13365 Old Rt 31 E · Savannah, NY 13146

$49,900

3 bd · 1.0 ba · 840 sqft · SingleFamily · 28 Days on market

Built 1984 Poor condition 0.59 ac lot ↓ 28% since listing

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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
• Appreciation +8.2/10.0
• ARV discount +7.5/15.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Schools +2.1/10.0
• Condition / age +1.0/5.0

Listing remarks

Affordable opportunity for country living! This single-wide home offers the chance to make it your own with some TLC, or remove it and start fresh with a new build. Set on a rural lot, the property provides peaceful surroundings and the flexibility to either renovate the existing home or use the site for your dream build. Great option for those seeking a project, investment, or simply a quiet location away from the hustle and bustle.

Key facts

• 0.59 acre lot
• Parking
• Built 1984

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $50k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $537 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $49k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#1,104 in NY) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment D+, crime F, amenities F.
• Clyde-Savannah Central School District (rural): math 18% / reading 30% proficiency, ranked #587 of 590 in NY (top 100%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Clyde-Savannah Elementary School (math 12% / reading 22%, grade F, #2,011 of 2,108 statewide, top 96%, 428 students, 55% FRL); Clyde-Savannah Junior High School (math 2% / reading 22%, grade F, #715 of 729 statewide, top 98%, 188 students, 55% FRL); Clyde-Savannah High School (math 84% / reading 74%, grade A-, #518 of 1,100 statewide, top 51%, 155 students, 46% FRL).
• Zoned-school proficiency averages 36% at this address vs 24% district-wide (+12 pts) — the actual schools serving this property are materially stronger than the Clyde-Savannah Central School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 5 active listings in the ZIP; 259 units permitted in Wayne County in 2024 (90 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($345 loan paydown + $3k appreciation (6.3% local appreciation)).
• Wayne County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.3% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($49k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $49,151 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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?
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: 2.24% ✓
• Cap rate: 19.20%
• Cash-on-cash: 46.08%
• DSCR: 3.05
• GRM: 3.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.35% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 55.7%
• Equity multiple: 4.55×
• Total profit: $49,634
• Equity at exit: $32,470

10-year hold

• IRR: 52.2%
• Equity multiple: 9.52×
• Total profit: $119,017
• Equity at exit: $59,857

Cash invested: $13,972 (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 13146

• Home prices YoY: 2.6%
• Active inventory: 5
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,116 medium
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $748/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $537

Break-even live

Break-even rent $437

Max offer price $49,900

Occupancy floor 47%

Sensitivity live

Price	-10% $571	-5% $554	+0% $537	+5% $519	+10% $502
Rent	-10% $448	-5% $493	+0% $537	+5% $581	+10% $625
Rate	-1.0pp $562	-0.5pp $549	base $537	+0.5pp $524	+1.0pp $510

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-04-24
   status Pending
2. 2026-03-20
   listed $49,900 Active
3. 2025-12-31
   historical
4. 2025-09-25
   listed $69,000 Active

ⓘ 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 X · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,389
• − Mortgage interest: −$2,795
• − Property taxes: −$748
• − Insurance: −$250
• − Repairs & maintenance: −$1,071
• − Management: −$1,071
• − Depreciation: −$1,452
• Taxable income: $6,002
• Est. tax owed @ 24.0%: −$1,440
• After-tax cash flow: $4,999/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 single-wide mobile home requires extensive repairs and landscaping to prepare it for sale or rental. Significant overgrowth and wear suggest a substantial investment is needed.

Repairs flagged

• Major vegetation removal — Significant overgrowth requires extensive removal
• Major landscaping — Overgrown vegetation and unkempt lawn need attention
• Major paint — The exterior suggests a need for fresh paint

Value-add opportunities

• Both landscaping and vegetation removal — Enhances curb appeal and prepares the property for sale
• Both painting — Improves the home's appearance and can increase both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
vegetation removal · Significant overgrowth requires extensive removal	Major	$15,000–50,000
landscaping · Overgrown vegetation and unkempt lawn need attention	Major	$15,000–50,000
paint · The exterior suggests a need for fresh paint	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both landscaping and vegetation removal — Enhances curb appeal and prepares the property for sale ↑
• Both painting — Improves the home's appearance and can increase both resale and rental value ↑

ⓘ 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: Clyde-Savannah Central School District
• NCES district ID: 3607860
• Math proficiency: 18% ▼ -17.00%
• Reading proficiency: 30% ▼ -2.00%
• Median HH income: $46,907
• Composite: 20.89/100
• National rank: #8490
• State rank: #587 of 590 in NY

Livability — Savannah

• Score: 56/100
• State rank: #1104
• US rank: #22566

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Savannah, NY
• Population (ZIP): 2,050

Population outlook (Wayne County) Hauer SSP2

• Today (2025): 85,662 people
• By 2030: 81,945 · -4.3%
• By 2040: 73,735 · -13.9%
• By 2050: 65,029 · -24.1%
• By 2075: 47,451 · -44.6%
• By 2100: 31,574 · -63.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Iranian 6% Lithuanian 3% Romanian 2%
• Foreign-born: 1% · Canada
• Languages at home: 91% English-only · German/W. Germanic 8% Spanish 1%

Political lean MEDSL · Wayne

• 2024 margin: Strong R (+23.1) · D 38.5% · R 61.5%
• 2008→2024 swing: -13.2pp toward R · 2008: -9.9pp · 2024: -23.1pp
• All cycles: 2024: R+23.1 2020: R+19.6 2016: R+26.1 2012: R+9.3 2008: R+9.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.35%
• Current HPI: 246.1013
• 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

-27.7% since first listed

4 events — show timeline

• 2026-04-24 Pending — CNYIS
• 2026-03-20 Listed $49,900 CNYIS
• 2025-12-31 Listing Removed — CNYIS
• 2025-09-25 Listed $69,000 CNYIS