2431 County Road 17 · Montour Falls, NY 14891

$119,900

2 bd · 1.5 ba · 980 sqft · Manufactured public records · 47 Days on market

Built 1984 1.29 ac lot ↓ 7% since listing

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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).

• Cash flow +13.6/30.0
• ARV discount +7.5/15.0
• DSCR +4.1/10.0
• Schools +3.8/10.0
• Livability +3.2/5.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

In Watkins Glen! 1.29 acre level corner lot with a cozy mobile home that can be used or moved to make room for a new build! Once inside, it's completely apparent a woodworker lived here and took a lot of pride in his craft! There isn't much in this home that wasn't redone in wood and it's charming! This single wide was a 2 bedroom, owner turned the small bedroom into a utility room, but could be turned back into a second bedroom with a little work. You really need to see the inside of this one to appreciate it. The entire property is level and open. There is an apple tree, lilacs and a few mature trees that dot the property and add to the park like setting. It would truly make a beautiful b

Key facts

• Apple tree
• Level corner lot
• Mature trees

Tags

• LEVEL CORNER LOT
• APPLE TREE
• MATURE TREES
• PUBLIC WATER AVAILABLE
• PUBLIC SEWER AVAILABLE
• CONVENIENT TO DOWNTOWN

Property features AI

Finance

• Other: Corner, irregular lot with road frontage on a main thoroughfare; Lot dimensions approximately 197 x 229 on about 1.29 acres

Exterior

• Parking: No garage
• Utilities: Electricity connected; High-speed internet available; Cable available; Water: public and well (not connected); Sewer available (septic tank)
• Home design: Single-wide mobile home; Single-story; Existing construction
• Construction: Wood siding; Metal roof; Pillar/post/pier foundation; Built as existing (year built details: Existing)
• Exterior features: Deck; Covered porch; Porch; Dirt driveway; Gravel driveway; Shed(s)/storage

Interior

• Kitchen: Built-in range; Built-in oven; Double oven; Electric cooktop; Range hood; Exhaust fan; Refrigerator; Electric water heater
• Bedrooms: One main-level bedroom
• Flooring: Carpet; Vinyl; Varied flooring
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Electric heating; Cooling with wall unit(s)
• Interior features: Eat-in kitchen; Separate/formal living room; Kitchen island; Convertible bedroom; Thermal windows
• Laundry & utility: Washer; Dryer (main level laundry)

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath manufactured listed at $120k.

Deal economics

• At list price, monthly cash flow is $6 ($75/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $91k (24.2% below list).
• Recommended offer: $91k (24.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#786 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A-, housing B+; Watch: health & safety D, amenities F, commute F.
• Watkins Glen Central School District (town): math 42% / reading 46% proficiency, ranked #472 of 590 in NY (top 80%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Watkins Glen Elementary School (math 37% / reading 41%, grade F, #1,505 of 2,108 statewide, top 72%, 468 students, 42% FRL); Watkins Glen Central High School (math 47% / reading 52%, grade D, #974 of 1,100 statewide, top 91%, 432 students, 41% FRL).
• Market conditions: 18 active listings in the ZIP; 52 units permitted in Schuyler County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $829 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Schuyler County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.

Recommended offer $90,936 (24.2% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-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. 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: 0.76% ✗
• Cap rate: 6.36%
• Cash-on-cash: 0.22%
• DSCR: 1.01
• GRM: 11.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -16.0%
• Equity multiple: 0.43×
• Total profit: $-19,087
• Equity at exit: $17,877

10-year hold

• IRR: -7.7%
• Equity multiple: 0.51×
• Total profit: $-16,340
• Equity at exit: $10,367

Cash invested: $33,572 (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 14891

• Home prices YoY: -11.4%
• Active inventory: 18
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $909 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$33 /mo · $401/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$191
• Net cashflow: $6

Break-even live

Break-even rent $901

Max offer price $119,900

Occupancy floor 94%

Sensitivity live

Price	-10% $74	-5% $40	+0% $6	+5% $-28	+10% $-62
Rent	-10% $-66	-5% $-30	+0% $6	+5% $42	+10% $78
Rate	-1.0pp $67	-0.5pp $37	base $6	+0.5pp $-25	+1.0pp $-56

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $119,900 Active 47 DOM
2. 2026-06-21
   days on market $119,900 Active 46 DOM
3. 2026-06-18
   days on market $119,900 Active 44 DOM
4. 2026-06-17
   days on market $119,900 Active 43 DOM
5. 2026-06-16
   days on market $119,900 Active 42 DOM
6. 2026-06-15
   days on market $119,900 Active 41 DOM
7. 2026-06-13
   days on market $119,900 Active 39 DOM
8. 2026-06-12
   pricedays on market $119,900 Active 38 DOM
9. 2026-06-09
   days on market $129,000 Active 35 DOM
10. 2026-06-08
    days on market $129,000 Active 34 DOM
11. 2026-06-07
    days on market $129,000 Active 33 DOM
12. 2026-06-07
    days on market $129,000 Active 32 DOM
13. 2026-06-04
    days on market $129,000 Active 29 DOM
14. 2026-06-02
    days on market $129,000 Active 28 DOM
15. 2026-06-01
    days on market $129,000 Active 27 DOM
16. 2026-05-31
    days on market $129,000 Active 26 DOM
17. 2026-05-05
    listed $129,000 Active 1173-char remark

ⓘ 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: $401 · $33/mo
• Projected year-2 tax: $1,213 · $101/mo
• Expected delta: +$813/yr (+$68/mo · 202.9%)

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

Taxation est. · year 1

• Rental income: $10,912
• − Mortgage interest: −$6,716
• − Property taxes: −$401
• − Insurance: −$600
• − Repairs & maintenance: −$873
• − Management: −$873
• − Depreciation: −$3,488
• Taxable loss: −$2,038
• Est. tax savings @ 24.0%: +$489
• After-tax cash flow: $565/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: Watkins Glen Central School District
• NCES district ID: 3630240
• Math proficiency: 42% ▼ -6.00%
• Reading proficiency: 46% ▼ -2.00%
• Median HH income: $47,157
• Composite: 37.53/100
• National rank: #4395
• State rank: #472 of 590 in NY

Livability — Montour Falls

• Score: 63/100
• State rank: #786
• US rank: #15104

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,527

Population outlook (Schuyler County) Hauer SSP2

• Today (2025): 17,999 people
• By 2030: 17,676 · -1.8%
• By 2040: 16,586 · -7.9%
• By 2050: 15,322 · -14.9%
• By 2075: 13,004 · -27.8%
• By 2100: 10,752 · -40.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 2% Asian 2% Black 2% Hispanic / Latino 1%
• Common ancestry: Romanian 8% Iranian 3% Slovak 3%
• Foreign-born: 3% · China
• Languages at home: 95% English-only · Spanish 2% Chinese 1% German/W. Germanic 1%

Political lean MEDSL · Schuyler

• 2024 margin: Strong R (+21.0) · D 39.5% · R 60.5%
• 2008→2024 swing: -13.9pp toward R · 2008: -7.1pp · 2024: -21.0pp
• All cycles: 2024: R+21.0 2020: R+17.6 2016: R+28.7 2012: R+7.9 2008: R+7.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -35.39%
• Current HPI: 274.4932
• 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

-7.1% since first listed

2 events — show timeline

• 2026-06-11 Price Changed $119,900 UNYREIS
• 2026-05-05 Listed $129,000 UNYREIS

Property tax history

+0.0%/yr

Latest (2022): $401 · +0.0% YoY. Source: county tax records.