209 Abbe Blvd W Unit W97 · Rome, NY 13440

$80,000

3 bd · 2.0 ba · 1,344 sqft · Manufactured · 94 Days on market

Manufactured home Built 1992 Good condition $60/sqft · 38% below area Est $128k · 38% under ↓ 10% 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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• Schools +6.4/10.0
• Condition / age +4.0/5.0
• Livability +3.2/5.0
• Appreciation +2.5/10.0
• Rent growth +2.5/5.0
• Manufactured-home adj. -6.7

Listing remarks

Welcome to 209 Abbe Blvd W, located in the well-maintained Camelot Village community. This 3-bedroom, 2-bath mobile home offers 1,344 sq ft of comfortable living space with thoughtful updates throughout. Featuring an open-concept layout, the living room, dining area, and kitchen flow seamlessly together, highlighted by vaulted ceilings and a cozy fireplace that creates a warm and inviting atmosphere. Sliding glass doors lead to a private deck—perfect for relaxing or spending time outdoors—and a shed that provides additional storage Recent major updates provide peace of mind, including a roof, windows, and furnace—all replaced within the past 2 years.

Key facts

• Private deck
• Recent major updates
• Cozy fireplace

Tags

• CAMELOT VILLAGE COMMUNITY
• OPEN-CONCEPT LAYOUT
• PRIVATE DECK
• COZY FIREPLACE
• RECENT MAJOR UPDATES
• FULLY RENOVATED BATHROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $80k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $334 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $73k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.3% vs local median 5.7% in Rome — 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 64/100 on livability (#722 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• Westmoreland Central School District (rural): math 61% / reading 68% proficiency, ranked #173 of 590 in NY (top 29%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Deforest A Hill Primary School (169 students, 0% FRL); Westmoreland Upper Elementary School (math 60% / reading 68%, grade B, #658 of 2,108 statewide, top 31%, 237 students, 0% FRL); Donald H Crane Junior/Senior High School (math 62% / reading 67%, grade B-, #776 of 1,100 statewide, top 73%, 414 students, 0% FRL) — zoned schools average 0% FRL vs 24% district-wide (24 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 384 active listings in the ZIP; 204 units permitted in Oneida County in 2024 (68 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $553 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Oneida County population projected at -12% 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 $22k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($73k) is reasonable based on typical stale-listing flexibility.

Recommended offer $72,800 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 9% 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 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?
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: 1.46% ✓
• Cap rate: 11.30%
• Cash-on-cash: 17.89%
• DSCR: 1.80
• GRM: 5.7

CMA / ARV

• ARV (median comp): $128,240
• List price: $80,000
• Delta: -37.62%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9 Sunrise Blvd E	0.16mi	3/2.0	1,568 (+17%)	11mo	$125,000	$80	58
6330 State Route 233	0.60mi	3/1.5	1,425 (+6%)	8mo	$315,000	$221	53
7207 Coleman Mills Rd	1.12mi	3/1.0	1,473 (+10%)	0mo	$230,000	$156	45
6173 State Route 233	0.83mi	4/2.0 (+1)	1,449 (+8%)	7mo	$184,000	$127	41
6670 Rome Westmoreland Rd	0.93mi	3/1.5	1,577 (+17%)	0mo	$234,900	$149	38
6587 Evans Rd	0.68mi	3/1.0	1,116 (-17%)	2mo	$216,300	$194	38
6442 State Route 233	0.40mi	4/2.0 (+1)	1,653 (+23%)	20mo	$245,000	$148	35
6847 W Carter Rd	1.41mi	4/2.0 (+1)	1,583 (+18%)	1mo	$275,000	$174	34
6539 Evans Rd	0.53mi	2/1.5 (-1)	1,073 (-20%)	13mo	$240,000	$224	32
7001 Coleman Mills Rd	0.83mi	3/1.5	1,547 (+15%)	11mo	$255,000	$165	29
6954 Rome Oriskany Rd	1.46mi	3/1.0	1,050 (-22%)	11mo	$284,500	$271	27
6139 Bartlett Rd	1.06mi	3/2.0	1,658 (+23%)	18mo	$225,000	$136	25

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 9.5%
• Equity multiple: 1.37×
• Total profit: $8,350
• Equity at exit: $11,928

10-year hold

• IRR: 18.6%
• Equity multiple: 2.55×
• Total profit: $34,830
• Equity at exit: $6,917

Cash invested: $22,400 (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 →

Active competition Active MLS

• For sale now: 5 active · 1 under contract
• Median asking: $80,000 ($65/sqft)
• Median days on market: 108 d
• This list price: 40% of active listings are priced below it
• ARV vs active asking: +46.9% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 13440

