50 Barker Rd · Central Square, NY 13036

$179,900

3 bd · 2.0 ba · 1,680 sqft · Manufactured public records · 1 Days on market

Built 1997 0.70 ac lot

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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 +22.9/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +7.4/10.0
• 1% rule +6.4/10.0
• Schools +3.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This nicely updated double-wide manufactured home offers comfortable living with thoughtful upgrades & updates throughout. Featuring three Bedrooms and two full Baths, including a private Primary Suite with its own full Bathroom, the layout is both functional and inviting. Inside, the spacious Living Room flows seamlessly into the open-concept Kitchen, Dining Room, and Family Room—creating a bright and connected space ideal for both everyday living and entertaining. The Kitchen also features a convenient snack bar pass-through to the Family Room, perfect for casual dining or staying connected while hosting. Seamless Luxury Vinyl Tile flooring runs throughout the home, complement

Key facts

• Open-concept kitchen
• Newer appliances
• 0.7 acre lot

Tags

• PRIVATE PRIMARY SUITE
• OPEN-CONCEPT KITCHEN
• SNACK BAR PASS-THROUGH
• LUXURY VINYL TILE FLOORING
• NEWER APPLIANCES
• GRANITE COMPOSITE SINK

Property features AI

Exterior

• Parking: Driveway parking; No garage
• Utilities: Public water connected; Septic tank; Circuit breaker electrical service; Cable available; High-speed internet available
• Home design: Single-story double wide mobile home; Manufactured by Redman Homes; Metal roof; Resale condition
• Construction: Vinyl siding; Copper plumbing; Crawl space foundation; Existing (previously built)
• Exterior features: Deck; Patio; Gravel driveway; Shed(s) / exterior storage; Rectangular lot

Interior

• Kitchen: Gas oven and gas range; Refrigerator; Range hood; Dishwasher; Exhaust fan
• Bedrooms: Three bedrooms on the main level
• Flooring: Luxury vinyl; Tile; Varied flooring
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Gas forced-air heating
• Interior features: Eat-in kitchen; Separate/formal living room; Kitchen open to family room; Pantry; Primary suite with bath in primary bedroom; Bedroom on main level; Main level primary
• Laundry & utility: Washer and dryer located on the main level; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $180k.

Deal economics

• At list price, monthly cash flow is $317 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Cap rate 8.4% vs local median 3.9% in Central Square — 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 64/100 on livability (#723 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A, cost of living A; Watch: amenities F, commute F, health & safety D-.
• Central Square Central School District (suburban): math 40% / reading 40% proficiency, ranked #507 of 590 in NY (top 86%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 35 active listings in the ZIP; 172 units permitted in Oswego County in 2024 (27 in 5+ unit buildings).

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• Oswego County population projected at -23% 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 $50k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $179,900

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: 1.14% ✓
• Cap rate: 8.41%
• Cash-on-cash: 7.56%
• DSCR: 1.34
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $75,600
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
33 Sharyl Dr	0.48mi	3/2.0	1,792 (+7%)	7mo	$79,900	$45	61

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

Projected returns pro-forma

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

5-year hold

• IRR: 29.8%
• Equity multiple: 3.35×
• Total profit: $118,250
• Equity at exit: $162,068

10-year hold

• IRR: 25.8%
• Equity multiple: 7.60×
• Total profit: $332,462
• Equity at exit: $349,506

Cash invested: $50,372 (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 13036

• Home prices YoY: 7.9%
• Active inventory: 35
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $2,043 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$278 /mo · $3,341/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$429
• Net cashflow: $317

Break-even live

Break-even rent $1,642

Max offer price $179,900

Occupancy floor 79%

Sensitivity live

Price	-10% $419	-5% $368	+0% $317	+5% $266	+10% $215
Rent	-10% $156	-5% $237	+0% $317	+5% $398	+10% $479
Rate	-1.0pp $408	-0.5pp $363	base $317	+0.5pp $271	+1.0pp $223

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Listing history 1 events

1. 2026-05-26
   listed $179,900 Active

ⓘ 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: $3,341 · $278/mo
• Projected year-2 tax: $3,341 · $278/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥93°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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,518
• − Mortgage interest: −$10,077
• − Property taxes: −$3,341
• − Insurance: −$900
• − Repairs & maintenance: −$1,961
• − Management: −$1,961
• − Depreciation: −$5,233
• Taxable income: $1,044
• Est. tax owed @ 24.0%: −$250
• After-tax cash flow: $3,557/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: Central Square Central School District
• NCES district ID: 3606900
• Math proficiency: 40% ▼ -18.00%
• Reading proficiency: 40% ▼ -12.00%
• Median HH income: $55,807
• Composite: 35.05/100
• National rank: #5035
• State rank: #507 of 590 in NY

Livability — Central Square

• Score: 64/100
• State rank: #723
• US rank: #13714

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 9,079

Population outlook (Oswego County) Hauer SSP2

• Today (2025): 114,465 people
• By 2030: 109,968 · -3.9%
• By 2040: 99,205 · -13.3%
• By 2050: 87,979 · -23.1%
• By 2075: 65,100 · -43.1%
• By 2100: 47,117 · -58.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 3%
• Common ancestry: Romanian 8% Lithuanian 6% Iranian 3%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Other Indo-European 2% Spanish 1%

Political lean MEDSL · Oswego

• 2024 margin: Strong R (+24.2) · D 37.9% · R 62.1%
• 2008→2024 swing: -26.6pp toward R · 2008: 2.5pp · 2024: -24.2pp
• All cycles: 2024: R+24.2 2020: R+20.2 2016: R+23.2 2012: D+7.9 2008: D+2.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 23.27%
• Current HPI: 318.5068
• 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

1 event — show timeline

• 2026-05-26 Listed $179,900 CNYIS

Property tax history

+3.8%/yr

Latest (2025): $3,341 · -0.2% YoY. Source: county tax records.