52 Vine Valley Park · Rushville, NY 14507

$79,900

3 bd · 1.0 ba · 720 sqft · Manufactured · 112 Days on market

Built 1973 Poor condition

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.6/10.0
• Schools +3.4/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0

Listing remarks MLS

Vine Valley Park 3 bedroom one bathroom home on Lot 52. YOU ARE BUYING HOME ONLY, NOT LAND. Seasonal use property FULLY FURNISHED. 700' of lake frontage with new T-dock for hoists. Seller has owned home for 30 plus yrs. Great place to make lifetime family memories and new friends. Close knit Community. General store with some prepared foods, Community Center, boat launch and public beaches at end of road next door. The lot location of this mobile home is the upper corner lot. Very quite and private. You can avoid the busy roadway traffic and noise. Beach is close enough to walk in just 2 minutes. Beautiful beach and water front, plenty of grassy open areas for play, and mature trees for shade on hot summer days. You will enjoy all the privileges of owning a beach front cottage with out the taxes. Park owned water, septic, road, public beach/park area maintenance and trash removal included in lot rent. Spectrum high speed internet and cable available. Park open from 4/15-10/15 with annual lot fee $9500. Buyer must be park approved within 10 days of acceptance of offer. Come enjoy all this on day one. .

Key facts

• Public beaches
• New t-dock
• Boat launch

Tags

• LAKE FRONTAGE
• NEW T-DOCK
• FULLY FURNISHED
• BOAT LAUNCH
• PUBLIC BEACHES
• UPPER CORNER LOT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $80k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $80k).
• Recommended offer: $73k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 55/100 on livability (#1,127 in NY) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: crime F, amenities F, commute F.
• Gorham-Middlesex Central School District (Marcus Whitman) (rural): math 36% / reading 42% proficiency, ranked #519 of 590 in NY (top 88%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Middlesex Valley Elementary School (250 students, 71% FRL); Marcus Whitman Middle School (math 20% / reading 42%, grade F, #534 of 729 statewide, top 73%, 275 students, 58% FRL); Marcus Whitman High School (math 98% / reading 75%, grade A, #342 of 1,100 statewide, top 31%, 337 students, 58% FRL) — zoned schools average 62% FRL vs 40% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 59% at this address vs 39% district-wide (+20 pts) — the actual schools serving this property are materially stronger than the Gorham-Middlesex Central School District (Marcus Whitman) average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 12 active listings in the ZIP; 107 units permitted in Yates County in 2024 (8 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($552 loan paydown + $3k appreciation (3.2% local appreciation)).
• Yates County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.2% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 112 days — a 9% lower offer ($73k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $314/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $72,709 (9.0% below list)

Questions for the listing agent

1. It's been on market 112 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
9. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
10. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
11. 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.
12. 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.
13. 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: 3.37% ✓
• Cap rate: 29.94%
• Cash-on-cash: 84.44%
• DSCR: 4.76
• GRM: 2.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.22% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 72.6%
• Equity multiple: 5.07×
• Total profit: $91,076
• Equity at exit: $36,924

10-year hold

• IRR: 72.0%
• Equity multiple: 10.43×
• Total profit: $210,893
• Equity at exit: $57,691

Cash invested: $22,372 (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 14507

• Home prices YoY: 1.2%
• Active inventory: 12
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $2,692 medium
• Mortgage (P&I): −$419
• Tax est. 1.5%: −$100 /mo · $1,198/yr
• Insurance: −$33
• Flood insurance flood zone: −$314 /mo · $3,765/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$565
• Net cashflow: $1,260

Break-even live

Break-even rent $1,096

Max offer price $79,900

Occupancy floor 48%

Sensitivity live

Price	-10% $1,316	-5% $1,288	+0% $1,260	+5% $1,233	+10% $1,205
Rent	-10% $1,048	-5% $1,154	+0% $1,260	+5% $1,367	+10% $1,473
Rate	-1.0pp $1,301	-0.5pp $1,281	base $1,260	+0.5pp $1,240	+1.0pp $1,219

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-22
   days on market $79,900 Active 112 DOM
2. 2026-06-18
   days on market $79,900 Active 109 DOM
3. 2026-06-17
   days on market $79,900 Active 108 DOM
4. 2026-06-16
   days on market $79,900 Active 107 DOM
5. 2026-06-15
   days on market $79,900 Active 106 DOM
6. 2026-06-13
   days on market $79,900 Active 104 DOM
7. 2026-06-10
   days on market $79,900 Active 101 DOM
8. 2026-06-09
   days on market $79,900 Active 100 DOM
9. 2026-06-09
   days on market $79,900 Active 99 DOM
10. 2026-06-07
    days on market $79,900 Active 98 DOM
11. 2026-06-05
    days on market $79,900 Active 95 DOM
12. 2026-06-03
    days on market $79,900 Active 94 DOM
13. 2026-06-03
    days on market $79,900 Active 93 DOM
14. 2026-06-01
    days on market $79,900 Active 92 DOM
15. 2026-05-31
    days on market $79,900 Active 91 DOM
16. 2026-03-01
    listed $79,900 Active 1120-char remark

    Show marketing remark (1120 chars)

    Vine Valley Park 3 bedroom one bathroom home on Lot 52. YOU ARE BUYING HOME ONLY, NOT LAND. Seasonal use property FULLY FURNISHED. 700' of lake frontage with new T-dock for hoists. Seller has owned home for 30 plus yrs. Great place to make lifetime family memories and new friends. Close knit Community. General store with some prepared foods, Community Center, boat launch and public beaches at end of road next door. The lot location of this mobile home is the upper corner lot. Very quite and private. You can avoid the busy roadway traffic and noise. Beach is close enough to walk in just 2 minutes. Beautiful beach and water front, plenty of grassy open areas for play, and mature trees for shade on hot summer days. You will enjoy all the privileges of owning a beach front cottage with out the taxes. Park owned water, septic, road, public beach/park area maintenance and trash removal included in lot rent. Spectrum high speed internet and cable available. Park open from 4/15-10/15 with annual lot fee $9500. Buyer must be park approved within 10 days of acceptance of offer. Come enjoy all this on day one. .

