26 Oak Dr · Hamlin, NY 14464

$110,900

3 bd · 2.0 ba · 1,344 sqft · Manufactured · 237 Days on market

Built 2025 Good condition $83/sqft · 180% above area ↓ 12% since listing

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Why this score? — see what drove the C+ 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 +25.3/30.0
• DSCR +8.4/10.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• Schools +4.3/10.0
• Condition / age +4.0/5.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Newly Price Reduced Home With A Decadent Kitchen!

Key facts

• Built 2025
• Listed 236 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $111k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $253 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $111k).
• Recommended offer: $98k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.0% vs local median 4.1% in Hamlin — 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 68/100 on livability (#557 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A; Watch: employment C-, crime D, schools F.
• Brockport Central School District (town): math 45% / reading 55% proficiency, ranked #369 of 590 in NY (top 62%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 51 active listings in the ZIP; 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $767 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Monroe County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 237 days — a 12% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts; this cycle's ask has dropped $15k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $97,592 (12.0% below list)

Questions for the listing agent

1. It's been on market 237 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 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. Crime grade is D 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?
6. 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.
7. 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.
8. 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: 1.16% ✓
• Cap rate: 9.03%
• Cash-on-cash: 9.79%
• DSCR: 1.44
• GRM: 7.2

CMA / ARV

• ARV (median comp): $39,668
• List price: $110,900
• Delta: 179.57%
• Verdict: OVERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
97 Locust Dr	0.19mi	3/2.0	1,252 (-7%)	8mo	$64,000	$51	73
5 Dogwood Dr	0.09mi	3/2.0	1,404 (+4%)	22mo	$69,000	$49	70
5 Oak Dr	0.10mi	3/2.0	1,216 (-10%)	20mo	$107,000	$88	63
306 Sandy Brook Dr	0.72mi	2/2.0 (-1)	1,188 (-12%)	13mo	$40,000	$34	31

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: -1.5%
• Equity multiple: 0.94×
• Total profit: $-1,815
• Equity at exit: $16,536

10-year hold

• IRR: 8.2%
• Equity multiple: 1.62×
• Total profit: $19,276
• Equity at exit: $9,589

Cash invested: $31,052 (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 14464

• Home prices YoY: -15.0%
• Active inventory: 51
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,291 medium
• Mortgage (P&I): −$582
• Tax est. 1.5%: −$139 /mo · $1,664/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $253

Break-even live

Break-even rent $970

Max offer price $110,900

Occupancy floor 75%

Sensitivity live

Price	-10% $330	-5% $292	+0% $253	+5% $215	+10% $177
Rent	-10% $151	-5% $202	+0% $253	+5% $304	+10% $355
Rate	-1.0pp $309	-0.5pp $282	base $253	+0.5pp $225	+1.0pp $195

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: $27,725
• Closing costs: $3,327
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-03
   days on market $110,900 Active 237 DOM
2. 2026-06-03
   days on market $110,900 Active 236 DOM
3. 2026-06-01
   days on market $110,900 Active 235 DOM
4. 2026-05-31
   days on market $110,900 Active 234 DOM
5. 2026-05-06
   price $110,900 49-char remark

   Show marketing remark (49 chars)

   Newly Price Reduced Home With A Decadent Kitchen!

6. 2026-04-14
   price $116,900 49-char remark

   Show marketing remark (49 chars)

   Newly Price Reduced Home With A Decadent Kitchen!

7. 2026-02-06
   status Active 49-char remark

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   Newly Price Reduced Home With A Decadent Kitchen!

8. 2026-02-06
   price $126,900 49-char remark

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   Newly Price Reduced Home With A Decadent Kitchen!

9. 2026-01-06
   historical 49-char remark

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   Newly Price Reduced Home With A Decadent Kitchen!

10. 2026-01-05
    status Active 49-char remark

    Show marketing remark (49 chars)

    Newly Price Reduced Home With A Decadent Kitchen!

11. 2025-09-12
    historical 49-char remark

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    Newly Price Reduced Home With A Decadent Kitchen!

12. 2025-09-12
    status Active 49-char remark

    Show marketing remark (49 chars)

    Newly Price Reduced Home With A Decadent Kitchen!

13. 2025-09-12
    price $132,900 49-char remark

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    Newly Price Reduced Home With A Decadent Kitchen!

14. 2025-09-10
    historical 49-char remark

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    Newly Price Reduced Home With A Decadent Kitchen!

15. 2025-08-01
    status Active 49-char remark

    Show marketing remark (49 chars)

    Newly Price Reduced Home With A Decadent Kitchen!