• Home prices YoY: -8.0%
• Active inventory: 384
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,171 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$139 /mo · $1,662/yr
• Insurance: −$33
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $334

Break-even live

Break-even rent $749

Max offer price $80,000

Occupancy floor 66%

Sensitivity live

Price	-10% $379	-5% $357	+0% $334	+5% $311	+10% $289
Rent	-10% $241	-5% $288	+0% $334	+5% $380	+10% $427
Rate	-1.0pp $374	-0.5pp $354	base $334	+0.5pp $313	+1.0pp $292

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: $20,000
• Closing costs: $2,400
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Finance

• Financial info: Land lease amount (monthly)
• HOA & community: Association fee billed monthlyLand lease (monthly)

Exterior

• Parking: No garage
• Utilities: Cable availableHigh-speed internet availablePublic water connectedSewer connectedCircuit breaker electrical
• Home design: Single-story (1 story)Double wide mobile homeResale propertyCity street frontageIrregular residential lot (approx. 100 x 100)
• Construction: Vinyl sidingCopper plumbingAsphalt roofCrawl space foundationExisting/previously built
• Exterior features: Blacktop drivewayDeckShed(s)Storage

Interior

• Kitchen: DishwasherGas ovenGas range
• Bedrooms: 3 bedrooms on the main level
• Flooring: CarpetLaminateVaries
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Gas forced-air heatingCentral air conditioning
• Interior features: Breakfast barCeiling fansEat-in kitchenSeparate/formal living roomCountry kitchenPantrySliding glass doorsPrimary suiteBedroom on main levelMain level primary
• Laundry & utility: Main level laundryGas water heater

Listing history 50 events

1. 2026-08-08
   days on market $80,000 Active 94 DOM
2. 2026-08-07
   days on market $80,000 Active 93 DOM
3. 2026-08-06
   days on market $80,000 Active 92 DOM
4. 2026-08-05
   days on market $80,000 Active 91 DOM
5. 2026-08-04
   days on market $80,000 Active 90 DOM
6. 2026-08-03
   days on market $80,000 Active 89 DOM
7. 2026-07-31
   days on market $80,000 Active 86 DOM
8. 2026-07-29
   days on market $80,000 Active 84 DOM
9. 2026-07-27
   days on market $80,000 Active 82 DOM
10. 2026-07-25
    days on market $80,000 Active 80 DOM
11. 2026-07-23
    days on market $80,000 Active 78 DOM
12. 2026-07-22
    days on market $80,000 Active 77 DOM
13. 2026-07-21
    days on market $80,000 Active 76 DOM
14. 2026-07-18
    days on market $80,000 Active 73 DOM
15. 2026-07-16
    days on market $80,000 Active 71 DOM
16. 2026-07-16
    days on market $80,000 Active 70 DOM
17. 2026-07-14
    days on market $80,000 Active 69 DOM
18. 2026-07-13
    days on market $80,000 Active 68 DOM
19. 2026-07-12
    days on market $80,000 Active 67 DOM
20. 2026-07-11
    days on market $80,000 Active 66 DOM
21. 2026-07-10
    days on market $80,000 Active 65 DOM
22. 2026-07-09
    days on market $80,000 Active 64 DOM
23. 2026-07-08
    days on market $80,000 Active 63 DOM
24. 2026-07-07
    days on market $80,000 Active 62 DOM
25. 2026-07-06
    days on market $80,000 Active 61 DOM
26. 2026-07-05
    days on market $80,000 Active 60 DOM
27. 2026-07-04
    days on market $80,000 Active 59 DOM
28. 2026-07-03
    days on market $80,000 Active 58 DOM
29. 2026-07-02
    days on market $80,000 Active 57 DOM
30. 2026-07-01
    days on market $80,000 Active 56 DOM
31. 2026-06-30
    price $80,000 Active 55 DOM
32. 2026-06-30
    days on market $89,900 Active 55 DOM
33. 2026-06-29
    days on market $89,900 Active 54 DOM
34. 2026-06-28
    days on market $89,900 Active 53 DOM
35. 2026-06-28
    days on market $89,900 Active 52 DOM
36. 2026-06-27
    days on market $89,900 Active 51 DOM
37. 2026-06-26
    days on market $89,900 Active 50 DOM
38. 2026-06-23
    days on market $89,900 Active 47 DOM
39. 2026-06-21
    days on market $89,900 Active 46 DOM
40. 2026-06-19
    days on market $89,900 Active 44 DOM
41. 2026-06-18
    days on market $89,900 Active 43 DOM
42. 2026-06-17
    days on market $89,900 Active 42 DOM
43. 2026-06-16
    days on market $89,900 Active 41 DOM
44. 2026-06-15
    days on market $89,900 Active 40 DOM
45. 2026-06-14
    days on market $89,900 Active 38 DOM
46. 2026-06-13
    days on market $89,900 Active 37 DOM
47. 2026-06-10
    days on market $89,900 Active 35 DOM
48. 2026-06-09
    days on market $89,900 Active 34 DOM
49. 2026-06-08
    days on market $89,900 Active 33 DOM
50. 2026-06-07
    days on market $89,900 Active 32 DOM

