6940 Highbridge Road, Lot #15 · De Witt, NY 13066

$47,000

2 bd · 1.0 ba · 720 sqft · Manufactured · 83 Days on market

Built 1964 Poor condition $65/sqft · 20% below area Est $78k · 40% under ↓ 17% 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +6.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cherished by the same owner for many years, this warm and inviting 2-bedroom, 1-bath manufactured home is now ready to welcome someone new. Tucked inside a sought-after park in the JD School District, this well-maintained home has been lovingly cared for and shows it. Step out onto the enclosed porch and take in peaceful views of the golf course and lush landscaping — the perfect spot for your morning coffee or a quiet evening unwind. Whether you're downsizing, investing, or simply looking for an affordable place to call home, this gem checks all the boxes.

Key facts

• Jd school district
• Peaceful views
• Sought-after park

Tags

• ENCLOSED PORCH
• PEACEFUL VIEWS
• GOLF COURSE
• LUSH LANDSCAPING
• SOUGHT-AFTER PARK
• JD SCHOOL DISTRICT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $47k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $47k).
• Recommended offer: $44k (6.0% below list) — sets the bar for market timing.
• Cap rate 36.7% vs local median 3.8% in De Witt — 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: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Jamesville-Dewitt Central School District (suburban): math 69% / reading 71% proficiency, ranked #124 of 590 in NY (top 21%) — strong family-tenant draw, lease renewals of 3-5y typical; only 13% free/reduced lunch — higher-income household profile.
• Market conditions: 65 active listings in the ZIP; 616 units permitted in Onondaga County in 2024 (256 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $325 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Onondaga County population projected to shrink 9% 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 $13k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $8k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $44,180 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 4.08% ✓
• Cap rate: 36.71%
• Cash-on-cash: 108.65%
• DSCR: 5.83
• GRM: 2.0

CMA / ARV

• ARV (median comp): $78,111
• List price: $47,000
• Delta: -29.59%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 6.19×
• Total profit: $68,301
• Equity at exit: $7,008

10-year hold

• IRR: —
• Equity multiple: 12.95×
• Total profit: $157,311
• Equity at exit: $4,064

Cash invested: $13,160 (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 13066

• Home prices YoY: -28.0%
• Active inventory: 65
• Price-to-rent: 2.0×

Monthly cashflow live

• Estimated rent: $1,919 medium
• Mortgage (P&I): −$246
• Tax est. 1.5%: −$59 /mo · $705/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$403
• Net cashflow: $1,192

Break-even live

Break-even rent $411

Max offer price $47,000

Occupancy floor 33%

Sensitivity live

Price	-10% $1,224	-5% $1,208	+0% $1,192	+5% $1,175	+10% $1,159
Rent	-10% $1,040	-5% $1,116	+0% $1,192	+5% $1,267	+10% $1,343
Rate	-1.0pp $1,215	-0.5pp $1,203	base $1,192	+0.5pp $1,179	+1.0pp $1,167

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: $11,750
• Closing costs: $1,410
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   days on market $47,000 Active 83 DOM
2. 2026-06-18
   days on market $47,000 Active 80 DOM
3. 2026-06-17
   days on market $47,000 Active 79 DOM
4. 2026-06-16
   days on market $47,000 Active 78 DOM
5. 2026-06-15
   pricedays on marketlisting id $47,000 Active 77 DOM
6. 2026-06-14
   days on market $55,000 Active 75 DOM
7. 2026-06-13
   pricedays on marketlisting id $55,000 Active 74 DOM
8. 2026-06-10
   days on market $54,000 Active 72 DOM
9. 2026-06-09
   days on market $54,000 Active 71 DOM
10. 2026-06-08
    days on market $54,000 Active 70 DOM
11. 2026-06-07
    remarks 563-char remark
12. 2026-06-07
    pricedays on marketlisting id $54,000 Active 69 DOM
13. 2026-06-02
    days on market $55,000 Active 64 DOM
14. 2026-06-01
    days on market $55,000 Active 63 DOM
15. 2026-05-31
    days on market $55,000 Active 62 DOM
16. 2026-05-30
    days on market $55,000 Active 61 DOM
17. 2026-05-07
    price $54,000 569-char remark

    Show marketing remark (569 chars)

    Cherished by the same owner for many years, this warm and inviting 2-bedroom, 1-bath manufactured home is now ready to welcome someone new. Tucked inside a sought-after park in the JD School District, this well-maintained home has been lovingly cared for and shows it. Step out onto the enclosed porch and take in peaceful views of the golf course and lush landscaping — the perfect spot for your morning coffee or a quiet evening unwind. Whether you're downsizing, investing, or simply looking for an affordable place to call home, this gem checks all the boxes.

18. 2026-04-14
    price $58,000 569-char remark

    Show marketing remark (569 chars)

    Cherished by the same owner for many years, this warm and inviting 2-bedroom, 1-bath manufactured home is now ready to welcome someone new. Tucked inside a sought-after park in the JD School District, this well-maintained home has been lovingly cared for and shows it. Step out onto the enclosed porch and take in peaceful views of the golf course and lush landscaping — the perfect spot for your morning coffee or a quiet evening unwind. Whether you're downsizing, investing, or simply looking for an affordable place to call home, this gem checks all the boxes.

