35 Retirement Dr · Big Flats, NY 14845

$149,900

3 bd · 2.0 ba · 1,680 sqft · Manufactured public records · 137 Days on market

Built 2001 ↓ 8% since listing

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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 +27.8/30.0
• DSCR +9.8/10.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• Schools +4.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this pre-inspected, well-maintained 3-bedroom, 2 full-bath manufactured mobile home located in a desirable 55+ community. Enjoy year-round comfort with central air conditioning and an abundance of natural light from multiple skylights, creating a bright and inviting atmosphere throughout. The home features a spacious eat-in kitchen, perfect for casual dining and entertaining, with ample room to gather and enjoy everyday meals. This home offers comfortable living spaces and well-sized bedrooms, including a primary suite with a full bath. Convenience is key—the community recreation center is located directly across the street, providing easy access to social activities just steps from your door. This home offers a wonderful blend of comfort, functionality, and community living. Don’t miss the opportunity to enjoy low-maintenance living in a friendly and active 55+ neighborhood.

Key facts

• Natural light
• Eat-in kitchen
• Active neighborhood

Tags

• CENTRAL AIR CONDITIONING
• NATURAL LIGHT
• EAT-IN KITCHEN
• COMMUNITY RECREATION CENTER
• LOW-MAINTENANCE LIVING
• ACTIVE NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $456 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.9% vs local median 2.9% in Big Flats — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 70/100 on livability (#464 in NY) — a middle-class / working-renter tenant base. Strengths: schools A+, employment A+, housing A+; Watch: health & safety D, amenities F, commute F.
• Horseheads Central School District (suburban): math 44% / reading 58% proficiency, ranked #347 of 590 in NY (top 59%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 92 active listings in the ZIP; 91 units permitted in Chemung County in 2024 (63 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Chemung County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 137 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.

Recommended offer $131,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 137 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-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: 1.16% ✓
• Cap rate: 9.95%
• Cash-on-cash: 13.05%
• DSCR: 1.58
• GRM: 7.2

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: 2.9%
• Equity multiple: 1.11×
• Total profit: $4,735
• Equity at exit: $22,351

10-year hold

• IRR: 12.5%
• Equity multiple: 1.99×
• Total profit: $41,360
• Equity at exit: $12,961

Cash invested: $41,972 (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 14845

• Home prices YoY: -24.9%
• Active inventory: 92
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,733 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$64 /mo · $772/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $456

Break-even live

Break-even rent $1,156

Max offer price $149,900

Occupancy floor 69%

Sensitivity live

Price	-10% $541	-5% $499	+0% $456	+5% $414	+10% $372
Rent	-10% $320	-5% $388	+0% $456	+5% $525	+10% $593
Rate	-1.0pp $532	-0.5pp $495	base $456	+0.5pp $418	+1.0pp $378

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $149,900 Active 137 DOM
2. 2026-06-18
   days on market $149,900 Active 136 DOM
3. 2026-06-17
   days on market $149,900 Active 135 DOM
4. 2026-06-16
   days on market $149,900 Active 134 DOM
5. 2026-06-15
   days on market $149,900 Active 133 DOM
6. 2026-06-14
   days on market $149,900 Active 131 DOM
7. 2026-06-12
   days on market $149,900 Active 130 DOM
8. 2026-06-09
   days on market $149,900 Active 127 DOM
9. 2026-06-08
   days on market $149,900 Active 126 DOM
10. 2026-06-07
    days on market $149,900 Active 125 DOM
11. 2026-06-05
    days on market $149,900 Active 122 DOM
12. 2026-06-03
    days on market $149,900 Active 121 DOM
13. 2026-06-02
    days on market $149,900 Active 120 DOM
14. 2026-06-01
    days on market $149,900 Active 119 DOM
15. 2026-05-31
    days on market $149,900 Active 118 DOM
16. 2026-05-30
    days on market $149,900 Active 117 DOM
17. 2026-03-28
    price $149,900 916-char remark