ⓘ 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 1/10 Low FEMA zone A · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥91°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,300
• − Mortgage interest: −$4,476
• − Property taxes: −$1,198
• − Insurance: −$4,164
• − Repairs & maintenance: −$2,584
• − Management: −$2,584
• − Depreciation: −$2,324
• Taxable income: $14,969
• Est. tax owed @ 24.0%: −$3,592
• After-tax cash flow: $11,533/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.

Condition & rehab AI · 1 photo

Poor 20/100 Extensive rehab

This manufactured home requires extensive repairs and updates across all systems and areas, significantly impacting its value. Immediate investment in repairs and improvements is essential for increasing its resale or rental value.

Repairs flagged

• Major Kitchen appliances — No photos of kitchen
• Major Bathroom fixtures — No photos of bathrooms
• Major Roof — No photos of roof
• Major Exterior siding — No photos of exterior
• Major Flooring — No photos of flooring
• Major Interior walls/paint — No photos of interior walls/paint
• Major Windows — No photos of windows
• Major Foundation/structure — No photos of foundation/structure
• Major HVAC/mechanicals — No photos of HVAC/mechanicals
• Major Landscaping/curb appeal — No photos of landscaping/curb appeal

Value-add opportunities

• Resale New kitchen appliances — Modern appliances can significantly enhance the home's appeal
• Resale New bathrooms with updated fixtures — Modern bathrooms are a key selling point
• Resale New roof and siding — A new roof and siding can greatly improve the home's curb appeal and value
• Resale New flooring and interior paint — Fresh flooring and paint can make the home feel new and inviting
• Resale New windows and HVAC system — Upgraded windows and HVAC can improve energy efficiency and comfort
• Both Landscaping and curb appeal — A well-maintained yard and curb appeal can attract buyers and renters alike

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen appliances · No photos of kitchen	Major	$15,000–50,000
Bathroom fixtures · No photos of bathrooms	Major	$15,000–50,000
Roof · No photos of roof	Major	$15,000–50,000
Exterior siding · No photos of exterior	Major	$15,000–50,000
Flooring · No photos of flooring	Major	$15,000–50,000
Interior walls/paint · No photos of interior walls/paint	Major	$15,000–50,000
Windows · No photos of windows	Major	$15,000–50,000
Foundation/structure · No photos of foundation/structure	Major	$15,000–50,000
HVAC/mechanicals · No photos of HVAC/mechanicals	Major	$15,000–50,000
Landscaping/curb appeal · No photos of landscaping/curb appeal	Major	$15,000–50,000
Total estimated repair cost · 10 items		$150,000–500,000

Value-add ROI direction

• Resale New kitchen appliances — Modern appliances can significantly enhance the home's appeal ↑
• Resale New bathrooms with updated fixtures — Modern bathrooms are a key selling point ↑
• Resale New roof and siding — A new roof and siding can greatly improve the home's curb appeal and value ↑
• Resale New flooring and interior paint — Fresh flooring and paint can make the home feel new and inviting ↑
• Resale New windows and HVAC system — Upgraded windows and HVAC can improve energy efficiency and comfort ↑
• Both Landscaping and curb appeal — A well-maintained yard and curb appeal can attract buyers and renters alike ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Gorham-Middlesex Central School District (Marcus Whitman)
• NCES district ID: 3612300
• Math proficiency: 36% ▼ -7.00%
• Reading proficiency: 42% ▲ 2.00%
• Median HH income: $57,088
• Composite: 34.33/100
• National rank: #5233
• State rank: #519 of 590 in NY

Livability — Rushville

• Score: 55/100
• State rank: #1127
• US rank: #23204

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,233

Population outlook (Yates County) Hauer SSP2

• Today (2025): 23,773 people
• By 2030: 22,867 · -3.8%
• By 2040: 20,750 · -12.7%
• By 2050: 18,917 · -20.4%
• By 2075: 15,090 · -36.5%
• By 2100: 11,428 · -51.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Hispanic / Latino 3% Two or more races 3% Black 2%
• Common ancestry: Iranian 4% Lithuanian 4% Slovak 4%
• Foreign-born: 1%
• Languages at home: 91% English-only · German/W. Germanic 7% French/Haitian/Cajun 1% Other Indo-European 1%

Political lean MEDSL · Yates

• 2024 margin: R (+16.2) · D 41.9% · R 58.1%
• 2008→2024 swing: -12.5pp toward R · 2008: -3.7pp · 2024: -16.2pp
• All cycles: 2024: R+16.2 2020: R+18.6 2016: R+21.9 2012: R+3.0 2008: R+3.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.22%
• Current HPI: 278.5897
• 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

• 2026-03-01 Listed $79,900 UNYREIS