409 Carigan Rd · Whitney Point, NY 13862

$149,900

3 bd · 1.0 ba · 910 sqft · Manufactured public records · 11 Days on market

Built 1990 9.25 ac lot

---

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).

• Appreciation +9.5/10.0
• ARV discount +7.5/15.0
• Cash flow +7.4/30.0
• Schools +4.3/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• DSCR +1.5/10.0

Listing remarks MLS

WELL MAINTAINED SINGLE WIDE MOBILE HOME ON 9 ACRES WITH SPECTACULAR VIEWS! This 3 Bed 1 Bath home has many updates and improvements. There is a Brand New Furnace and Hot Water Heater. New Well Pump. Roof is 4 years old. Front Porch is 4 years old. There are brand new water lines (4 feet deep) from well to home. Front door is new. The skirting has also been replaced. Appliances in Kitchen are newer. 3 Sheds on property. Nice long stone driveway with home set far back from the road. Enjoy the views and wildlife in a peaceful tranquil setting but not far from the amenities of Whitney Point. ALL BUYERS MUST SHOW PROOF OF FUNDS OR PRE QUALIFICATION PRIOR TO SHOWING!

Key facts

• New well pump
• 9 acres
• 4 years old roof

Tags

• 9 ACRES
• SPECTACULAR VIEWS
• BRAND NEW FURNACE
• HOT WATER HEATER
• NEW WELL PUMP
• 4 YEARS OLD ROOF

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $-196 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $115k (23.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $103k (31.2% below list).
• Recommended offer: $103k (31.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 62/100 on livability (#879 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: health & safety D, amenities F, commute F.
• Whitney Point Central School District (rural): math 47% / reading 52% proficiency, ranked #390 of 590 in NY (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 14 active listings in the ZIP; 340 units permitted in Broome County in 2024 (269 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($1k loan paydown + $13k appreciation (9.0% local appreciation)).
• Broome County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $40k; list at $150k implies a 276% gain — meaningful room to come down on a strong offer.

Recommended offer $103,206 (31.2% 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 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?
4. 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?
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: 0.69% ✗
• Cap rate: 4.73%
• Cash-on-cash: -5.59%
• DSCR: 0.75
• GRM: 12.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

8.96% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.0%
• Equity multiple: 2.40×
• Total profit: $58,675
• Equity at exit: $123,864

10-year hold

• IRR: 16.9%
• Equity multiple: 5.30×
• Total profit: $180,468
• Equity at exit: $256,053

Cash invested: $41,972 (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 13862

• Home prices YoY: 3.0%
• Active inventory: 14
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $1,032 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$162 /mo · $1,948/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $-196

Break-even live

Break-even rent $1,280

Max offer price $115,348

Occupancy floor —

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-04-10
   historical Active Under Contract 670-char remark

   Show marketing remark (670 chars)

   WELL MAINTAINED SINGLE WIDE MOBILE HOME ON 9 ACRES WITH SPECTACULAR VIEWS! This 3 Bed 1 Bath home has many updates and improvements. There is a Brand New Furnace and Hot Water Heater. New Well Pump. Roof is 4 years old. Front Porch is 4 years old. There are brand new water lines (4 feet deep) from well to home. Front door is new. The skirting has also been replaced. Appliances in Kitchen are newer. 3 Sheds on property. Nice long stone driveway with home set far back from the road. Enjoy the views and wildlife in a peaceful tranquil setting but not far from the amenities of Whitney Point. ALL BUYERS MUST SHOW PROOF OF FUNDS OR PRE QUALIFICATION PRIOR TO SHOWING!

2. 2026-03-06
   status Pending 670-char remark

   Show marketing remark (670 chars)

   WELL MAINTAINED SINGLE WIDE MOBILE HOME ON 9 ACRES WITH SPECTACULAR VIEWS! This 3 Bed 1 Bath home has many updates and improvements. There is a Brand New Furnace and Hot Water Heater. New Well Pump. Roof is 4 years old. Front Porch is 4 years old. There are brand new water lines (4 feet deep) from well to home. Front door is new. The skirting has also been replaced. Appliances in Kitchen are newer. 3 Sheds on property. Nice long stone driveway with home set far back from the road. Enjoy the views and wildlife in a peaceful tranquil setting but not far from the amenities of Whitney Point. ALL BUYERS MUST SHOW PROOF OF FUNDS OR PRE QUALIFICATION PRIOR TO SHOWING!

