106 Stuerwald Ave · Newark, NY 14513

$65,000

1 bd · 1.0 ba · 450 sqft · Manufactured public records · 21 Days on market

Built 1957 5,662 sqft lot

---

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
• 1% rule +8.3/10.0
• ARV discount +7.5/15.0
• Livability +3.6/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 106 Stuerwald Ave in Newark, NY! Affordable and low-maintenance living in the Newark Central School District! This cozy 1-bedroom, 1-full-bath single-wide mobile home on its own land offers a smart, efficient layout with a large enclosed porch featuring convenient laundry — a great spot to relax or get chores done with ease. The attached 1-car garage provides secure parking and additional storage, and a dedicated workshop space makes this a great find for the hobbyist or hands-on buyer. Step outside to a fully fenced backyard — perfect for pets, gardening, or simply enjoying your own private outdoor retreat. Enjoy peace of mind with a relatively young roof (within 2 y

Key facts

• Attached garage
• Large enclosed porch
• 5,662 sq ft lot

Tags

• LARGE ENCLOSED PORCH
• ATTACHED GARAGE
• DEDICATED WORKSHOP SPACE
• FULLY FENCED BACKYARD
• CONCRETE SLAB FOUNDATION
• QUICK ACCESS TO ERIE CANAL

Property features AI

Exterior

• Parking: Attached garage; 1 garage space
• Utilities: Public water (connected); Sewer connected; Circuit breaker electrical service
• Home design: Single-wide mobile home; Single-story; Existing/resale condition; City street frontage; Rectangular residential lot (50 x 112)
• Construction: Vinyl siding; Asphalt roof; Built as existing structure
• Exterior features: Blacktop driveway; Porch; Screened porch

Interior

• Kitchen: Electric oven; Electric range; Range hood; Refrigerator; Exhaust fan
• Bedrooms: 1 main-level bedroom
• Flooring: Carpet; Laminate; Varies
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Gas forced-air heating
• Interior features: Eat-in kitchen; Separate/formal living room; Bedroom on main level; 3 total rooms (bedroom and living room included)
• Laundry & utility: Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $65k.

Deal economics

• At list price, monthly cash flow is $256 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($865 rent vs $65k).
• Recommended offer: $64k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.0% vs local median 5.0% in Newark — 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 71/100 on livability (#405 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, commute B; Watch: schools D+, employment D+, crime F.
• Newark Central School District (town): math 33% / reading 46% proficiency, ranked #527 of 590 in NY (top 89%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 44 active listings in the ZIP; 259 units permitted in Wayne County in 2024 (90 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Wayne County population projected at -24% 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 $18k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($64k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $64,025 (1.5% below list)

Questions for the listing agent

1. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.33% ✓
• Cap rate: 11.01%
• Cash-on-cash: 16.86%
• DSCR: 1.75
• GRM: 6.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 8.1%
• Equity multiple: 1.32×
• Total profit: $5,749
• Equity at exit: $9,692

10-year hold

• IRR: 17.3%
• Equity multiple: 2.43×
• Total profit: $25,972
• Equity at exit: $5,620

Cash invested: $18,200 (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 14513

• Home prices YoY: -16.7%
• Active inventory: 44
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $865 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$60 /mo · $714/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$182
• Net cashflow: $256

Break-even live

Break-even rent $541

Max offer price $65,000

Occupancy floor 65%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $65,000 Active 21 DOM
2. 2026-06-18
   status $65,000 Active 20 DOM
3. 2026-06-17
   status $65,000 Pending 20 DOM
4. 2026-06-17
   days on market $65,000 Active 20 DOM
5. 2026-06-16
   days on market $65,000 Active 19 DOM
6. 2026-06-15
   days on market $65,000 Active 18 DOM
7. 2026-06-13
   days on market $65,000 Active 16 DOM
8. 2026-06-12
   days on market $65,000 Active 15 DOM
9. 2026-06-09
   days on market $65,000 Active 12 DOM
10. 2026-06-08
    days on market $65,000 Active 11 DOM
11. 2026-06-07
    days on market $65,000 Active 10 DOM
12. 2026-06-04
    days on market $65,000 Active 6 DOM
13. 2026-06-02
    days on market $65,000 Active 5 DOM
14. 2026-06-01
    days on market $65,000 Active 4 DOM
15. 2026-05-31
    days on market $65,000 Active 3 DOM
16. 2026-05-28
    listed $65,000 Active

ⓘ 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: $714 · $60/mo
• Projected year-2 tax: $906 · $76/mo
• Expected delta: +$192/yr (+$16/mo · 26.9%)

ⓘ 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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,377
• − Mortgage interest: −$3,641
• − Property taxes: −$714
• − Insurance: −$325
• − Repairs & maintenance: −$830
• − Management: −$830
• − Depreciation: −$1,891
• Taxable income: $2,145
• Est. tax owed @ 24.0%: −$515
• After-tax cash flow: $2,553/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 Central School District
• NCES district ID: 3620640
• Math proficiency: 33% ▲ 2.00%
• Reading proficiency: 46% ▲ 15.00%
• Median HH income: $44,966
• Composite: 33.55/100
• National rank: #5428
• State rank: #527 of 590 in NY

Livability — Newark

• Score: 71/100
• State rank: #405
• US rank: #6978

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Newark, NY
• Population (ZIP): 13,501

Population outlook (Wayne County) Hauer SSP2

• Today (2025): 85,662 people
• By 2030: 81,945 · -4.3%
• By 2040: 73,735 · -13.9%
• By 2050: 65,029 · -24.1%
• By 2075: 47,451 · -44.6%
• By 2100: 31,574 · -63.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Hispanic / Latino 12% Two or more races 10% Black 3% Native American 1%
• Hispanic origin (detail): Puerto Rican 5%
• Common ancestry: Iranian 13% Lithuanian 2% Romanian 2%
• Foreign-born: 4% · Canada, Vietnam
• Languages at home: 92% English-only · Spanish 7%

Political lean MEDSL · Wayne

• 2024 margin: Strong R (+23.1) · D 38.5% · R 61.5%
• 2008→2024 swing: -13.2pp toward R · 2008: -9.9pp · 2024: -23.1pp
• All cycles: 2024: R+23.1 2020: R+19.6 2016: R+26.1 2012: R+9.3 2008: R+9.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -50.98%
• Current HPI: 253.627
• 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

1 event — show timeline

• 2026-05-28 Listed $65,000 UNYREIS

Property tax history

-3.2%/yr

Latest (2025): $714 · -14.6% YoY. Source: county tax records.