76 Stone Rd · Northville, NY 12835

$79,900

2 bd · 1.0 ba · 480 sqft · Manufactured public records · 247 Days on market

Built 1979 2.25 ac lot

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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 +29.3/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Tucked in the woods is a cute mobile home that could be used seasonally. It boasts 2 bedrooms, living room and kitchen. There is a screened in porch to enjoy nature plus a yard with a firepit to star gaze. The Great Sacandaga Lake Town of Day beach area is close by off North Shore Rd where you can launch a boat or enjoy the picnic area. Camp comes furnished and has been winterized. Sold''as is.'' Cash sale only.

Key facts

• Screened in porch
• Picnic area
• Firepit

Tags

• SCREENED IN PORCH
• FIREPIT
• GREAT SACANDAGA LAKE
• PICNIC AREA

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $80k.

Deal economics

• At list price, monthly cash flow is $281 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($953 rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.5% vs local median 2.9% in Northville — 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 (#759 in NY) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A; Watch: amenities F, commute F, cost of living F.
• Edinburg Common School District (rural): math 20% / reading 30% proficiency, ranked #739 of 755 in NY (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Edinburg Common School (math 50% / reading 50%, grade D, #1,085 of 2,108 statewide, top 56%, 52 students, 56% FRL).
• Zoned-school proficiency averages 50% at this address vs 25% district-wide (+24 pts) — the actual schools serving this property are materially stronger than the Edinburg Common School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 45 active listings in the ZIP; 1,132 units permitted in Saratoga County in 2024 (378 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($552 loan paydown + $8k appreciation (10.0% local appreciation)).
• Saratoga County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 247 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $18k; list at $80k implies a 357% gain — meaningful room to come down on a strong offer.

Recommended offer $70,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 247 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-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?
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: 1.19% ✓
• Cap rate: 10.51%
• Cash-on-cash: 15.07%
• DSCR: 1.67
• GRM: 7.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 35.4%
• Equity multiple: 3.74×
• Total profit: $61,375
• Equity at exit: $71,980

10-year hold

• IRR: 30.5%
• Equity multiple: 8.45×
• Total profit: $166,597
• Equity at exit: $155,228

Cash invested: $22,372 (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 12835

• Home prices YoY: 20.0%
• Active inventory: 45
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $953 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$19 /mo · $233/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$200
• Net cashflow: $281

Break-even live

Break-even rent $597

Max offer price $79,900

Occupancy floor 66%

Sensitivity live

Price	-10% $326	-5% $304	+0% $281	+5% $258	+10% $236
Rent	-10% $206	-5% $243	+0% $281	+5% $319	+10% $356
Rate	-1.0pp $321	-0.5pp $301	base $281	+0.5pp $260	+1.0pp $239

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-14
   status $79,900 Pending 247 DOM
2. 2026-06-13
   days on market $79,900 Active 247 DOM
3. 2026-06-12
   days on market $79,900 Active 246 DOM
4. 2026-06-09
   days on market $79,900 Active 243 DOM
5. 2026-06-08
   days on market $79,900 Active 242 DOM
6. 2026-06-07
   days on market $79,900 Active 241 DOM
7. 2026-06-05
   days on market $79,900 Active 239 DOM
8. 2026-06-04
   days on market $79,900 Active 237 DOM
9. 2026-06-02
   days on market $79,900 Active 236 DOM
10. 2026-06-01
    days on market $79,900 Active 235 DOM
11. 2026-05-31
    days on market $79,900 Active 234 DOM
12. 2025-10-09
    listed $79,900 Active 418-char remark

    Show marketing remark (418 chars)

    Tucked in the woods is a cute mobile home that could be used seasonally. It boasts 2 bedrooms, living room and kitchen. There is a screened in porch to enjoy nature plus a yard with a firepit to star gaze. The Great Sacandaga Lake Town of Day beach area is close by off North Shore Rd where you can launch a boat or enjoy the picnic area. Camp comes furnished and has been winterized. Sold''as is.'' Cash sale only.

13. 2011-12-14
    soldstatus $17,500

ⓘ 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: $233 · $19/mo
• Projected year-2 tax: $791 · $66/mo
• Expected delta: +$559/yr (+$47/mo · 240.3%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥90°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,432
• − Mortgage interest: −$4,476
• − Property taxes: −$233
• − Insurance: −$400
• − Repairs & maintenance: −$915
• − Management: −$915
• − Depreciation: −$2,324
• Taxable income: $2,171
• Est. tax owed @ 24.0%: −$521
• After-tax cash flow: $2,850/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: Edinburg Common School District
• NCES district ID: 3610230
• Math proficiency: 20% ▼ -1.00%
• Reading proficiency: 30% ▲ 9.00%
• Median HH income: $52,251
• Composite: 25.29/100
• National rank: #12897
• State rank: #739 of 755 in NY

Livability — Northville

• Score: 64/100
• State rank: #759
• US rank: #14567

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,700

Population outlook (Saratoga County) Hauer SSP2

• Today (2025): 238,889 people
• By 2030: 243,681 · +2.0%
• By 2040: 249,118 · +4.3%
• By 2050: 248,638 · +4.1%
• By 2075: 241,675 · +1.2%
• By 2100: 213,150 · -10.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 1%
• Common ancestry: Romanian 9% Lithuanian 5% Iranian 3%
• Foreign-born: 5% · Canada
• Languages at home: 96% English-only · Other Indo-European 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Saratoga

• 2024 margin: Toss-up / Even · D 50.9% · R 49.1%
• 2008→2024 swing: -1.6pp toward R · 2008: 3.4pp · 2024: 1.8pp
• All cycles: 2024: D+1.8 2020: D+5.4 2016: R+4.4 2012: D+2.1 2008: D+3.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 54.89%
• Current HPI: 328.7243
• 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

+356.6% since first listed

2 events — show timeline

• 2025-10-09 Listed $79,900 Global MLS
• 2011-12-14 Sold (Public Records) $17,500 Public Records

Property tax history

-3.6%/yr

Latest (2025): $233 · -50.3% YoY. Source: county tax records.