52 Vine Valley Park

Rushville, NY 14507

$79,900B

3 bd · 1.0 ba · 720 sqft · Built 1973 · Manufactured · Active · 112 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $2,692/mo
• Mortgage (P&I): −$419
• Tax + insurance: −$447
• HOA: −$0
• Vac / Maint / Mgmt: −$565
• Net cashflow: $1,260/mo
• Annual: $15,126/yr
• Cap rate: 29.94%
• Cash-on-cash: 84.44%
• DSCR: 4.76
• 1% rule: 3.37%
• Cash to close: $22,372

Investor read

• This is a 3-bed/1.0-bath manufactured listed at $80k. Condition is rated poor.
• 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).
• It's been on market 112 days — a 9% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $73k (9.0% below list) — sets the bar for market timing.
• In year one you build about $3k of equity ($552 loan paydown + $3k appreciation (3.2% local appreciation)).
• 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.
• Watch-outs: flood insurance adds $314/mo.
• Market conditions: 12 active listings in the ZIP; 107 units permitted in Yates County in 2024 (8 in 5+ unit buildings).
• 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.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Questions for listing agent

• 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?
• Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
• Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
• What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
• Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?

Repairs flagged (vision-AI assessment)

• 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