798 Gage Rd · Newark Valley, NY 13827

$94,000

2 bd · 2.0 ba · 1,008 sqft · Manufactured public records · 217 Days on market

Built 1990 3.61 ac lot $93/sqft · 10% below area Est $105k · 10% under ↓ 21% since listing

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Why this score? — see what drove the A- 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 +28.9/30.0
• ARV discount +12.2/15.0
• DSCR +10.0/10.0
• Appreciation +9.1/10.0
• 1% rule +8.2/10.0
• Schools +3.8/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to 798 Gage Road, this mobile home is in great condition sitting on 3.61 acres. Sit on the back deck and watch the wildlife while you relax at your own personal retreat. Located 2 miles from 427 acres of NYS Game land. The master bedroom has a large walk-in closet (approx. 6' x 5') The wood stove heats the entire home; there is plenty of storage for the wood right next the 24' x 24' garage. The water heater is approximately 3 years old; the washer is 1 year old.

Key facts

• Wood stove
• Water heater
• 3.61 acres

Tags

• 3.61 ACRES
• BACK DECK
• LARGE WALK-IN CLOSET
• WOOD STOVE
• STORAGE FOR WOOD
• WATER HEATER

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $94k.

Deal economics

• At list price, monthly cash flow is $319 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $94k).
• Recommended offer: $83k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#462 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: health & safety D, crime F, amenities F.
• Newark Valley Central School District (rural): math 37% / reading 51% proficiency, ranked #466 of 590 in NY (top 79%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 65 active listings in the ZIP; 139 units permitted in Tioga County in 2024 (65 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($650 loan paydown + $8k appreciation (8.1% local appreciation)).
• Tioga County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (8.1% appreciation + 3.0% rent growth), your $26k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 217 days — a 12% lower offer ($83k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $31k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $82,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 217 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.32% ✓
• Cap rate: 10.37%
• Cash-on-cash: 14.56%
• DSCR: 1.65
• GRM: 6.3

CMA / ARV

• ARV (median comp): $105,000
• List price: $94,000
• Delta: -10.48%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
315 Gage Rd	0.48mi	2/1.0	1,100 (+9%)	3mo	$105,000	$95	56

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

8.11% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 31.6%
• Equity multiple: 3.27×
• Total profit: $59,743
• Equity at exit: $72,105

10-year hold

• IRR: 28.1%
• Equity multiple: 7.01×
• Total profit: $158,302
• Equity at exit: $143,793

Cash invested: $26,320 (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 13827

• Home prices YoY: 3.2%
• Active inventory: 65
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,241 medium
• Mortgage (P&I): −$493
• Tax from tax record: −$129 /mo · $1,547/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $319

Break-even live

Break-even rent $837

Max offer price $94,000

Occupancy floor 69%

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: $23,500
• Closing costs: $2,820
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-19
   days on market $94,000 Active 217 DOM
2. 2026-06-18
   days on market $94,000 Active 216 DOM
3. 2026-06-17
   days on market $94,000 Active 215 DOM
4. 2026-06-16
   days on market $94,000 Active 214 DOM
5. 2026-06-15
   days on market $94,000 Active 213 DOM
6. 2026-06-14
   days on market $94,000 Active 211 DOM
7. 2026-06-13
   days on market $94,000 Active 210 DOM
8. 2026-06-10
   days on market $94,000 Active 208 DOM
9. 2026-06-09
   days on market $94,000 Active 207 DOM
10. 2026-06-08
    days on market $94,000 Active 206 DOM
11. 2026-06-07
    days on market $94,000 Active 205 DOM
12. 2026-06-03
    days on market $94,000 Active 201 DOM
13. 2026-06-02
    days on market $94,000 Active 200 DOM
14. 2026-06-01
    days on market $94,000 Active 199 DOM
15. 2026-05-31
    pricedays on market $94,000 Active 198 DOM
16. 2026-05-30
    days on market $99,000 Active 197 DOM
17. 2026-04-20
    status Active 474-char remark

    Show marketing remark (474 chars)

    Welcome to 798 Gage Road, this mobile home is in great condition sitting on 3.61 acres. Sit on the back deck and watch the wildlife while you relax at your own personal retreat. Located 2 miles from 427 acres of NYS Game land. The master bedroom has a large walk-in closet (approx. 6' x 5') The wood stove heats the entire home; there is plenty of storage for the wood right next the 24' x 24' garage. The water heater is approximately 3 years old; the washer is 1 year old.

18. 2026-04-20
    price $99,000 474-char remark

    Show marketing remark (474 chars)

    Welcome to 798 Gage Road, this mobile home is in great condition sitting on 3.61 acres. Sit on the back deck and watch the wildlife while you relax at your own personal retreat. Located 2 miles from 427 acres of NYS Game land. The master bedroom has a large walk-in closet (approx. 6' x 5') The wood stove heats the entire home; there is plenty of storage for the wood right next the 24' x 24' garage. The water heater is approximately 3 years old; the washer is 1 year old.

19. 2026-04-08
    historical Active Under Contract 474-char remark

    Show marketing remark (474 chars)

    Welcome to 798 Gage Road, this mobile home is in great condition sitting on 3.61 acres. Sit on the back deck and watch the wildlife while you relax at your own personal retreat. Located 2 miles from 427 acres of NYS Game land. The master bedroom has a large walk-in closet (approx. 6' x 5') The wood stove heats the entire home; there is plenty of storage for the wood right next the 24' x 24' garage. The water heater is approximately 3 years old; the washer is 1 year old.