ⓘ 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: $1,662 · $139/mo
• Projected year-2 tax: $1,662 · $139/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,056
• − Mortgage interest: −$4,481
• − Property taxes: −$1,662
• − Insurance: −$400
• − Repairs & maintenance: −$1,124
• − Management: −$1,124
• − Depreciation: −$2,327
• Taxable income: $2,937
• Est. tax owed @ 24.0%: −$705
• After-tax cash flow: $3,303/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 · 2 photos

Good 80/100 Cosmetic rehab Est. rehab $6,720–$20,160 screening

This mobile home is in good condition with recent updates, including a roof, windows, and furnace. It offers a good investment opportunity with potential for minor cosmetic improvements to boost its value.

Components & finishes AI

Roof asphalt shingle · good

Value-add opportunities

• Both Painting the exterior siding — Enhances curb appeal and can increase both resale and rental value ↑
• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

C Composite school gradezoned avg 64/100

Zoned Schools

Elementary Deforest A Hill Primary School Middle Westmoreland Upper Elementary School B NY #658/2,108 Nat'l #5,798/41,679 High Donald H Crane Junior/senior High School B- NY #776/1,100 Nat'l #2,821/17,239

Schools (NCES district)

• District: Westmoreland Central School District
• NCES district ID: 3631050
• Math proficiency: 61% ▼ -1.00%
• Reading proficiency: 68% ▲ 7.00%
• Median HH income: $64,671
• Composite: 56.19/100
• National rank: #1176
• State rank: #173 of 590 in NY

C Composite livability gradescore 64/100

Livability — Rome

• Score: 64/100
• State rank: #722
• US rank: #13676

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Oneida · 225,223 people
• City population: 41,418
• Metro: Utica-Rome, NY
• Population (ZIP): 41,273
• Household income: $65,497
• Rent vs Own: 37.0% rent · 63.0% own
• Severe rent burden: 6% of renters

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Population outlook (Oneida County) Hauer SSP2

• Today (2025): 225,223 people
• By 2030: 220,384 · -2.1%
• By 2040: 209,071 · -7.2%
• By 2050: 197,920 · -12.1%
• By 2075: 175,541 · -22.1%
• By 2100: 148,491 · -34.1%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Hispanic / Latino 7% Two or more races 6% Black 4% Asian 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 4%
• Common ancestry: Romanian 9% Lithuanian 4% Slovak 1%
• Foreign-born: 3% · Canada, China
• Languages at home: 94% English-only · Spanish 3% Other Indo-European 1%

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Political lean MEDSL · Oneida

• 2024 margin: Strong R (+21.3) · D 39.4% · R 60.6%
• 2008→2024 swing: -15.2pp toward R · 2008: -6.1pp · 2024: -21.3pp
• All cycles: 2024: R+21.3 2020: R+15.5 2016: R+21.1 2012: R+5.3 2008: R+6.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -29.58%
• Current HPI: 339.3589
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 2.60%
• F500 in state: 92

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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

Property features AI

Finance

• Financial info: Land lease amount (monthly)
• HOA & community: Association fee billed monthlyLand lease (monthly)

Exterior

• Parking: No garage
• Utilities: Cable availableHigh-speed internet availablePublic water connectedSewer connectedCircuit breaker electrical
• Home design: Single-story (1 story)Double wide mobile homeResale propertyCity street frontageIrregular residential lot (approx. 100 x 100)
• Construction: Vinyl sidingCopper plumbingAsphalt roofCrawl space foundationExisting/previously built
• Exterior features: Blacktop drivewayDeckShed(s)Storage

Interior

• Kitchen: DishwasherGas ovenGas range
• Bedrooms: 3 bedrooms on the main level
• Flooring: CarpetLaminateVaries
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Gas forced-air heatingCentral air conditioning
• Interior features: Breakfast barCeiling fansEat-in kitchenSeparate/formal living roomCountry kitchenPantrySliding glass doorsPrimary suiteBedroom on main levelMain level primary
• Laundry & utility: Main level laundryGas water heater

Price history

-10.0% since first listed

2 events — show timeline

• 2026-05-20 Price Changed $89,900 CNYIS
• 2026-05-06 Listed $99,900 CNYIS

Property tax history

+27.9%/yr

Latest (2025): $1,662 · +5.2% YoY. Source: county tax records.