26 Carmel Dr · Rome, NY 13440

$80,000

3 bd · 2.0 ba · 1,232 sqft · Manufactured · 108 Days on market

Manufactured home Built 2014 Good condition $65/sqft · 38% below area Est $130k · 38% under ↓ 27% 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 +9.5/10.0
• 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

LOW Taxes, LOW maintenance, ONE LEVEL LIVING in a quiet, private development. .. What's not to love?? Perfect as a starter home or an easy to maintain spot to retire. $735 lot rent includes: Taxes, water, sewer, garbage, road & common grounds maintenance. The home was manufactured in 2014, so all mechanics & structural items are only 10 years old. SPACIOUS kitchen with breakfast bar island adds extra cooking prep space. Brand NEW refrigerator! Slider walks out to the deck. The Primary Suite includes a spacious closet & full bath with tub. Seller is leaving the shed behind, as well as the portable A/C unit.

Key facts

• Spacious kitchen
• Breakfast bar island
• New refrigerator

Tags

• ONE LEVEL LIVING
• QUIET PRIVATE DEVELOPMENT
• SPACIOUS KITCHEN
• BREAKFAST BAR ISLAND
• NEW REFRIGERATOR
• DECK

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 $365 ($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 11.8% 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 108 days — a 9% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $50k (38%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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

Questions for the listing agent

1. It's been on market 108 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: 1.45% ✓
• Cap rate: 11.76%
• Cash-on-cash: 19.53%
• DSCR: 1.87
• GRM: 5.7

CMA / ARV

• ARV (median comp): $129,760
• List price: $80,000
• Delta: -38.35%
• 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
119 Abbe Blvd S	0.22mi	3/2.0	1,150 (-7%)	21mo	$50,000	$43	61
6587 Evans Rd	0.57mi	3/1.0	1,116 (-9%)	2mo	$216,300	$194	52
7005 Rome Oriskany Rd	1.40mi	3/1.5	1,335 (+8%)	4mo	$235,000	$176	45
126 Pazdur Blvd, S	0.25mi	3/2.0	1,456 (+18%)	23mo	$81,000	$56	44
6539 Evans Rd	0.43mi	2/1.5 (-1)	1,073 (-13%)	13mo	$240,000	$224	40
6826 Stanwix Ave	1.45mi	3/1.5	1,128 (-8%)	14mo	$179,875	$159	37
7207 Coleman Mills Rd	1.06mi	3/1.0	1,473 (+20%)	0mo	$230,000	$156	36
6753 Sutliff Rd	0.60mi	2/1.0 (-1)	1,171 (-5%)	23mo	$191,000	$163	36
6330 State Route 233	0.66mi	3/1.5	1,425 (+16%)	8mo	$315,000	$221	36
6173 State Route 233	0.93mi	4/2.0 (+1)	1,449 (+18%)	7mo	$184,000	$127	29
6954 Rome Oriskany Rd	1.35mi	3/1.0	1,050 (-15%)	11mo	$284,500	$271	27
6796 Rome Westmoreland Rd	1.29mi	4/2.0 (+1)	1,480 (+20%)	21mo	$144,200	$97	17

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: 11.6%
• Equity multiple: 1.46×
• Total profit: $10,273
• Equity at exit: $11,928

10-year hold

• IRR: 20.6%
• Equity multiple: 2.74×
• Total profit: $38,915
• 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 ($60/sqft)
• Median days on market: 94 d
• This list price: 40% of active listings are priced below it
• ARV vs active asking: +76.9% 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: $1,161 medium
• Mortgage (P&I): −$420
• Tax est. 1.5%: −$100 /mo · $1,200/yr
• Insurance: −$33
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $365

Break-even live

Break-even rent $700

Max offer price $80,000

Occupancy floor 64%

Sensitivity live

Price	-10% $420	-5% $392	+0% $365	+5% $337	+10% $309
Rent	-10% $273	-5% $319	+0% $365	+5% $410	+10% $456
Rate	-1.0pp $405	-0.5pp $385	base $365	+0.5pp $344	+1.0pp $323

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: $603

Exterior

• Parking: No garage
• Utilities: Electricity connected (circuit breakers)Sewer connectedPublic water connectedCable availableHigh-speed internet available
• Home design: Single-story (1 story)Double-wide mobile homeResale condition
• Construction: Vinyl sidingPoured foundationExisting construction
• Exterior features: DeckGravel drivewayRectangular lotPrivate road frontage

Interior

• Kitchen: DishwasherGas ovenGas rangeRange hoodRefrigerator
• Bedrooms: 3 main-level bedrooms
• Flooring: CarpetVinylVarious
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Gas forced-air heatingWindow air conditioning units
• Interior features: Breakfast barCeiling fan(s)Eat-in kitchenSeparate/formal living roomKitchen islandSliding glass door(s)Solid surface countersBath in primary bedroomMain level primaryThermal windowsSliding doors
• Laundry & utility: Main-level laundryGas water heater

