5820 Steam Mill Rd · Sidney, NY 13849

$110,000

3 bd · 2.0 ba · 2,192 sqft · Manufactured public records · 12 Days on market

Built 1992 10 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 +26.6/30.0
• Appreciation +10.0/10.0
• 1% rule +9.4/10.0
• DSCR +9.1/10.0
• ARV discount +7.5/15.0
• Schools +3.8/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This property has such an upside for those with an eye for potential. The home itself is a 1992 manufactured home on a full concrete slab, and is supplemented by a connecting breezeway and into the spacious ~30x40 metal sided pole barn. The interiors of both buildings exhibit significant signs of water intrusion, and will likely require complete gut renovation or strategic segmented repairs to alleviate microbial/fungal growth. Having said that, the template is certainly here to set up your ideal homestead. The home site is centrally located between two expansive level meadows, the U shaped driveway adds to convenience, and front and back decks provide vision for potential usage. The home i

Key facts

• Full concrete slab
• Front and back decks
• Connecting breezeway

Tags

• FULL CONCRETE SLAB
• CONNECTING BREEZEWAY
• SPACIOUS METAL SIDED POLE BARN
• LEVEL MEADOWS
• U SHAPED DRIVEWAY
• FRONT AND BACK DECKS

Property features AI

Exterior

• Parking: Attached garage with 1 parking space; Garage includes electricity and workshop; Circular driveway
• Utilities: Electricity available and connected; Well water; Septic tank
• Home design: Single-story (1 story); Double wide mobile home; Has a view; Resale property
• Construction: Aluminum and vinyl siding; Asphalt and metal roof; Poured and pier/pillar/post foundation; Garage apartment (separate structure)
• Exterior features: Deck; Gravel driveway; Pond on property; Propane tank (leased); Irregular lot

Interior

• Kitchen: Dishwasher; Gas oven; Gas range; Refrigerator; Electric water heater
• Bedrooms: 3 main-level bedrooms
• Flooring: Laminate; Tile; Vinyl; Varied flooring
• Bathrooms: 2 full bathrooms (both on main level)
• Heating & cooling: Propane heating; Oil heating; Forced-air heating; Wall furnace
• Interior features: Country kitchen; Bedroom on main level; Fireplace (1)
• Laundry & utility: Washer; Main-level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $110k.

Deal economics

• At list price, monthly cash flow is $296 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Cap rate 9.5% vs local median 5.9% in Sidney — 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 69/100 on livability (#476 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: schools D+, employment D, amenities F.
• Sidney Central School District (town): math 44% / reading 47% proficiency, ranked #462 of 590 in NY (top 78%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 36 active listings in the ZIP; 66 units permitted in Delaware County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($761 loan paydown + $11k appreciation (10.0% local appreciation)).
• Delaware County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 3.6% of price.

Recommended offer $110,000

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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.
5. 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.
6. 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: 1.44% ✓
• Cap rate: 9.52%
• Cash-on-cash: 11.51%
• DSCR: 1.51
• GRM: 5.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 32.8%
• Equity multiple: 3.56×
• Total profit: $78,872
• Equity at exit: $99,097

10-year hold

• IRR: 28.3%
• Equity multiple: 8.07×
• Total profit: $217,749
• Equity at exit: $213,706

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 13849

• Home prices YoY: 32.7%
• Active inventory: 36
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,581 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$331 /mo · $3,968/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $296

Break-even live

Break-even rent $1,207

Max offer price $110,000

Occupancy floor 76%

Sensitivity live

Price	-10% $358	-5% $327	+0% $296	+5% $264	+10% $233
Rent	-10% $171	-5% $233	+0% $296	+5% $358	+10% $420
Rate	-1.0pp $351	-0.5pp $323	base $296	+0.5pp $267	+1.0pp $238

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 9 events

1. 2026-06-15
   statusdays on market $110,000 Pending 12 DOM
2. 2026-06-13
   days on market $110,000 Active 11 DOM
3. 2026-06-12
   days on market $110,000 Active 10 DOM
4. 2026-06-09
   days on market $110,000 Active 7 DOM
5. 2026-06-08
   days on market $110,000 Active 6 DOM
6. 2026-06-07
   days on market $110,000 Active 5 DOM
7. 2026-06-07
   days on market $110,000 Active 4 DOM
8. 2026-06-03
   remarks 699-char remark
9. 2026-06-03
   listed $110,000 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: $3,968 · $331/mo
• Projected year-2 tax: $3,968 · $331/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥90°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 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: $18,970
• − Mortgage interest: −$6,162
• − Property taxes: −$3,968
• − Insurance: −$550
• − Repairs & maintenance: −$1,518
• − Management: −$1,518
• − Depreciation: −$3,200
• Taxable income: $2,055
• Est. tax owed @ 24.0%: −$493
• After-tax cash flow: $3,053/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: Sidney Central School District
• NCES district ID: 3626850
• Math proficiency: 44% ▼ -2.00%
• Reading proficiency: 47% ▲ 5.00%
• Median HH income: $42,110
• Composite: 38.29/100
• National rank: #4232
• State rank: #462 of 590 in NY

Livability — Sidney

• Score: 69/100
• State rank: #476
• US rank: #8397

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,351

Population outlook (Delaware County) Hauer SSP2

• Today (2025): 42,668 people
• By 2030: 40,337 · -5.5%
• By 2040: 35,514 · -16.8%
• By 2050: 31,265 · -26.7%
• By 2075: 24,455 · -42.7%
• By 2100: 19,529 · -54.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 3% Asian 2%
• Common ancestry: Iranian 5% Slovak 3% Romanian 3%
• Foreign-born: 4%
• Languages at home: 96% English-only · Other Indo-European 2% Russian/Polish/Slavic 2%

Political lean MEDSL · Delaware

• 2024 margin: R (+19.8) · D 40.1% · R 59.9%
• 2008→2024 swing: -14.6pp toward R · 2008: -5.2pp · 2024: -19.8pp
• All cycles: 2024: R+19.8 2020: R+18.4 2016: R+29.2 2012: R+9.6 2008: R+5.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 82.22%
• Current HPI: 333.8209
• 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

• 2026-06-02 Listed $110,000 UNYREIS

Property tax history

+1.3%/yr

Latest (2025): $3,968 · +0.2% YoY. Source: county tax records.