26193 State Route 37 · Pamelia Center, NY 13601

$110,000

3 bd · 1.5 ba · 1,448 sqft · Manufactured public records · 31 Days on market

Built 2005 0.42 ac lot

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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
• Rent growth +5.0/5.0
• Schools +4.2/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Priced below the appraised value!! Why rent when you can own for less? This 3 bedroom, 2 bath home has had numerous updates and is in a great location close to I 81 & just minutes from Fort Drum. This home features a large eat-in fully applianced kitchen with island & pantry, Spacious living room with gas fireplace, central air, public water, large wrap around deck, partially fenced yard, garage & more. This definitely is a must see home to appreciate all it has to offer & its move in ready so don't delay, call today to schedule your private showing.

Key facts

• Open entryway
• Gas fireplace
• Large living room

Tags

• GAS FIREPLACE
• DETACHED GARAGE
• OPEN ENTRYWAY
• LARGE LIVING ROOM
• DINING SPACE
• WELL LAID OUT KITCHEN

Property features AI

Exterior

• Parking: Detached garage; Approximately 1.5 garage spaces
• Utilities: Public water connected; Septic tank
• Home design: Double-wide manufactured home; Single-story
• Construction: Vinyl siding; Block foundation; Existing structure
• Exterior features: Gravel driveway; Rectangular lot; Road frontage on a main thoroughfare; Lot dimensions approximately 100 x 185

Interior

• Kitchen: Country-style kitchen; Appliances negotiable; Electric water heater
• Bedrooms: Three main-level bedrooms
• Flooring: Carpet; Vinyl; Varied flooring
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Gas heating; Baseboard heating; Has heating
• Interior features: Separate/formal living room; Country kitchen; Main level primary bedroom; Crawl space basement
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath manufactured listed at $110k.

Deal economics

• At list price, monthly cash flow is $546 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#767 in NY) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+; Watch: schools D+, health & safety D, crime D-.
• General Brown Central School District (rural): math 39% / reading 57% proficiency, ranked #407 of 590 in NY (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+10.0%/yr); 223 active listings in the ZIP; 196 units permitted in Jefferson County in 2024 (0 in 5+ unit buildings).
• This rent runs 35% of the median local income ($59k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Jefferson County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $31k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 14y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $88k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $106,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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 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?
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: 1.56% ✓
• Cap rate: 12.25%
• Cash-on-cash: 21.27%
• DSCR: 1.95
• GRM: 5.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 19.5%
• Equity multiple: 1.85×
• Total profit: $26,061
• Equity at exit: $16,401

10-year hold

• IRR: 31.2%
• Equity multiple: 4.54×
• Total profit: $108,916
• Equity at exit: $9,511

Cash invested: $30,800 (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 13601

• Home prices YoY: -5.6%
• Rents YoY: 10.0%
• Active inventory: 223
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,714 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$185 /mo · $2,223/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $546

Break-even live

Break-even rent $1,023

Max offer price $110,000

Occupancy floor 63%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-16
   status $110,000 Pending 31 DOM
2. 2026-06-15
   days on market $110,000 Active Under Contract 31 DOM
3. 2026-06-14
   days on market $110,000 Active Under Contract 29 DOM
4. 2026-06-12
   days on market $110,000 Active Under Contract 28 DOM
5. 2026-06-09
   days on market $110,000 Active Under Contract 25 DOM
6. 2026-06-08
   days on market $110,000 Active Under Contract 24 DOM
7. 2026-06-07
   days on market $110,000 Active Under Contract 23 DOM
8. 2026-06-02
   days on market $110,000 Active Under Contract 18 DOM
9. 2026-06-01
   days on market $110,000 Active Under Contract 17 DOM
10. 2026-05-31
    days on market $110,000 Active Under Contract 16 DOM
11. 2026-05-30
    days on market $110,000 Active Under Contract 15 DOM
12. 2026-05-15
    listed $110,000 Active 1105-char remark
13. 2022-02-15
    historical
14. 2022-01-05
    price $140,000
15. 2021-08-30
    price $145,000
16. 2021-08-15
    listed $150,000 Active
17. 2018-08-09
    soldstatus $87,500
18. 2018-08-03
    soldstatus $92,750

    Show marketing remark (580 chars)

    Priced below the appraised value!! Why rent when you can own for less? This 3 bedroom, 2 bath home has had numerous updates and is in a great location close to I 81 & just minutes from Fort Drum. This home features a large eat-in fully applianced kitchen with island & pantry, Spacious living room with gas fireplace, central air, public water, large wrap around deck, partially fenced yard, garage & more. This definitely is a must see home to appreciate all it has to offer & its move in ready so don't delay, call today to schedule your private showing.

