728 Bass Run Ln · Hamlin, NY 14464

$39,900

4 bd · 2.0 ba · 1,272 sqft · SingleFamily · 23 Days on market

Built 1977 Fair condition

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 728 Bass Run Lane in Hidden Creek Manufactured Home Park. Here you'll find an awning-covered deck to relax, entertain or connect with nature. Enter through the back door by the laundry area. To the left is the kitchen with a pantry and an island making the set up efficient. The dining room is situated next to the kitchen. One bedroom is located at that end of the home. Next is a nice-sized living room with a bough window and a pellet stove for those chilly nights. Down the hall are two more bedrooms with a full bath in between. One of the bedrooms has a walk-in closet. The primary bedroom has a full bath ensuite as well as a walk-in closet. Outdoors the shed has electric giving o

Key facts

• Awning covered deck
• Pellet stove
• Kitchen island

Tags

• AWNING COVERED DECK
• KITCHEN WITH PANTRY
• KITCHEN ISLAND
• LIVING ROOM WITH BOUGH WINDOW
• PELLET STOVE
• BEDROOM WITH WALK IN CLOSET

Property features AI

Finance

• Other: Lot includes agricultural and corner lot characteristics; Rectangular-shaped lot; Road frontage on a main thoroughfare; Some appliances noted as energy-efficient
• HOA & community: Association fee charged monthly; Land lease: $625

Exterior

• Parking: No garage
• Utilities: Electricity connected; Public water connected; Sewer connected; Cable available; High-speed internet available
• Home design: Single-story (1 story); Existing structure; Westchester double-wide (mobile home make)
• Construction: Aluminum and vinyl siding; Asphalt roof; Resale condition
• Exterior features: Deck; Awning(s); Blacktop driveway; Shed(s) and additional storage

Interior

• Kitchen: Gas cooktop, gas oven, gas range; Microwave; Dishwasher; Refrigerator; Kitchen island; Country-style kitchen layout
• Bedrooms: Four main-level bedrooms
• Flooring: Carpet; Vinyl; Varied flooring
• Bathrooms: Two full bathrooms (both on main level)
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Entrance foyer; Separate/formal living room; Country-style kitchen; Kitchen island; Primary bedroom with bath; Accessible utilities / laundry; Has one fireplace
• Laundry & utility: Washer and dryer; Gas water heater; Accessible laundry/utilities

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $40k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $792 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $39k (1.5% below list) — sets the bar for market timing.
• Cap rate 30.1% 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 $276 of loan paydown is wiped out by about $1k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($39k) is reasonable based on typical stale-listing flexibility.

Recommended offer $39,301 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 3.39% ✓
• Cap rate: 30.11%
• Cash-on-cash: 85.05%
• DSCR: 4.78
• GRM: 2.5

CMA / ARV

• ARV (on-the-fly): $209,880
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
111 Hidden Creek Ln	0.23mi	3/1.5 (-1)	1,242 (-2%)	12mo	$205,000	$165	68

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: 85.5%
• Equity multiple: 4.94×
• Total profit: $43,985
• Equity at exit: $5,949

10-year hold

• IRR: 88.7%
• Equity multiple: 10.25×
• Total profit: $103,322
• Equity at exit: $3,450

Cash invested: $11,172 (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: 2.5×

Monthly cashflow live

• Estimated rent: $1,351 medium
• Mortgage (P&I): −$209
• Tax est. 1.5%: −$50 /mo · $598/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $792

Break-even live

Break-even rent $349

Max offer price $39,900

Occupancy floor 36%

Sensitivity live

Price	-10% $819	-5% $806	+0% $792	+5% $778	+10% $764
Rent	-10% $685	-5% $738	+0% $792	+5% $845	+10% $899
Rate	-1.0pp $812	-0.5pp $802	base $792	+0.5pp $781	+1.0pp $771

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: $9,975
• Closing costs: $1,197
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $39,900 Active 23 DOM
2. 2026-06-17
   days on market $39,900 Active 22 DOM
3. 2026-06-16
   days on market $39,900 Active 21 DOM
4. 2026-06-15
   days on market $39,900 Active 20 DOM
5. 2026-06-13
   days on market $39,900 Active 18 DOM
6. 2026-06-13
   days on market $39,900 Active 17 DOM
7. 2026-06-10
   days on market $39,900 Active 15 DOM
8. 2026-06-09
   days on market $39,900 Active 14 DOM
9. 2026-06-08
   days on market $39,900 Active 13 DOM
10. 2026-06-07
    days on market $39,900 Active 12 DOM
11. 2026-06-03
    days on market $39,900 Active 8 DOM
12. 2026-06-03
    days on market $39,900 Active 7 DOM
13. 2026-06-01
    days on market $39,900 Active 6 DOM
14. 2026-05-31
    days on market $39,900 Active 5 DOM
15. 2026-05-26
    listed $39,900 Active

ⓘ 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 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥95°F today · 15 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: $16,216
• − Mortgage interest: −$2,235
• − Property taxes: −$598
• − Insurance: −$200
• − Repairs & maintenance: −$1,297
• − Management: −$1,297
• − Depreciation: −$1,161
• Taxable income: $9,428
• Est. tax owed @ 24.0%: −$2,263
• After-tax cash flow: $7,239/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 · 2 photos

Fair 45/100 Moderate rehab

The home is in fair condition with average exterior and interior features. Moderate repairs and maintenance are needed to improve its appearance and value.

Repairs flagged

• Minor Exterior siding — Some discoloration
• Minor Landscaping — Needs trimming and additional plants

Value-add opportunities

• Resale Paint exterior — Fresh paint enhances curb appeal
• Rental Landscaping — Well-maintained landscaping attracts tenants

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Some discoloration	Minor	$500–3,000
Landscaping · Needs trimming and additional plants	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Resale Paint exterior — Fresh paint enhances curb appeal ↑
• Rental Landscaping — Well-maintained landscaping attracts tenants ↑

ⓘ 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

1 event — show timeline

• 2026-05-26 Listed $39,900 UNYREIS