20. 2026-03-18
    price $110,000 474-char remark

    Show marketing remark (474 chars)

    Welcome to 798 Gage Road, this mobile home is in great condition sitting on 3.61 acres. Sit on the back deck and watch the wildlife while you relax at your own personal retreat. Located 2 miles from 427 acres of NYS Game land. The master bedroom has a large walk-in closet (approx. 6' x 5') The wood stove heats the entire home; there is plenty of storage for the wood right next the 24' x 24' garage. The water heater is approximately 3 years old; the washer is 1 year old.

21. 2026-01-30
    price $115,000 474-char remark

    Show marketing remark (474 chars)

    Welcome to 798 Gage Road, this mobile home is in great condition sitting on 3.61 acres. Sit on the back deck and watch the wildlife while you relax at your own personal retreat. Located 2 miles from 427 acres of NYS Game land. The master bedroom has a large walk-in closet (approx. 6' x 5') The wood stove heats the entire home; there is plenty of storage for the wood right next the 24' x 24' garage. The water heater is approximately 3 years old; the washer is 1 year old.

22. 2026-01-22
    price $118,000 474-char remark

    Show marketing remark (474 chars)

    Welcome to 798 Gage Road, this mobile home is in great condition sitting on 3.61 acres. Sit on the back deck and watch the wildlife while you relax at your own personal retreat. Located 2 miles from 427 acres of NYS Game land. The master bedroom has a large walk-in closet (approx. 6' x 5') The wood stove heats the entire home; there is plenty of storage for the wood right next the 24' x 24' garage. The water heater is approximately 3 years old; the washer is 1 year old.

23. 2026-01-09
    price $120,000 474-char remark

    Show marketing remark (474 chars)

    Welcome to 798 Gage Road, this mobile home is in great condition sitting on 3.61 acres. Sit on the back deck and watch the wildlife while you relax at your own personal retreat. Located 2 miles from 427 acres of NYS Game land. The master bedroom has a large walk-in closet (approx. 6' x 5') The wood stove heats the entire home; there is plenty of storage for the wood right next the 24' x 24' garage. The water heater is approximately 3 years old; the washer is 1 year old.

24. 2025-11-27
    price $122,500 474-char remark

    Show marketing remark (474 chars)

    Welcome to 798 Gage Road, this mobile home is in great condition sitting on 3.61 acres. Sit on the back deck and watch the wildlife while you relax at your own personal retreat. Located 2 miles from 427 acres of NYS Game land. The master bedroom has a large walk-in closet (approx. 6' x 5') The wood stove heats the entire home; there is plenty of storage for the wood right next the 24' x 24' garage. The water heater is approximately 3 years old; the washer is 1 year old.

25. 2025-11-14
    listed $125,000 Active 474-char remark

    Show marketing remark (474 chars)

    Welcome to 798 Gage Road, this mobile home is in great condition sitting on 3.61 acres. Sit on the back deck and watch the wildlife while you relax at your own personal retreat. Located 2 miles from 427 acres of NYS Game land. The master bedroom has a large walk-in closet (approx. 6' x 5') The wood stove heats the entire home; there is plenty of storage for the wood right next the 24' x 24' garage. The water heater is approximately 3 years old; the washer is 1 year old.

ⓘ 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: $1,547 · $129/mo
• Projected year-2 tax: $1,568 · $131/mo
• Expected delta: +$21/yr (+$2/mo · 1.4%)

ⓘ 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 2/10 Low 7 d/yr ≥92°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $14,893
• − Mortgage interest: −$5,265
• − Property taxes: −$1,547
• − Insurance: −$470
• − Repairs & maintenance: −$1,191
• − Management: −$1,191
• − Depreciation: −$2,735
• Taxable income: $2,493
• Est. tax owed @ 24.0%: −$598
• After-tax cash flow: $3,235/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: Newark Valley Central School District
• NCES district ID: 3620670
• Math proficiency: 37% ▼ -10.00%
• Reading proficiency: 51% ▲ 9.00%
• Median HH income: $53,770
• Composite: 38.12/100
• National rank: #4273
• State rank: #466 of 590 in NY

Livability — Newark Valley

• Score: 70/100
• State rank: #462
• US rank: #8031

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 11,713

Population outlook (Tioga County) Hauer SSP2

• Today (2025): 45,155 people
• By 2030: 42,801 · -5.2%
• By 2040: 37,960 · -15.9%
• By 2050: 33,071 · -26.8%
• By 2075: 24,144 · -46.5%
• By 2100: 16,545 · -63.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 3% Hispanic / Latino 2% Asian 1%
• Common ancestry: Romanian 5% Lithuanian 3% Iranian 2%
• Foreign-born: 2% · China
• Languages at home: 97% English-only · Spanish 1% Chinese 1% German/W. Germanic 1%

Political lean MEDSL · Tioga

• 2024 margin: Strong R (+22.9) · D 38.6% · R 61.4%
• 2008→2024 swing: -12.7pp toward R · 2008: -10.2pp · 2024: -22.9pp
• All cycles: 2024: R+22.9 2020: R+20.6 2016: R+27.6 2012: R+15.1 2008: R+10.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.11%
• Current HPI: 259.9605
• 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

-20.8% since first listed

9 events — show timeline

• 2026-04-20 Relisted — GBAOR
• 2026-04-20 Price Changed $99,000 GBAOR
• 2026-04-08 Contingent — GBAOR
• 2026-03-18 Price Changed $110,000 GBAOR
• 2026-01-30 Price Changed $115,000 GBAOR
• 2026-01-22 Price Changed $118,000 GBAOR
• 2026-01-09 Price Changed $120,000 GBAOR
• 2025-11-27 Price Changed $122,500 GBAOR
• 2025-11-14 Listed $125,000 GBAOR

Property tax history

-1.0%/yr

Latest (2025): $1,547 · +9.3% YoY. Source: county tax records.