Listing history 50 events

1. 2026-08-08
   days on market $80,000 Active 108 DOM
2. 2026-08-07
   days on market $80,000 Active 107 DOM
3. 2026-08-06
   days on market $80,000 Active 106 DOM
4. 2026-08-05
   days on market $80,000 Active 105 DOM
5. 2026-08-04
   days on market $80,000 Active 104 DOM
6. 2026-08-03
   days on market $80,000 Active 103 DOM
7. 2026-07-31
   days on market $80,000 Active 100 DOM
8. 2026-07-29
   pricedays on market $80,000 Active 98 DOM
9. 2026-07-27
   days on market $85,000 Active 96 DOM
10. 2026-07-25
    days on market $85,000 Active 94 DOM
11. 2026-07-23
    days on market $85,000 Active 92 DOM
12. 2026-07-22
    days on market $85,000 Active 91 DOM
13. 2026-07-21
    days on market $85,000 Active 90 DOM
14. 2026-07-18
    days on market $85,000 Active 87 DOM
15. 2026-07-16
    days on market $85,000 Active 85 DOM
16. 2026-07-16
    days on market $85,000 Active 84 DOM
17. 2026-07-14
    days on market $85,000 Active 83 DOM
18. 2026-07-13
    days on market $85,000 Active 82 DOM
19. 2026-07-12
    days on market $85,000 Active 81 DOM
20. 2026-07-11
    days on market $85,000 Active 80 DOM
21. 2026-07-10
    days on market $85,000 Active 79 DOM
22. 2026-07-09
    days on market $85,000 Active 78 DOM
23. 2026-07-08
    pricedays on market $85,000 Active 77 DOM
24. 2026-07-07
    days on market $89,900 Active 76 DOM
25. 2026-07-06
    days on market $89,900 Active 75 DOM
26. 2026-07-05
    days on market $89,900 Active 74 DOM
27. 2026-07-04
    days on market $89,900 Active 73 DOM
28. 2026-07-03
    days on market $89,900 Active 72 DOM
29. 2026-07-02
    days on market $89,900 Active 71 DOM
30. 2026-07-01
    days on market $89,900 Active 70 DOM
31. 2026-06-30
    days on market $89,900 Active 69 DOM
32. 2026-06-29
    price $89,900 Active 68 DOM
33. 2026-06-29
    days on market $95,000 Active 68 DOM
34. 2026-06-28
    days on market $95,000 Active 67 DOM
35. 2026-06-28
    days on market $95,000 Active 66 DOM
36. 2026-06-27
    days on market $95,000 Active 65 DOM
37. 2026-06-26
    days on market $95,000 Active 64 DOM
38. 2026-06-23
    days on market $95,000 Active 61 DOM
39. 2026-06-21
    days on market $95,000 Active 60 DOM
40. 2026-06-19
    days on market $95,000 Active 58 DOM
41. 2026-06-18
    days on market $95,000 Active 57 DOM
42. 2026-06-17
    days on market $95,000 Active 56 DOM
43. 2026-06-16
    days on market $95,000 Active 55 DOM
44. 2026-06-15
    days on market $95,000 Active 54 DOM
45. 2026-06-14
    pricedays on market $95,000 Active 52 DOM
46. 2026-06-13
    days on market $99,900 Active 51 DOM
47. 2026-06-10
    days on market $99,900 Active 49 DOM
48. 2026-06-09
    days on market $99,900 Active 48 DOM
49. 2026-06-08
    days on market $99,900 Active 47 DOM
50. 2026-06-07
    days on market $99,900 Active 46 DOM

ⓘ 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 (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: $13,935
• − Mortgage interest: −$4,481
• − Property taxes: −$1,200
• − Insurance: −$400
• − Repairs & maintenance: −$1,115
• − Management: −$1,115
• − Depreciation: −$2,327
• Taxable income: $3,297
• Est. tax owed @ 24.0%: −$791
• After-tax cash flow: $3,583/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 $6,160–$18,480 screening

This manufactured home is in good condition with minimal repairs needed. Painting and landscaping improvements would significantly enhance its curb appeal and value for both resale and rental.

Value-add opportunities

• Both Painting the exterior and interior — Enhances curb appeal and interior aesthetics, making the home more attractive for both resale and rental. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value for both resale and rental. ↑
• Both Upgrading the shed — Improves functionality and adds value for both resale and rental. ↑
• Both Upgrading the portable AC unit — Improves comfort and adds value for both resale and rental. ↑

ⓘ 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: $603

Exterior

• Parking: No garage
• Utilities: Electricity connected (circuit breakers)Sewer connectedPublic water connectedCable availableHigh-speed internet available
• Home design: Single-story (1 story)Double-wide mobile homeResale condition
• Construction: Vinyl sidingPoured foundationExisting construction
• Exterior features: DeckGravel drivewayRectangular lotPrivate road frontage

Interior

• Kitchen: DishwasherGas ovenGas rangeRange hoodRefrigerator
• Bedrooms: 3 main-level bedrooms
• Flooring: CarpetVinylVarious
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Gas forced-air heatingWindow air conditioning units
• Interior features: Breakfast barCeiling fan(s)Eat-in kitchenSeparate/formal living roomKitchen islandSliding glass door(s)Solid surface countersBath in primary bedroomMain level primaryThermal windowsSliding doors
• Laundry & utility: Main-level laundryGas water heater

Price history

-26.9% since first listed

8 events — show timeline

• 2026-06-13 Price Changed $95,000 CNYIS
• 2026-06-01 Price Changed $99,900 CNYIS
• 2026-05-29 Price Changed $115,000 CNYIS
• 2026-05-15 Price Changed $119,000 CNYIS
• 2026-05-06 Relisted — CNYIS
• 2026-05-04 Pending — CNYIS
• 2026-05-01 Price Changed $125,000 CNYIS
• 2026-04-19 Listed $129,900 CNYIS