452 Susan Dr · Clark Mills, NY 13323

$120,000

3 bd · 2.0 ba · 1,488 sqft · Manufactured · 2 Days on market

Built 2008 Est $113k · 6% over

---

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
• Schools +5.5/10.0
• ARV discount +4.7/15.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Applewood Community! Park under the 10x 28’ carport and enter into the home through the updated side porch right into the large mudroom/laundry area.  This home offers 3 bedrooms 2 full baths, open formal dining room and eat in kitchen with newer stainless steel appliances. Don't miss the large front porch to enjoy long summer nights! With the great layout, central air conditioning, one level living & fresh paint throughout-this is something you won't want to miss!

Key facts

• Large front porch
• Updated side porch
• One level living

Tags

• UPDATED SIDE PORCH
• LARGE MUDROOM LAUNDRY AREA
• LARGE FRONT PORCH
• CENTRAL AIR CONDITIONING
• ONE LEVEL LIVING

Property features AI

Finance

• HOA & community: Land lease $475

Exterior

• Parking: Carport
• Utilities: Electricity connected; Public water connected; Sewer connected
• Home design: Single-story (1 story); Double-wide mobile home; Resale property; City street frontage; Lot is rectangular and residential (60 x 100)
• Construction: Vinyl siding; Architectural shingle roof; Existing structure
• Exterior features: Covered front porch; Blacktop driveway; Shed(s)/storage

Interior

• Kitchen: Gas oven; Gas range; Electric water heater
• Bedrooms: Three main-level bedrooms
• Flooring: Carpet; Vinyl; Varies
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Gas heating; Central air conditioning
• Interior features: Eat-in kitchen
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $120k.

Deal economics

• At list price, monthly cash flow is $985 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).

Location & tenants

• Location reads 71/100 on livability (#383 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, crime A; Watch: schools D-, amenities F, commute F.
• Clinton Central School District (suburban): math 57% / reading 71% proficiency, ranked #185 of 590 in NY (top 31%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 17% free/reduced lunch — higher-income household profile.
• Market conditions: 41 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 204 units permitted in Oneida County in 2024 (68 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $830 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Oneida 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 + 3.0% rent growth), your $34k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $120,000

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. 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?
3. 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.
4. 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.
5. 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: 1.94% ✓
• Cap rate: 16.14%
• Cash-on-cash: 35.17%
• DSCR: 2.57
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $113,088
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
512 Patricia Dr	0.09mi	3/2.0	1,536 (+3%)	6mo	$100,000	$65	85
621 Barbara Ave	0.12mi	3/2.0	1,536 (+3%)	10mo	$122,000	$79	81
604 E Barbara Ave W	0.07mi	3/2.0	1,440 (-3%)	23mo	$115,000	$80	72
2 Treestump Dr	0.33mi	3/2.0	1,344 (-10%)	4mo	$67,000	$50	65
313 Gracie Pl	0.28mi	2/2.0 (-1)	1,568 (+5%)	13mo	$239,900	$153	62
19 Cherrywood	0.70mi	3/2.0	1,500 (+1%)	8mo	$263,000	$175	59
215 Brett Brae	0.25mi	2/2.0 (-1)	1,270 (-15%)	1mo	$90,000	$71	58
131 Royal Meadows Dr	0.49mi	3/2.0	1,404 (-6%)	13mo	$93,000	$66	57
248 Brett Brae	0.20mi	3/2.0	1,280 (-14%)	15mo	$114,000	$89	54
134 Royal Meadows Dr	0.54mi	3/2.0	1,405 (-6%)	18mo	$95,000	$68	50
17 Hickory Dr	0.29mi	3/2.0	1,680 (+13%)	19mo	$127,900	$76	49

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: 30.8%
• Equity multiple: 2.29×
• Total profit: $43,332
• Equity at exit: $17,892

10-year hold

• IRR: 38.0%
• Equity multiple: 4.53×
• Total profit: $118,705
• Equity at exit: $10,375

Cash invested: $33,600 (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 13323

• Home prices YoY: -22.2%
• Active inventory: 41
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $2,325 high
• Mortgage (P&I): −$629
• Tax from tax record: −$172 /mo · $2,069/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$488
• Net cashflow: $985

Break-even live

Break-even rent $1,078

Max offer price $120,000

Occupancy floor 53%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
105 Pheasants Run Clinton, NY	2.0	1.5	1050	$2,150	$2.05	43d	1	0.77mi
122 Pheasants Run Kirkland, NY	2.0	2.0	1200	$3,100	$2.58	43d	1	0.79mi
135 Pheasants Run Clark Mills, NY	2.0	1.5	1100	$2,350	$2.14	43d	1	0.80mi
130 Pheasants Run Clinton, NY	2.0	1.5	1200	$2,250	$1.88	43d	1	0.81mi
2 Cambridge LN Kirkland, NY	1.0–2.0	1.0	800	$1,225	$1.53	43d	4	1.03mi

Listing history 3 events

1. 2026-06-19
   days on market $120,000 Active 2 DOM
2. 2026-06-17
   remarks 471-char remark
3. 2026-06-17
   listed $120,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast NY · Partial reset (capped growth)

• Current annual tax: $2,069 · $172/mo
• Projected year-2 tax: $2,069 · $172/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $27,898
• − Mortgage interest: −$6,722
• − Property taxes: −$2,069
• − Insurance: −$600
• − Repairs & maintenance: −$2,232
• − Management: −$2,232
• − Depreciation: −$3,491
• Taxable income: $10,552
• Est. tax owed @ 24.0%: −$2,533
• After-tax cash flow: $9,286/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: Clinton Central School District
• NCES district ID: 3607770
• Math proficiency: 57% ▼ -11.00%
• Reading proficiency: 71% ▲ 6.00%
• Median HH income: $57,439
• Composite: 55.05/100
• National rank: #1290
• State rank: #185 of 590 in NY

Livability — Clark Mills

• Score: 71/100
• State rank: #383
• US rank: #6606

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 815
• Population (ZIP): 11,014

Population outlook (Oneida County) Hauer SSP2

• Today (2025): 225,223 people
• By 2030: 220,384 · -2.1%
• By 2040: 209,071 · -7.2%
• By 2050: 197,920 · -12.1%
• By 2075: 175,541 · -22.1%
• By 2100: 148,491 · -34.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Hispanic / Latino 4% Two or more races 3% Asian 2%
• Common ancestry: Romanian 8% Lithuanian 3% Italian 2%
• Foreign-born: 4% · Canada, China
• Languages at home: 94% English-only · Spanish 2% Other Asian/Pacific 1% Other Indo-European 1%

Political lean MEDSL · Oneida

• 2024 margin: Strong R (+21.3) · D 39.4% · R 60.6%
• 2008→2024 swing: -15.2pp toward R · 2008: -6.1pp · 2024: -21.3pp
• All cycles: 2024: R+21.3 2020: R+15.5 2016: R+21.1 2012: R+5.3 2008: R+6.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -83.30%
• Current HPI: 292.0471
• 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

• 2026-06-17 Listed $120,000 CNYIS

Property tax history

+6.3%/yr

Latest (2025): $2,069 · +3.4% YoY. Source: county tax records.