5253 Coffee Hill Rd · Woodsville, NY 14437

$145,000

2 bd · 2.0 ba · 720 sqft · Manufactured public records · 22 Days on market

Built 1980 2.46 ac lot

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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 +13.3/30.0
• ARV discount +7.5/15.0
• DSCR +4.0/10.0
• Schools +3.8/10.0
• 1% rule +3.6/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to your own private retreat! Nestled on a beautifully landscaped 2.4-acre lot. When you enter there is a mudroom or possible workshop, that leads to the kitchen which has an island, the living room is a good size with cathedral ceilings and has double doors that open up to an enclosed sunroom with surrounding windows that overlook the front yard. There are 2 bedrooms and 2 bath with a laundry room that has a door that leads to a front deck outside. The yard has beautifully manicured gardens throughout, the side yard has plenty of trees with road frontage, that offers endless possibilities. Come and see this home! Delayed negotiations until 6/8 at noon

Key facts

• Enclosed sunroom
• Landscaped lot
• Manicured gardens

Tags

• LANDSCAPED LOT
• MUDROOM
• ENCLOSED SUNROOM
• MANICURED GARDENS

Property features AI

Exterior

• Parking: Detached garage; Two garage spaces
• Utilities: Well water; Septic tank
• Home design: Single-wide mobile home; Single-story (1 story); Existing resale property; Vinyl siding
• Construction: Vinyl siding construction
• Exterior features: Gravel driveway; Rural, rectangular lot (approximately 2.46 acres; dimensions 477 x 209); Main thoroughfare road frontage

Interior

• Kitchen: Free-standing range; Oven; Microwave; Refrigerator; Dishwasher; Solid surface counters; Eat-in kitchen / breakfast bar
• Bedrooms: Three main-level bedrooms
• Flooring: Carpet; Vinyl; Varied flooring
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Electric forced-air heating
• Interior features: Breakfast bar; Entrance foyer; Eat-in kitchen; Separate/formal living room; Kitchen/family room combo; Solid surface counters; Primary suite with bath in primary bedroom; Main-level primary; Workshop; Sunroom; Florida room; Entry foyer
• Laundry & utility: Washer; Dryer; Main-level laundry; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $145k.

Deal economics

• At list price, monthly cash flow is $0 ($-2/yr) — negative.
• To cash-flow at today's rent, offer at most $145k (0.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $124k (14.3% below list).
• Recommended offer: $124k (14.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 62/100 on livability (#875 in NY) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• Dansville Central School District (town): math 44% / reading 46% proficiency, ranked #464 of 590 in NY (top 79%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 57 active listings in the ZIP; 86 units permitted in Livingston County in 2024 (0 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.
• Livingston County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($143k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $14k; list at $145k implies a 974% gain — meaningful room to come down on a strong offer.

Recommended offer $124,214 (14.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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. 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?
6. 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.
7. 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.
8. 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: 0.86% ✗
• Cap rate: 6.29%
• Cash-on-cash: -0.00%
• DSCR: 1.00
• GRM: 9.7

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: -16.3%
• Equity multiple: 0.42×
• Total profit: $-23,499
• Equity at exit: $21,620

10-year hold

• IRR: -8.0%
• Equity multiple: 0.50×
• Total profit: $-20,450
• Equity at exit: $12,537

Cash invested: $40,600 (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 14437

• Home prices YoY: -12.4%
• Active inventory: 57
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,242 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$161 /mo · $1,927/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $-0

Break-even live

Break-even rent $1,242

Max offer price $144,975

Occupancy floor 95%

Sensitivity live

Price	-10% $82	-5% $41	+0% $0	+5% $-41	+10% $-82
Rent	-10% $-98	-5% $-49	+0% $0	+5% $49	+10% $98
Rate	-1.0pp $73	-0.5pp $37	base $0	+0.5pp $-38	+1.0pp $-76

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   statusdays on market $145,000 Active Under Contract 22 DOM
2. 2026-06-18
   days on market $145,000 Active 20 DOM
3. 2026-06-17
   days on market $145,000 Active 19 DOM
4. 2026-06-16
   days on market $145,000 Active 18 DOM
5. 2026-06-15
   days on market $145,000 Active 17 DOM
6. 2026-06-13
   days on market $145,000 Active 15 DOM
7. 2026-06-12
   days on market $145,000 Active 14 DOM
8. 2026-06-09
   days on market $145,000 Active 11 DOM
9. 2026-06-08
   days on market $145,000 Active 10 DOM
10. 2026-06-07
    days on market $145,000 Active 9 DOM
11. 2026-06-07
    days on market $145,000 Active 8 DOM
12. 2026-06-04
    days on market $145,000 Active 5 DOM
13. 2026-06-02
    days on market $145,000 Active 4 DOM
14. 2026-06-01
    remarks 667-char remark
15. 2026-06-01
    days on market $145,000 Active 3 DOM
16. 2026-05-31
    days on market $145,000 Active 2 DOM
17. 2026-05-29
    listed $145,000 Active
18. 1994-06-03
    soldstatus $13,500

ⓘ 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: $1,927 · $161/mo
• Projected year-2 tax: $2,189 · $182/mo
• Expected delta: +$262/yr (+$22/mo · 13.6%)

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

Taxation est. · year 1

• Rental income: $14,906
• − Mortgage interest: −$8,122
• − Property taxes: −$1,927
• − Insurance: −$725
• − Repairs & maintenance: −$1,192
• − Management: −$1,192
• − Depreciation: −$4,218
• Taxable loss: −$2,472
• Est. tax savings @ 24.0%: +$593
• After-tax cash flow: $592/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: Dansville Central School District
• NCES district ID: 3608790
• Math proficiency: 44% ▼ -9.00%
• Reading proficiency: 46% ▲ 2.00%
• Median HH income: $45,524
• Composite: 38.21/100
• National rank: #4253
• State rank: #464 of 590 in NY

Livability — Woodsville

• Score: 62/100
• State rank: #875
• US rank: #16935

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Woodsville, NY
• Population (ZIP): 8,970

Population outlook (Livingston County) Hauer SSP2

• Today (2025): 63,466 people
• By 2030: 61,966 · -2.4%
• By 2040: 58,398 · -8.0%
• By 2050: 54,955 · -13.4%
• By 2075: 49,958 · -21.3%
• By 2100: 43,944 · -30.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Lithuanian 4% Romanian 3% Slovak 2%
• Foreign-born: 2%
• Languages at home: 96% English-only · Spanish 2%

Political lean MEDSL · Livingston

• 2024 margin: Strong R (+21.4) · D 39.3% · R 60.7%
• 2008→2024 swing: -13.6pp toward R · 2008: -7.9pp · 2024: -21.4pp
• All cycles: 2024: R+21.4 2020: R+18.2 2016: R+27.8 2012: R+9.4 2008: R+7.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -29.12%
• Current HPI: 206.4098
• 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

+974.1% since first listed

2 events — show timeline

• 2026-05-29 Listed $145,000 UNYREIS
• 1994-06-03 Sold (Public Records) $13,500 Public Records

Property tax history

+0.4%/yr

Latest (2025): $1,927 · +2.2% YoY. Source: county tax records.