330 Palmer Hill Rd · Chenango Bridge, NY 13833

$99,000

3 bd · 1.0 ba · 980 sqft · Manufactured public records · 352 Days on market

Built 1980 2.02 ac lot ↓ 29% 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
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +8.4/10.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to 330 Palmer Hill Road, a peaceful 2-acre property located in the scenic countryside of Port Crane, NY. This parcel offers a great opportunity for those seeking space, privacy, and potential, all while remaining within reach of local amenities, schools, shopping, and major routes. The property includes a single-wide manufactured home that features 3 bedrooms and 1 full bathroom. The home is set on a generous lot that offers open space, natural surroundings, and room to grow. Whether you're looking for a rural getaway, a site to build your future home, or an investment opportunity, this land presents endless possibilities.

Key facts

• 2 acre property
• 2.02 acre lot
• Built 1980

Tags

• 2 ACRE PROPERTY
• INVESTMENT OPPORTUNITY

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $99k.

Deal economics

• At list price, monthly cash flow is $413 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $87k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.3% vs local median 4.0% in Chenango Bridge — 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 69/100 on livability (#505 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A-, employment B+; Watch: schools D+, amenities F, commute F.
• Chenango Forks Central School District (suburban): math 47% / reading 61% proficiency, ranked #317 of 590 in NY (top 54%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• 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 $11k of equity ($684 loan paydown + $10k appreciation (10.0% local appreciation)).
• Broome County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 352 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.

Recommended offer $87,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 352 days. Have you received any prior offers? Is the seller open to a 12% 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 D-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: 1.34% ✓
• Cap rate: 11.29%
• Cash-on-cash: 17.86%
• DSCR: 1.79
• GRM: 6.2

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: 37.5%
• Equity multiple: 3.89×
• Total profit: $80,190
• Equity at exit: $89,187

10-year hold

• IRR: 32.3%
• Equity multiple: 8.77×
• Total profit: $215,462
• Equity at exit: $192,335

Cash invested: $27,720 (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 13833

• Home prices YoY: 15.7%
• Active inventory: 14
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,328 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$76 /mo · $915/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $413

Break-even live

Break-even rent $806

Max offer price $99,000

Occupancy floor 64%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $99,000 Active 352 DOM
2. 2026-06-18
   days on market $99,000 Active 351 DOM
3. 2026-06-17
   days on market $99,000 Active 350 DOM
4. 2026-06-16
   days on market $99,000 Active 349 DOM
5. 2026-06-15
   days on market $99,000 Active 348 DOM
6. 2026-06-14
   days on market $99,000 Active 346 DOM
7. 2026-06-13
   days on market $99,000 Active 345 DOM
8. 2026-06-10
   days on market $99,000 Active 343 DOM
9. 2026-06-09
   days on market $99,000 Active 342 DOM
10. 2026-06-08
    days on market $99,000 Active 341 DOM
11. 2026-06-07
    days on market $99,000 Active 340 DOM
12. 2026-06-05
    days on market $99,000 Active 337 DOM
13. 2026-06-02
    days on market $99,000 Active 335 DOM
14. 2026-06-01
    days on market $99,000 Active 334 DOM
15. 2026-05-31
    days on market $99,000 Active 333 DOM
16. 2026-05-30
    days on market $99,000 Active 332 DOM
17. 2025-09-30
    price $99,000 638-char remark

    Show marketing remark (638 chars)

    Welcome to 330 Palmer Hill Road, a peaceful 2-acre property located in the scenic countryside of Port Crane, NY. This parcel offers a great opportunity for those seeking space, privacy, and potential, all while remaining within reach of local amenities, schools, shopping, and major routes. The property includes a single-wide manufactured home that features 3 bedrooms and 1 full bathroom. The home is set on a generous lot that offers open space, natural surroundings, and room to grow. Whether you're looking for a rural getaway, a site to build your future home, or an investment opportunity, this land presents endless possibilities.

18. 2025-07-24
    price $120,000 638-char remark

    Show marketing remark (638 chars)

    Welcome to 330 Palmer Hill Road, a peaceful 2-acre property located in the scenic countryside of Port Crane, NY. This parcel offers a great opportunity for those seeking space, privacy, and potential, all while remaining within reach of local amenities, schools, shopping, and major routes. The property includes a single-wide manufactured home that features 3 bedrooms and 1 full bathroom. The home is set on a generous lot that offers open space, natural surroundings, and room to grow. Whether you're looking for a rural getaway, a site to build your future home, or an investment opportunity, this land presents endless possibilities.

19. 2025-07-02
    listed $140,000 Active 638-char remark

    Show marketing remark (638 chars)

    Welcome to 330 Palmer Hill Road, a peaceful 2-acre property located in the scenic countryside of Port Crane, NY. This parcel offers a great opportunity for those seeking space, privacy, and potential, all while remaining within reach of local amenities, schools, shopping, and major routes. The property includes a single-wide manufactured home that features 3 bedrooms and 1 full bathroom. The home is set on a generous lot that offers open space, natural surroundings, and room to grow. Whether you're looking for a rural getaway, a site to build your future home, or an investment opportunity, this land presents endless possibilities.

ⓘ 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: $915 · $76/mo
• Projected year-2 tax: $1,294 · $108/mo
• Expected delta: +$379/yr (+$32/mo · 41.5%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥92°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $15,938
• − Mortgage interest: −$5,546
• − Property taxes: −$915
• − Insurance: −$495
• − Repairs & maintenance: −$1,275
• − Management: −$1,275
• − Depreciation: −$2,880
• Taxable income: $3,553
• Est. tax owed @ 24.0%: −$853
• After-tax cash flow: $4,099/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: Chenango Forks Central School District
• NCES district ID: 3607260
• Math proficiency: 47% ▼ -10.00%
• Reading proficiency: 61% ▲ 8.00%
• Median HH income: $54,346
• Composite: 46.46/100
• National rank: #2442
• State rank: #317 of 590 in NY

Livability — Chenango Bridge

• Score: 69/100
• State rank: #505
• US rank: #8828

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,176

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 4% Hispanic / Latino 1%
• Common ancestry: Romanian 4% Iranian 3% Lithuanian 2%
• Foreign-born: 1% · Canada

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: ▲ 40.75%
• Current HPI: 300.1045
• 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

-29.3% since first listed

3 events — show timeline

• 2025-09-30 Price Changed $99,000 GBAOR
• 2025-07-24 Price Changed $120,000 GBAOR
• 2025-07-02 Listed $140,000 GBAOR

Property tax history

+2.5%/yr

Latest (2025): $915 · +13.4% YoY. Source: county tax records.