19. 2026-03-30
    listed $59,500 Active 569-char remark

    Show marketing remark (517 chars)

    Opportunity knocks with this charming 2-bedroom, 2-bath manufactured home nestled in a fantastic location within the JD School District! With several updates already in place and a convenient storage shed included, this home offers great value and functionality. Enjoy the ease of single-level living with two full baths and plenty of space to make it your own. Just minutes from Fayetteville's shopping, dining, and amenities, this is your chance to get into a great community at an affordable price. Don't miss out!

20. 2026-03-30
    listed $55,000 Active 517-char remark

    Show marketing remark (517 chars)

    Opportunity knocks with this charming 2-bedroom, 2-bath manufactured home nestled in a fantastic location within the JD School District! With several updates already in place and a convenient storage shed included, this home offers great value and functionality. Enjoy the ease of single-level living with two full baths and plenty of space to make it your own. Just minutes from Fayetteville's shopping, dining, and amenities, this is your chance to get into a great community at an affordable price. Don't miss out!

21. 2026-03-29
    listed $74,000 Active
22. 2025-11-07
    soldstatus $56,000 Closed
23. 2025-09-03
    status Pending
24. 2025-08-24
    listed $64,900 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 3/10 Moderate 7 d/yr ≥95°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 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: $23,033
• − Mortgage interest: −$2,633
• − Property taxes: −$705
• − Insurance: −$235
• − Repairs & maintenance: −$1,843
• − Management: −$1,843
• − Depreciation: −$1,367
• Taxable income: $14,407
• Est. tax owed @ 24.0%: −$3,458
• After-tax cash flow: $10,840/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

Poor 20/100 Extensive rehab

This manufactured home requires extensive repairs and improvements to its exterior and road conditions, significantly impacting its resale and rental value.

Repairs flagged

• Major Road repair — Significant cracking and damage to the asphalt road surface
• Major Landscaping — No visible fencing or landscaping
• Major Exterior repairs — No visible roof or siding condition

Value-add opportunities

• Resale Road repair — A repaired road can significantly improve the home's curb appeal and accessibility
• Rental Landscaping — Landscaping can enhance the home's curb appeal and attract renters
• Both Exterior repairs — Improving the roof and siding can increase the home's overall condition and attract both buyers and renters

Renovation cost estimate screening

Repair item	Severity	Est. cost
Road repair · Significant cracking and damage to the asphalt road surface	Major	$15,000–50,000
Landscaping · No visible fencing or landscaping	Major	$15,000–50,000
Exterior repairs · No visible roof or siding condition	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Resale Road repair — A repaired road can significantly improve the home's curb appeal and accessibility ↑
• Rental Landscaping — Landscaping can enhance the home's curb appeal and attract renters ↑
• Both Exterior repairs — Improving the roof and siding can increase the home's overall condition and attract both buyers and renters ↑

ⓘ 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: Jamesville-Dewitt Central School District
• NCES district ID: 3609090
• Math proficiency: 69% ▼ -8.00%
• Reading proficiency: 71% ▲ 3.00%
• Median HH income: $74,483
• Composite: 61.71/100
• National rank: #739
• State rank: #124 of 590 in NY

Livability — De Witt

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• City population: 8,713
• Population (ZIP): 12,680

Population outlook (Onondaga County) Hauer SSP2

• Today (2025): 467,894 people
• By 2030: 463,381 · -1.0%
• By 2040: 447,697 · -4.3%
• By 2050: 426,399 · -8.9%
• By 2075: 373,661 · -20.1%
• By 2100: 307,967 · -34.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 4% Hispanic / Latino 3% Asian 3% Black 2%
• Common ancestry: Romanian 5% Scotch-Irish 3% Lithuanian 3%
• Foreign-born: 7% · Canada, China
• Languages at home: 92% English-only · Other Indo-European 2% Chinese 2% Spanish 1%

Political lean MEDSL · Onondaga

• 2024 margin: D (+17.3) · D 58.6% · R 41.4%
• 2008→2024 swing: -3.0pp toward R · 2008: 20.3pp · 2024: 17.3pp
• All cycles: 2024: D+17.3 2020: D+20.6 2016: D+12.8 2012: D+21.1 2008: D+20.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -124.65%
• Current HPI: 319.9702
• 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

-16.8% since first listed

8 events — show timeline

• 2026-05-07 Price Changed $54,000 CNYIS
• 2026-04-14 Price Changed $58,000 CNYIS
• 2026-03-30 Listed $55,000 CNYIS
• 2026-03-30 Listed $59,500 CNYIS
• 2026-03-29 Listed $74,000 CNYIS
• 2025-11-07 Sold (MLS) $56,000 CNYIS
• 2025-09-03 Pending — CNYIS
• 2025-08-24 Listed $64,900 CNYIS