    Show marketing remark (916 chars)

    Welcome home to this pre-inspected, well-maintained 3-bedroom, 2 full-bath manufactured mobile home located in a desirable 55+ community. Enjoy year-round comfort with central air conditioning and an abundance of natural light from multiple skylights, creating a bright and inviting atmosphere throughout. The home features a spacious eat-in kitchen, perfect for casual dining and entertaining, with ample room to gather and enjoy everyday meals. This home offers comfortable living spaces and well-sized bedrooms, including a primary suite with a full bath. Convenience is key—the community recreation center is located directly across the street, providing easy access to social activities just steps from your door. This home offers a wonderful blend of comfort, functionality, and community living. Don’t miss the opportunity to enjoy low-maintenance living in a friendly and active 55+ neighborhood.

18. 2026-02-02
    listed $163,000 Active 916-char remark

    Show marketing remark (916 chars)

    Welcome home to this pre-inspected, well-maintained 3-bedroom, 2 full-bath manufactured mobile home located in a desirable 55+ community. Enjoy year-round comfort with central air conditioning and an abundance of natural light from multiple skylights, creating a bright and inviting atmosphere throughout. The home features a spacious eat-in kitchen, perfect for casual dining and entertaining, with ample room to gather and enjoy everyday meals. This home offers comfortable living spaces and well-sized bedrooms, including a primary suite with a full bath. Convenience is key—the community recreation center is located directly across the street, providing easy access to social activities just steps from your door. This home offers a wonderful blend of comfort, functionality, and community living. Don’t miss the opportunity to enjoy low-maintenance living in a friendly and active 55+ neighborhood.

ⓘ 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: $772 · $64/mo
• Projected year-2 tax: $1,653 · $138/mo
• Expected delta: +$881/yr (+$73/mo · 114.1%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 8 d/yr ≥96°F today · 17 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: $20,801
• − Mortgage interest: −$8,397
• − Property taxes: −$772
• − Insurance: −$750
• − Repairs & maintenance: −$1,664
• − Management: −$1,664
• − Depreciation: −$4,361
• Taxable income: $3,194
• Est. tax owed @ 24.0%: −$766
• After-tax cash flow: $4,711/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: Horseheads Central School District
• NCES district ID: 3614850
• Math proficiency: 44% ▼ -19.00%
• Reading proficiency: 58% ▲ 3.00%
• Median HH income: $60,594
• Composite: 44.58/100
• National rank: #2781
• State rank: #347 of 590 in NY

Livability — Big Flats

• Score: 70/100
• State rank: #464
• US rank: #8086

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Big Flats, NY
• Population (ZIP): 20,552

Population outlook (Chemung County) Hauer SSP2

• Today (2025): 82,931 people
• By 2030: 80,356 · -3.1%
• By 2040: 74,745 · -9.9%
• By 2050: 69,012 · -16.8%
• By 2075: 55,689 · -32.8%
• By 2100: 41,428 · -50.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 5% Asian 2% Hispanic / Latino 2% Black 2%
• Common ancestry: Romanian 6% Slovak 2% Iranian 2%
• Foreign-born: 6% · Canada, China, South Korea
• Languages at home: 94% English-only · Spanish 2% Other Asian/Pacific 1% Other Indo-European 1%

Political lean MEDSL · Chemung

• 2024 margin: R (+16.8) · D 41.6% · R 58.4%
• 2008→2024 swing: -15.6pp toward R · 2008: -1.2pp · 2024: -16.8pp
• All cycles: 2024: R+16.8 2020: R+13.4 2016: R+20.0 2012: R+2.9 2008: R+1.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -82.23%
• Current HPI: 247.777
• 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

-8.0% since first listed

2 events — show timeline

• 2026-03-28 Price Changed $149,900 UNYREIS
• 2026-02-02 Listed $163,000 UNYREIS

Property tax history

+0.3%/yr

Latest (2024): $772 · -63.3% YoY. Source: county tax records.