5839 Chili Riga Center Rd Unit E6 · Churchville, NY 14428

$24,900

2 bd · 1.0 ba · 950 sqft · Manufactured · 8 Days on market

Built 1976 15 ac lot Est $28k · 10% under

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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 +15.0/30.0
• ARV discount +11.8/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.8/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this cozy single-wide mobile home in a great location! The well-maintained home features an open layout with 2 bedroom, one of which was just recently added on, and 1 full bath, ideal for easy and comfortable living. Vinyl windows and floors provide durability and a modern touch, while the front porch with dual entrances adds charm and convenience. Enjoy the added bonus of a side yard, perfect for relaxing or outdoor activities. With first-floor laundry and a prime spot in the community, this home offers both comfort and practicality. SF Listed is approximate and there are no records available for verified SF. Come see all this great home has to offer today!

Key facts

• Vinyl windows
• Front porch
• Great location

Tags

• OPEN LAYOUT
• VINYL WINDOWS
• FRONT PORCH
• SIDE YARD
• FIRST-FLOOR LAUNDRY
• GREAT LOCATION

Property features AI

Finance

• HOA & community: Land lease: $580

Exterior

• Parking: No garage
• Utilities: Electricity available and connected (circuit breakers); Public water connected; Sewer connected; High-speed internet available; Cable available
• Home design: Single-wide mobile home; One story; Resale condition; Metal roof; Aluminum siding; City street frontage; Rectangular residential lot
• Construction: Metal roof; Aluminum siding; Existing structure
• Exterior features: Covered porch; Gravel driveway; Shed(s)/storage

Interior

• Kitchen: Gas oven; Gas range; Range hood; Exhaust fan; Refrigerator
• Bedrooms: 2 main-level bedrooms
• Flooring: Vinyl; Varied flooring
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Oil heating with forced air
• Interior features: Eat-in kitchen; Kitchen/family room combo; Bedroom on main level; Main level primary; Thermal windows; No stairs (accessible)
• Laundry & utility: Main-level laundry; Oil water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $25k.

Deal economics

• At list price, monthly cash flow is $991 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $25k).

Location & tenants

• Location reads 71/100 on livability (#412 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A, schools B+; Watch: amenities F, commute F, health & safety D-.
• Churchville-Chili Central School District (rural): math 53% / reading 57% proficiency, ranked #291 of 590 in NY (top 49%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 34 active listings in the ZIP; 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $172 of loan paydown is wiped out by about $747 of value loss. Plan a longer hold.
• Monroe County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

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

Recommended offer $24,900

Questions for the listing agent

1. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-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?
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: 6.25% ✓
• Cap rate: 57.25%
• Cash-on-cash: 181.97%
• DSCR: 9.10
• GRM: 1.3

CMA / ARV

• ARV (on-the-fly): $27,550
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5839 Chili Riga A-1 Ave	0.02mi	2/1.0	980 (+3%)	15mo	$28,000	$29	81

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 9.48×
• Total profit: $59,135
• Equity at exit: $3,713

10-year hold

• IRR: —
• Equity multiple: 20.08×
• Total profit: $133,013
• Equity at exit: $2,153

Cash invested: $6,972 (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 14428

• Home prices YoY: -18.0%
• Active inventory: 34
• Price-to-rent: 1.3×

Monthly cashflow live

• Estimated rent: $1,556 medium
• Mortgage (P&I): −$131
• Tax est. 1.5%: −$31 /mo · $374/yr
• Insurance: −$10
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $991

Break-even live

Break-even rent $302

Max offer price $24,900

Occupancy floor 31%

Sensitivity live

Price	-10% $1,008	-5% $999	+0% $991	+5% $982	+10% $974
Rent	-10% $868	-5% $929	+0% $991	+5% $1,052	+10% $1,114
Rate	-1.0pp $1,003	-0.5pp $997	base $991	+0.5pp $984	+1.0pp $978

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: $6,225
• Closing costs: $747
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-18
   days on market $24,900 Active 8 DOM
2. 2026-06-17
   days on market $24,900 Active 7 DOM
3. 2026-06-16
   days on market $24,900 Active 6 DOM
4. 2026-06-15
   days on market $24,900 Active 5 DOM
5. 2026-06-13
   remarks 677-char remark
6. 2026-06-13
   listed $24,900 Active 3 DOM

ⓘ 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 7/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥95°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,674
• − Mortgage interest: −$1,395
• − Property taxes: −$374
• − Insurance: −$922
• − Repairs & maintenance: −$1,494
• − Management: −$1,494
• − Depreciation: −$724
• Taxable income: $12,271
• Est. tax owed @ 24.0%: −$2,945
• After-tax cash flow: $8,945/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: Churchville-Chili Central School District
• NCES district ID: 3607530
• Math proficiency: 53% ▼ -13.00%
• Reading proficiency: 57% ▲ 3.00%
• Median HH income: $61,997
• Composite: 48.07/100
• National rank: #2191
• State rank: #291 of 590 in NY

Livability — Churchville

• Score: 71/100
• State rank: #412
• US rank: #7142

Category grades

Amenities F Commute F Cost of living B 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): 7,986

Population outlook (Monroe County) Hauer SSP2

• Today (2025): 759,460 people
• By 2030: 757,154 · -0.3%
• By 2040: 740,644 · -2.5%
• By 2050: 714,443 · -5.9%
• By 2075: 645,883 · -15.0%
• By 2100: 547,084 · -28.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Romanian 9% Lithuanian 5% Subsaharan African 4%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Russian/Polish/Slavic 3% Spanish 2% Other Indo-European 1%

Political lean MEDSL · Monroe

• 2024 margin: D (+19.1) · D 59.5% · R 40.5%
• 2008→2024 swing: +1.4pp toward D · 2008: 17.7pp · 2024: 19.1pp
• All cycles: 2024: D+19.1 2020: D+21.0 2016: D+14.1 2012: D+17.4 2008: D+17.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -61.45%
• Current HPI: 280.4933
• 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

• 2026-06-10 Listed $24,900 UNYREIS