economics

• At list price, monthly cash flow is $138 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).

Location & tenants

• Location reads 61/100 on livability (#895 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety D, crime F, amenities F.
• Candor Central School District (rural): math 26% / reading 45% proficiency, ranked #551 of 590 in NY (top 93%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Candor Elementary School (math 17% / reading 42%, grade F, #1,729 of 2,108 statewide, top 84%, 400 students, 46% FRL); Candor Junior-Senior High School (math 37% / reading 52%, grade F, #1,032 of 1,100 statewide, top 95%, 306 students, 60% FRL).
• Market conditions: 21 active listings in the ZIP; 139 units permitted in Tioga County in 2024 (65 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($830 loan paydown + $8k appreciation (6.3% local appreciation)).
• Tioga County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.3% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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.
• Current owner paid $25k; list at $120k implies a 380% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $120,000

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. 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.
6. 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.
7. 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: 1.04% ✓
• Cap rate: 8.34%
• Cash-on-cash: 7.31%
• DSCR: 1.33
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $24,304
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
49 Osovski Rd	0.00mi	3/2.0	1,736 (0%)	22mo	$25,000	$14	82

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

Projected returns pro-forma

6.26% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.0%
• Equity multiple: 2.35×
• Total profit: $45,352
• Equity at exit: $77,427

10-year hold

• IRR: 19.2%
• Equity multiple: 4.75×
• Total profit: $126,105
• Equity at exit: $142,160

Cash invested: $33,600 (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 13743

• Home prices YoY: 2.5%
• Active inventory: 21
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,253 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$106 /mo · $1,269/yr
• Insurance: −$50
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $138

Break-even live

Break-even rent $1,078

Max offer price $120,000

Occupancy floor 84%

Sensitivity live

Price	-10% $206	-5% $172	+0% $138	+5% $104	+10% $70
Rent	-10% $39	-5% $89	+0% $138	+5% $188	+10% $237
Rate	-1.0pp $199	-0.5pp $169	base $138	+0.5pp $107	+1.0pp $75

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-21
   days on market $120,000 Active 4 DOM
2. 2026-06-19
   days on market $120,000 Active 2 DOM
3. 2026-06-18
   remarks 699-char remark
4. 2026-06-18
   listed $120,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast NY · Partial reset (capped growth)

• Current annual tax: $1,269 · $106/mo
• Projected year-2 tax: $1,648 · $137/mo
• Expected delta: +$380/yr (+$32/mo · 29.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥94°F today · 15 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: $15,033
• − Mortgage interest: −$6,722
• − Property taxes: −$1,269
• − Insurance: −$1,398
• − Repairs & maintenance: −$1,203
• − Management: −$1,203
• − Depreciation: −$3,491
• Taxable loss: −$251
• Est. tax savings @ 24.0%: +$60
• After-tax cash flow: $1,719/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: Candor Central School District
• NCES district ID: 3606420
• Math proficiency: 26% ▼ -10.00%
• Reading proficiency: 45% ▲ 17.00%
• Median HH income: $51,707
• Composite: 30.85/100
• National rank: #6129
• State rank: #551 of 590 in NY

Livability — Candor

• Score: 61/100
• State rank: #895
• US rank: #17419

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,893

Population outlook (Tioga County) Hauer SSP2

• Today (2025): 45,155 people
• By 2030: 42,801 · -5.2%
• By 2040: 37,960 · -15.9%
• By 2050: 33,071 · -26.8%
• By 2075: 24,144 · -46.5%
• By 2100: 16,545 · -63.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 4%
• Common ancestry: Romanian 4% Italian 2% Iranian 2%
• Foreign-born: 1% · Canada
• Languages at home: 95% English-only · German/W. Germanic 4%

Political lean MEDSL · Tioga

• 2024 margin: Strong R (+22.9) · D 38.6% · R 61.4%
• 2008→2024 swing: -12.7pp toward R · 2008: -10.2pp · 2024: -22.9pp
• All cycles: 2024: R+22.9 2020: R+20.6 2016: R+27.6 2012: R+15.1 2008: R+10.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.26%
• Current HPI: 261.1296
• 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

+352.8% since first listed

7 events — show timeline

• 2026-06-17 Listed $120,000 GBAOR
• 2024-08-23 Sold (MLS) $25,000 GBAOR
• 2024-04-22 Pending — GBAOR
• 2024-04-10 Price Changed $34,900 GBAOR
• 2024-03-08 Listed $39,900 GBAOR
• 2008-03-21 Sold (Public Records) $92,220 Public Records
• 1994-07-08 Sold (Public Records) $26,500 Public Records

Property tax history

-8.6%/yr

Latest (2025): $1,269 · -67.7% YoY. Source: county tax records.