209 Abbe Blvd W Unit W97 · Rome, NY 13440

$89,900

3 bd · 2.0 ba · 1,344 sqft · Manufactured · 44 Days on market

Built 1992 $67/sqft · 31% below area Est $131k · 31% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

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. The secondary bathr

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

Property features AI

Finance

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

Exterior

• Parking: No garage
• Utilities: Cable available; High-speed internet available; Public water connected; Sewer connected; Circuit breaker electrical
• Home design: Single-story (1 story); Double wide mobile home; Resale property; City street frontage; Irregular residential lot (approx. 100 x 100)
• Construction: Vinyl siding; Copper plumbing; Asphalt roof; Crawl space foundation; Existing/previously built
• Exterior features: Blacktop driveway; Deck; Shed(s); Storage

Interior

• Kitchen: Dishwasher; Gas oven; Gas range
• Bedrooms: 3 bedrooms on the main level
• Flooring: Carpet; Laminate; Varies
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Breakfast bar; Ceiling fans; Eat-in kitchen; Separate/formal living room; Country kitchen; Pantry; Sliding glass doors; Primary suite; Bedroom on main level; Main level primary
• Laundry & utility: Main level laundry; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $90k.

Deal economics

• At list price, monthly cash flow is $613 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.5% vs local median 5.6% 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-, schools F, amenities 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.
• Market conditions: 272 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 $622 of loan paydown is wiped out by about $3k 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 $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.

Recommended offer $87,203 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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. 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.
5. 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.
6. 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: 1.77% ✓
• Cap rate: 14.48%
• Cash-on-cash: 29.22%
• DSCR: 2.30
• GRM: 4.7

CMA / ARV

• ARV (median comp): $130,832
• List price: $89,900
• Delta: -31.29%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
126 Pazdur Blvd, S	0.14mi	3/2.0	1,456 (+8%)	21mo	$81,000	$56	62
119 Abbe Blvd S	0.12mi	3/2.0	1,150 (-14%)	20mo	$50,000	$43	54

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: 23.7%
• Equity multiple: 1.97×
• Total profit: $24,515
• Equity at exit: $13,404

10-year hold

• IRR: 31.6%
• Equity multiple: 3.85×
• Total profit: $71,784
• Equity at exit: $7,773

Cash invested: $25,172 (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 13440

• Home prices YoY: -8.0%
• Active inventory: 272
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,595 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$139 /mo · $1,662/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $613

Break-even live

Break-even rent $820

Max offer price $89,900

Occupancy floor 57%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $89,900 Active 44 DOM
2. 2026-06-18
   days on market $89,900 Active 43 DOM
3. 2026-06-17
   days on market $89,900 Active 42 DOM
4. 2026-06-16
   days on market $89,900 Active 41 DOM
5. 2026-06-15
   days on market $89,900 Active 40 DOM
6. 2026-06-14
   days on market $89,900 Active 38 DOM
7. 2026-06-13
   days on market $89,900 Active 37 DOM
8. 2026-06-10
   days on market $89,900 Active 35 DOM
9. 2026-06-09
   days on market $89,900 Active 34 DOM
10. 2026-06-08
    days on market $89,900 Active 33 DOM
11. 2026-06-07
    days on market $89,900 Active 32 DOM
12. 2026-06-03
    days on market $89,900 Active 28 DOM
13. 2026-06-02
    days on market $89,900 Active 27 DOM
14. 2026-06-01
    days on market $89,900 Active 26 DOM
15. 2026-05-31
    days on market $89,900 Active 25 DOM
16. 2026-05-30
    days on market $89,900 Active 24 DOM
17. 2026-05-06
    listed $99,900 Active 921-char remark

ⓘ 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: $19,146
• − Mortgage interest: −$5,036
• − Property taxes: −$1,662
• − Insurance: −$450
• − Repairs & maintenance: −$1,532
• − Management: −$1,532
• − Depreciation: −$2,615
• Taxable income: $6,320
• Est. tax owed @ 24.0%: −$1,517
• After-tax cash flow: $5,839/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: 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

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

• City population: 41,418
• Population (ZIP): 41,273

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%

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%

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

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

-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.