3. 2026-03-06
   status Pending

   Show marketing remark (670 chars)

   WELL MAINTAINED SINGLE WIDE MOBILE HOME ON 9 ACRES WITH SPECTACULAR VIEWS! This 3 Bed 1 Bath home has many updates and improvements. There is a Brand New Furnace and Hot Water Heater. New Well Pump. Roof is 4 years old. Front Porch is 4 years old. There are brand new water lines (4 feet deep) from well to home. Front door is new. The skirting has also been replaced. Appliances in Kitchen are newer. 3 Sheds on property. Nice long stone driveway with home set far back from the road. Enjoy the views and wildlife in a peaceful tranquil setting but not far from the amenities of Whitney Point. ALL BUYERS MUST SHOW PROOF OF FUNDS OR PRE QUALIFICATION PRIOR TO SHOWING!

4. 2026-02-23
   listed $149,900 Active 670-char remark

   Show marketing remark (670 chars)

   WELL MAINTAINED SINGLE WIDE MOBILE HOME ON 9 ACRES WITH SPECTACULAR VIEWS! This 3 Bed 1 Bath home has many updates and improvements. There is a Brand New Furnace and Hot Water Heater. New Well Pump. Roof is 4 years old. Front Porch is 4 years old. There are brand new water lines (4 feet deep) from well to home. Front door is new. The skirting has also been replaced. Appliances in Kitchen are newer. 3 Sheds on property. Nice long stone driveway with home set far back from the road. Enjoy the views and wildlife in a peaceful tranquil setting but not far from the amenities of Whitney Point. ALL BUYERS MUST SHOW PROOF OF FUNDS OR PRE QUALIFICATION PRIOR TO SHOWING!

5. 2026-02-23
   listed $149,900 Active

   Show marketing remark (670 chars)

   WELL MAINTAINED SINGLE WIDE MOBILE HOME ON 9 ACRES WITH SPECTACULAR VIEWS! This 3 Bed 1 Bath home has many updates and improvements. There is a Brand New Furnace and Hot Water Heater. New Well Pump. Roof is 4 years old. Front Porch is 4 years old. There are brand new water lines (4 feet deep) from well to home. Front door is new. The skirting has also been replaced. Appliances in Kitchen are newer. 3 Sheds on property. Nice long stone driveway with home set far back from the road. Enjoy the views and wildlife in a peaceful tranquil setting but not far from the amenities of Whitney Point. ALL BUYERS MUST SHOW PROOF OF FUNDS OR PRE QUALIFICATION PRIOR TO SHOWING!

6. 2001-02-26
   soldstatus $39,900

ⓘ 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: $1,948 · $162/mo
• Projected year-2 tax: $2,241 · $187/mo
• Expected delta: +$292/yr (+$24/mo · 15.0%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥92°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,385
• − Mortgage interest: −$8,397
• − Property taxes: −$1,948
• − Insurance: −$750
• − Repairs & maintenance: −$991
• − Management: −$991
• − Depreciation: −$4,361
• Taxable loss: −$5,052
• Est. tax savings @ 24.0%: +$1,213
• After-tax cash flow: $-1,135/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: Whitney Point Central School District
• NCES district ID: 3631380
• Math proficiency: 47% ▼ -6.00%
• Reading proficiency: 52% ▲ 5.00%
• Median HH income: $52,416
• Composite: 42.59/100
• National rank: #3192
• State rank: #390 of 590 in NY

Livability — Whitney Point

• Score: 62/100
• State rank: #879
• US rank: #17137

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,667

Population outlook (Broome County) Hauer SSP2

• Today (2025): 187,989 people
• By 2030: 183,066 · -2.6%
• By 2040: 172,228 · -8.4%
• By 2050: 163,161 · -13.2%
• By 2075: 153,641 · -18.3%
• By 2100: 140,851 · -25.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 3% Hispanic / Latino 2% Black 1%
• Common ancestry: Lithuanian 5% Romanian 4% Scotch-Irish 2%
• Foreign-born: 1%
• Languages at home: 97% English-only · Russian/Polish/Slavic 1% French/Haitian/Cajun 1% Other Indo-European 1%

Political lean MEDSL · Broome

• 2024 margin: Toss-up / Even · D 50.2% · R 49.8%
• 2008→2024 swing: -7.6pp toward R · 2008: 8.0pp · 2024: 0.4pp
• All cycles: 2024: D+0.4 2020: D+3.5 2016: R+3.7 2012: D+4.6 2008: D+8.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.96%
• Current HPI: 309.0895
• 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

+275.7% since first listed

6 events — show timeline

• 2026-04-10 Contingent — GBAOR
• 2026-03-06 Pending — GBAOR
• 2026-03-06 Pending — UNYREIS
• 2026-02-23 Listed $149,900 GBAOR
• 2026-02-23 Listed $149,900 UNYREIS
• 2001-02-26 Sold (Public Records) $39,900 Public Records

Property tax history

+4.5%/yr

Latest (2025): $1,948 · +1.8% YoY. Source: county tax records.