lot 12 Rolling Hills Mobile Home Park Ny 5 · Elbridge, NY 13060

$40,000

2 bd · 1.0 ba · 900 sqft · Manufactured · 14 Days on market

Built 1982 Good condition

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +8.4/10.0
• ARV discount +7.5/15.0
• Schools +4.9/10.0
• Condition / age +4.0/5.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0

Listing remarks

Owner financing available available. Welcome to this adorable, bright, and sunny 2-bedroom, 1-bath mobile home nestled in the quiet and lovely Rolling Hills Mobile Home Park. This newly renovated home offers a wonderful opportunity for affordable living, with owner financing available to make your homeownership dreams even more attainable. Step inside and you’ll immediately notice the fresh, modern feel throughout. Nearly everything has been updated, giving you peace of mind and a true move-in-ready experience. The home features all-new flooring, a completely updated kitchen, and upgraded electrical systems. New PEX plumbing has been installed throughout, along with a new gas furnace

Key facts

• New pex plumbing
• All new flooring
• Updated kitchen

Tags

• NEWLY RENOVATED HOME
• ALL NEW FLOORING
• UPDATED KITCHEN
• UPGRADED ELECTRICAL SYSTEMS
• NEW PEX PLUMBING
• NEW GAS FURNACE

Property features AI

Finance

• Financial info: Land lease payment: $530
• HOA & community: Land lease in place

Exterior

• Parking: No garage (1 garage space listed but parking noted as 'No Garage')
• Utilities: Water connected / public water; Community/Coop sewer and septic tank
• Home design: Single-wide mobile home; Single-story; Resale property
• Construction: Vinyl siding; Existing structure
• Exterior features: Dirt driveway; Rectangular lot; Private road frontage

Interior

• Kitchen: Electric oven; Electric range; Refrigerator
• Bedrooms: 2 main-level bedrooms
• Flooring: Laminate; Varies
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Forced air heating; Electric heating; Heating noted as 'See Remarks'
• Interior features: Eat-in kitchen; Main-level primary bedroom
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $40k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $497 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($979 rent vs $40k).

Location & tenants

• Location reads 63/100 on livability (#794 in NY) — a middle-class / working-renter tenant base. Strengths: crime A, cost of living A-, housing A-; Watch: employment D+, amenities F, commute F.
• Jordan-Elbridge Central School District (rural): math 57% / reading 57% proficiency, ranked #277 of 590 in NY (top 47%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 9 active listings in the ZIP; 616 units permitted in Onondaga County in 2024 (256 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($277 loan paydown + $3k appreciation (6.8% local appreciation)).
• Onondaga County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (6.8% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $40,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 2.45% ✓
• Cap rate: 21.20%
• Cash-on-cash: 53.23%
• DSCR: 3.37
• GRM: 3.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.81% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 62.7%
• Equity multiple: 5.03×
• Total profit: $45,163
• Equity at exit: $27,226

10-year hold

• IRR: 58.9%
• Equity multiple: 10.61×
• Total profit: $107,679
• Equity at exit: $51,276

Cash invested: $11,200 (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 13060

• Home prices YoY: 2.4%
• Active inventory: 9
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $979 medium
• Mortgage (P&I): −$210
• Tax est. 1.5%: −$50 /mo · $600/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$206
• Net cashflow: $497

Break-even live

Break-even rent $350

Max offer price $40,000

Occupancy floor 44%

Sensitivity live

Price	-10% $524	-5% $511	+0% $497	+5% $483	+10% $469
Rent	-10% $420	-5% $458	+0% $497	+5% $536	+10% $574
Rate	-1.0pp $517	-0.5pp $507	base $497	+0.5pp $486	+1.0pp $476

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: $10,000
• Closing costs: $1,200
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-18
   days on market $40,000 Active 14 DOM
2. 2026-06-17
   days on market $40,000 Active 13 DOM
3. 2026-06-16
   days on market $40,000 Active 12 DOM
4. 2026-06-15
   days on market $40,000 Active 11 DOM
5. 2026-06-14
   days on market $40,000 Active 9 DOM
6. 2026-06-13
   days on market $40,000 Active 8 DOM
7. 2026-06-10
   days on market $40,000 Active 6 DOM
8. 2026-06-09
   days on market $40,000 Active 5 DOM
9. 2026-06-08
   days on market $40,000 Active 4 DOM
10. 2026-06-07
    days on market $40,000 Active 3 DOM
11. 2026-06-05
    remarks 693-char remark
12. 2026-06-05
    listed $40,000 Active 1 DOM

ⓘ 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 ≥96°F today · 15 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: $11,746
• − Mortgage interest: −$2,241
• − Property taxes: −$600
• − Insurance: −$200
• − Repairs & maintenance: −$940
• − Management: −$940
• − Depreciation: −$1,164
• Taxable income: $5,662
• Est. tax owed @ 24.0%: −$1,359
• After-tax cash flow: $4,603/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 · 12 photos

Good 80/100 Cosmetic rehab

This mobile home is in good condition with recent renovations, including new flooring, kitchen updates, and a new gas furnace. It is move-in ready and offers a good investment opportunity.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics, making the home more attractive to potential buyers and renters.
• Both Landscaping improvements — Enhanced landscaping can increase the home's curb appeal and property value.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics, making the home more attractive to potential buyers and renters. ↑
• Both Landscaping improvements — Enhanced landscaping can increase the home's curb appeal and property value. ↑

ⓘ 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: Jordan-Elbridge Central School District
• NCES district ID: 3615990
• Math proficiency: 57% ▲ 4.00%
• Reading proficiency: 57% ▲ 8.00%
• Median HH income: $55,408
• Composite: 49.11/100
• National rank: #2049
• State rank: #277 of 590 in NY

Livability — Elbridge

• Score: 63/100
• State rank: #794
• US rank: #15284

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,845

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 (90%)
• Race & ethnicity: White 90% Two or more races 8% Hispanic / Latino 2%
• Common ancestry: Romanian 8% Slovak 5% Lithuanian 3%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · 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: ▲ 6.81%
• Current HPI: 296.1607
• 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

• 2026-06-04 Listed $40,000 CNYIS