19. 2018-01-25
    listed $97,900

    Show marketing remark (580 chars)

    Priced below the appraised value!! Why rent when you can own for less? This 3 bedroom, 2 bath home has had numerous updates and is in a great location close to I 81 & just minutes from Fort Drum. This home features a large eat-in fully applianced kitchen with island & pantry, Spacious living room with gas fireplace, central air, public water, large wrap around deck, partially fenced yard, garage & more. This definitely is a must see home to appreciate all it has to offer & its move in ready so don't delay, call today to schedule your private showing.

20. 2017-08-16
    soldstatus $68,900
21. 2017-08-10
    soldstatus $68,900
22. 2017-08-10
    soldstatus $65,000
23. 2017-06-07
    listed $70,000
24. 2017-06-06
    listed $70,000
25. 2014-04-17
    soldstatus $45,500
26. 2014-04-16
    soldstatus $47,500
27. 2013-11-08
    listed $59,900
28. 2013-09-04
    historical
29. 2012-01-24
    listed $69,900

ⓘ 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: $2,223 · $185/mo
• Projected year-2 tax: $2,223 · $185/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥92°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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,566
• − Mortgage interest: −$6,162
• − Property taxes: −$2,223
• − Insurance: −$550
• − Repairs & maintenance: −$1,645
• − Management: −$1,645
• − Depreciation: −$3,200
• Taxable income: $5,140
• Est. tax owed @ 24.0%: −$1,234
• After-tax cash flow: $5,318/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: General Brown Central School District
• NCES district ID: 3611910
• Math proficiency: 39% ▼ -17.00%
• Reading proficiency: 57% ▲ 6.00%
• Median HH income: $57,237
• Composite: 41.75/100
• National rank: #3398
• State rank: #407 of 590 in NY

Livability — Pamelia Center

• Score: 64/100
• State rank: #767
• US rank: #14724

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pamelia Center, NY
• County: Jefferson County · 47,417 people
• Metro: Watertown-Fort Drum, NY
• Population (ZIP): 36,839
• Household income: $58,791
• Rent vs Own: 51.4% rent · 48.6% own
• Severe rent burden: 1634.0

Population outlook (Jefferson County) Hauer SSP2

• Today (2025): 111,748 people
• By 2030: 109,370 · -2.1%
• By 2040: 103,828 · -7.1%
• By 2050: 98,523 · -11.8%
• By 2075: 91,422 · -18.2%
• By 2100: 78,214 · -30.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Two or more races 7% Hispanic / Latino 6% Black 4% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Lithuanian 7% Romanian 3% Slovak 2%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 3% Other Indo-European 1% German/W. Germanic 1%

Political lean MEDSL · Jefferson

• 2024 margin: Strong R (+23.6) · D 38.2% · R 61.8%
• 2008→2024 swing: -18.3pp toward R · 2008: -5.3pp · 2024: -23.6pp
• All cycles: 2024: R+23.6 2020: R+19.0 2016: R+22.4 2012: R+2.9 2008: R+5.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -18.86%
• Current HPI: 316.636
• Rent YoY: ▲ 9.96%
• Metro: Watertown-Fort Drum, NY
• 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

+57.4% since first listed

20 events — show timeline

• 2026-06-15 Pending — CNYIS
• 2026-05-22 Contingent — CNYIS
• 2026-05-15 Listed $110,000 CNYIS
• 2022-02-15 Listing Removed — CNYIS
• 2022-01-05 Price Changed $140,000 CNYIS
• 2021-08-30 Price Changed $145,000 CNYIS
• 2021-08-15 Listed $150,000 CNYIS
• 2018-08-09 Sold (Public Records) $87,500 Public Records
• 2018-08-03 Sold (MLS) $92,750 CNYIS
• 2018-01-25 Listed $97,900 CNYIS
• 2017-08-16 Sold (Public Records) $68,900 Public Records
• 2017-08-10 Sold (MLS) $65,000 SLCMLS
• 2017-08-10 Sold (MLS) $68,900 CNYIS
• 2017-06-07 Listed $70,000 SLCMLS
• 2017-06-06 Listed $70,000 CNYIS
• 2014-04-17 Sold (Public Records) $45,500 Public Records
• 2014-04-16 Sold (MLS) $47,500 CNYIS
• 2013-11-08 Listed $59,900 CNYIS
• 2013-09-04 Listing Removed — CNYIS
• 2012-01-24 Listed $69,900 CNYIS

Property tax history

+2.0%/yr

Latest (2025): $2,223 · +0.6% YoY. Source: county tax records.