814 County Road 9 · Greene, NY 13746

$149,000

3 bd · 2.0 ba · 1,216 sqft · Manufactured public records · 6 Days on market

Built 2016 1.00 ac lot

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Why this score? — see what drove the D 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).

• Appreciation +9.5/10.0
• Cash flow +9.1/30.0
• ARV discount +7.5/15.0
• Schools +4.9/10.0
• Livability +3.6/5.0
• 1% rule +2.8/10.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Take a look at this great home that has mature apple and peach trees, blueberries, strawberries, rhubarb, horseradish, onions, garlic, asparagus and white grapes! Newer holding tank and dry well for the septic, well pump, appliances, 100 AMP electrical service. A one-year supply of firewood for the outside wood boiler; the log splitter and plow truck will remain with the house. The detached oversized garage includes a kitchen, half bath and heat. * New carpet on order and will be replaced soon * This 2016 mobile home with a 12x24 family room addition sits on a 12" concrete slab and is tied down with ground straps.

Key facts

• Strawberries
• Onions
• Horseradish

Tags

• MATURE APPLE AND PEACH TREES
• BLUEBERRIES
• STRAWBERRIES
• RHUBARB
• HORSERADISH
• ONIONS

Property features AI

Exterior

• Parking: Detached heated garage; 2 garage spaces
• Utilities: Well water; Septic tank; Cable available
• Home design: Manufactured home (single wide); Residential property
• Construction: Vinyl siding; Slab foundation; Built as a manufactured home
• Exterior features: Covered porch; Shed(s); Workshop; Sloped-down lot

Interior

• Kitchen: Range; Free-standing range; Microwave; Dishwasher; Refrigerator; Electric water heater
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Additional/other heating (see remarks); Ceiling fans
• Interior features: Insulated windows; 12 total rooms
• Laundry & utility: Washer; Dryer; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $149k.

Deal economics

• At list price, monthly cash flow is $-116 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $129k (13.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $117k (21.7% below list).
• Recommended offer: $117k (21.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 71/100 on livability (#407 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: employment D+, health & safety D, amenities F.
• Greene Central School District (rural): math 56% / reading 58% proficiency, ranked #282 of 590 in NY (top 48%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Greene Primary School (234 students, 45% FRL).
• Market conditions: 13 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 $14k of equity ($1k loan paydown + $13k appreciation (9.0% local appreciation)).
• Chenango County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $22k; list at $149k implies a 577% gain — meaningful room to come down on a strong offer.

Recommended offer $116,740 (21.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.78% ✗
• Cap rate: 5.36%
• Cash-on-cash: -3.33%
• DSCR: 0.85
• GRM: 10.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

8.97% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.7%
• Equity multiple: 2.52×
• Total profit: $63,424
• Equity at exit: $123,194

10-year hold

• IRR: 18.2%
• Equity multiple: 5.57×
• Total profit: $190,520
• Equity at exit: $254,742

Cash invested: $41,720 (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 13746

• Home prices YoY: 2.8%
• Active inventory: 13
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,167 medium
• Mortgage (P&I): −$781
• Tax from tax record: −$195 /mo · $2,335/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $-116

Break-even live

Break-even rent $1,314

Max offer price $128,549

Occupancy floor —

Sensitivity live

Price	-10% $-31	-5% $-74	+0% $-116	+5% $-158	+10% $-200
Rent	-10% $-208	-5% $-162	+0% $-116	+5% $-70	+10% $-24
Rate	-1.0pp $-41	-0.5pp $-78	base $-116	+0.5pp $-154	+1.0pp $-194

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-21
   days on market $149,000 Active 6 DOM
2. 2026-06-21
   remarks 622-char remark
3. 2026-06-21
   days on market $149,000 Active 5 DOM
4. 2026-06-18
   days on market $149,000 Active 3 DOM
5. 2026-06-17
   days on market $149,000 Active 2 DOM
6. 2026-06-16
   remarks 597-char remark
7. 2026-06-16
   listed $149,000 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: $2,335 · $195/mo
• Projected year-2 tax: $2,426 · $202/mo
• Expected delta: +$92/yr (+$8/mo · 3.9%)

ⓘ 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 ≥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: $14,009
• − Mortgage interest: −$8,346
• − Property taxes: −$2,335
• − Insurance: −$745
• − Repairs & maintenance: −$1,121
• − Management: −$1,121
• − Depreciation: −$4,335
• Taxable loss: −$3,993
• Est. tax savings @ 24.0%: +$958
• After-tax cash flow: $-431/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: Greene Central School District
• NCES district ID: 3612750
• Math proficiency: 56% ▼ -2.00%
• Reading proficiency: 58% ▲ 8.00%
• Median HH income: $52,876
• Composite: 48.86/100
• National rank: #2084
• State rank: #282 of 590 in NY

Livability — Greene

• Score: 71/100
• State rank: #407
• US rank: #6991

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

• Population (ZIP): 2,432

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 (88%)
• Race & ethnicity: White 88% Two or more races 11%
• Common ancestry: Romanian 7% Iranian 3% Italian 2%
• Foreign-born: 0%
• Languages at home: 99% English-only · Other Asian/Pacific 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: ▲ 8.97%
• Current HPI: 327.2388
• 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

+577.3% since first listed

2 events — show timeline

• 2026-06-15 Listed $149,000 GBAOR
• 2003-05-14 Sold (Public Records) $22,000 Public Records

Property tax history

+9.8%/yr

Latest (2025): $2,335 · -0.1% YoY. Source: county tax records.