16. 2025-08-01
    historical 49-char remark

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    Newly Price Reduced Home With A Decadent Kitchen!

17. 2025-06-30
    status Active 49-char remark

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    Newly Price Reduced Home With A Decadent Kitchen!

18. 2025-06-29
    historical 49-char remark

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    Newly Price Reduced Home With A Decadent Kitchen!

19. 2025-06-19
    status Active 49-char remark

    Show marketing remark (49 chars)

    Newly Price Reduced Home With A Decadent Kitchen!

20. 2025-06-19
    historical 49-char remark

    Show marketing remark (49 chars)

    Newly Price Reduced Home With A Decadent Kitchen!

21. 2025-05-14
    status Active 49-char remark

    Show marketing remark (49 chars)

    Newly Price Reduced Home With A Decadent Kitchen!

22. 2025-05-14
    historical 49-char remark

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    Newly Price Reduced Home With A Decadent Kitchen!

23. 2025-05-13
    listed $125,900 Active 49-char remark

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    Newly Price Reduced Home With A Decadent Kitchen!

ⓘ 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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,490
• − Mortgage interest: −$6,212
• − Property taxes: −$1,664
• − Insurance: −$554
• − Repairs & maintenance: −$1,239
• − Management: −$1,239
• − Depreciation: −$3,226
• Taxable income: $1,355
• Est. tax owed @ 24.0%: −$325
• After-tax cash flow: $2,715/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 · 1 photo

Good 80/100 Cosmetic rehab

This mobile home is in good condition with a newly priced kitchen, ready for a fresh coat of paint and landscaping to enhance its curb appeal and value.

Value-add opportunities

• Both Painting exterior siding — Enhances curb appeal and value
• Both Landscaping improvements — Enhances curb appeal and value
• Resale Kitchen appliances — Modernizes the kitchen and appeals to buyers
• Resale Bathroom fixtures — Modernizes the bathrooms and appeals to buyers

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior siding — Enhances curb appeal and value ↑
• Both Landscaping improvements — Enhances curb appeal and value ↑
• Resale Kitchen appliances — Modernizes the kitchen and appeals to buyers ↑
• Resale Bathroom fixtures — Modernizes the bathrooms and appeals to buyers ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Brockport Central School District
• NCES district ID: 3605580
• Math proficiency: 45% ▼ -14.00%
• Reading proficiency: 55% ▲ 1.00%
• Median HH income: $55,571
• Composite: 43.28/100
• National rank: #3044
• State rank: #369 of 590 in NY

Livability — Hamlin

• Score: 68/100
• State rank: #557
• US rank: #10030

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hamlin, NY
• Population (ZIP): 6,725

Population outlook (Monroe County) Hauer SSP2

• Today (2025): 759,460 people
• By 2030: 757,154 · -0.3%
• By 2040: 740,644 · -2.5%
• By 2050: 714,443 · -5.9%
• By 2075: 645,883 · -15.0%
• By 2100: 547,084 · -28.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 4% Black 2%
• Common ancestry: Romanian 7% Slovak 4% Lithuanian 2%
• Foreign-born: 0%
• Languages at home: 99% English-only · Other Indo-European 1%

Political lean MEDSL · Monroe

• 2024 margin: D (+19.1) · D 59.5% · R 40.5%
• 2008→2024 swing: +1.4pp toward D · 2008: 17.7pp · 2024: 19.1pp
• All cycles: 2024: D+19.1 2020: D+21.0 2016: D+14.1 2012: D+17.4 2008: D+17.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -43.89%
• Current HPI: 248.1985
• 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

-11.9% since first listed

19 events — show timeline

• 2026-05-06 Price Changed $110,900 Zillow
• 2026-04-14 Price Changed $116,900 Zillow
• 2026-02-06 Relisted — Zillow
• 2026-02-06 Price Changed $126,900 Zillow
• 2026-01-06 Delisted — Zillow
• 2026-01-05 Relisted — Zillow
• 2025-09-12 Delisted — Zillow
• 2025-09-12 Price Changed $132,900 Zillow
• 2025-09-12 Relisted — Zillow
• 2025-09-10 Delisted — Zillow
• 2025-08-01 Relisted — Zillow
• 2025-08-01 Delisted — Zillow
• 2025-06-30 Relisted — Zillow
• 2025-06-29 Delisted — Zillow
• 2025-06-19 Relisted — Zillow
• 2025-06-19 Delisted — Zillow
• 2025-05-14 Relisted — Zillow
• 2025-05-14 Delisted — Zillow
• 2025-05-13 Listed $125,900 Zillow