2379 Leicester Rd · Leicester, NY 14481

$49,900

2 bd · 1.0 ba · 854 sqft · Manufactured public records · 17 Days on market

Built 1976 0.30 ac lot Est $71k · 30% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +6.8/10.0
• Schools +4.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Less Expensive Than Renting! ~ Special Financing or Cash Required to Purchase ~ Well Maintained ~ Shared Driveway, Please Do Not Block, Unit Parking Noted On The Right.

Key facts

• Renovated bathroom
• Own land
• Village water

Tags

• OWN LAND
• VILLAGE WATER
• SHARED DRIVEWAY
• RENOVATED BATHROOM

Property features AI

Exterior

• Parking: No garage; Shared driveway
• Utilities: Electricity connected (circuit breakers); Public water connected; Septic tank
• Home design: Single-wide mobile home; Single-story; Resale condition; Faces a main thoroughfare
• Construction: Block and concrete foundation with pillar/post/pier supports; Vinyl siding
• Exterior features: Blacktop driveway; Porch; Shed(s) / storage

Interior

• Kitchen: Electric oven; Electric range; Refrigerator
• Bedrooms: 2 main-level bedrooms
• Flooring: Laminate; Vinyl; Varies
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Gas forced-air heating
• Interior features: Eat-in kitchen; Separate/formal living room; Enclosed porch
• Laundry & utility: Washer and dryer on main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $50k.

Deal economics

• At list price, monthly cash flow is $469 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $49k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#775 in NY) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, cost of living A; Watch: crime F, amenities F, commute F.
• York Central School District (rural): math 41% / reading 55% proficiency, ranked #403 of 590 in NY (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: York Central Elementary School (math 52% / reading 52%, grade C-, #988 of 2,108 statewide, top 49%, 279 students, 58% FRL); York Middle/High School (math 32% / reading 57%, grade F, #1,032 of 1,100 statewide, top 95%, 371 students, 46% FRL) — zoned schools average 52% FRL vs 32% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 5 active listings in the ZIP; 86 units permitted in Livingston County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($345 loan paydown + $2k appreciation (3.6% local appreciation)).
• Livingston County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.6% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($49k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $40k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $49,151 (1.5% below list)

Questions for the listing agent

1. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 F 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: 2.07% ✓
• Cap rate: 17.58%
• Cash-on-cash: 40.31%
• DSCR: 2.79
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $70,882
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2379 Leicester Rd	0.00mi	2/1.0	854 (0%)	12mo	$40,000	$47	90
5254 Upper Mount Morris Rd	0.73mi	2/1.0	980 (+15%)	9mo	$81,500	$83	34

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.58% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 46.6%
• Equity multiple: 3.68×
• Total profit: $37,465
• Equity at exit: $24,080

10-year hold

• IRR: 45.8%
• Equity multiple: 7.42×
• Total profit: $89,640
• Equity at exit: $38,442

Cash invested: $13,972 (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 14481

• Home prices YoY: 1.6%
• Active inventory: 5
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,032 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$63 /mo · $759/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $469

Break-even live

Break-even rent $438

Max offer price $49,900

Occupancy floor 50%

Sensitivity live

Price	-10% $498	-5% $483	+0% $469	+5% $455	+10% $441
Rent	-10% $388	-5% $429	+0% $469	+5% $510	+10% $551
Rate	-1.0pp $494	-0.5pp $482	base $469	+0.5pp $456	+1.0pp $443

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-09
   statusdays on market $49,900 Pending 17 DOM
2. 2026-06-07
   days on market $49,900 Active Under Contract 16 DOM
3. 2026-06-03
   statusdays on market $49,900 Active Under Contract 12 DOM
4. 2026-06-03
   days on market $49,900 Active 11 DOM
5. 2026-06-01
   days on market $49,900 Active 10 DOM
6. 2026-05-31
   days on market $49,900 Active 9 DOM
7. 2026-05-22
   listed $49,900 Active
8. 2025-06-27
   soldstatus $40,000 Closed 168-char remark

   Show marketing remark (168 chars)

   Less Expensive Than Renting! ~ Special Financing or Cash Required to Purchase ~ Well Maintained ~ Shared Driveway, Please Do Not Block, Unit Parking Noted On The Right.

9. 2025-04-02
   status Pending 168-char remark

   Show marketing remark (168 chars)

   Less Expensive Than Renting! ~ Special Financing or Cash Required to Purchase ~ Well Maintained ~ Shared Driveway, Please Do Not Block, Unit Parking Noted On The Right.

10. 2025-03-30
    historical Active Under Contract 168-char remark

    Show marketing remark (168 chars)

    Less Expensive Than Renting! ~ Special Financing or Cash Required to Purchase ~ Well Maintained ~ Shared Driveway, Please Do Not Block, Unit Parking Noted On The Right.

11. 2025-03-24
    listed $43,000 Active 168-char remark

    Show marketing remark (168 chars)

    Less Expensive Than Renting! ~ Special Financing or Cash Required to Purchase ~ Well Maintained ~ Shared Driveway, Please Do Not Block, Unit Parking Noted On The Right.

12. 1998-01-07
    soldstatus $16,500

ⓘ 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: $759 · $63/mo
• Projected year-2 tax: $801 · $67/mo
• Expected delta: +$42/yr (+$4/mo · 5.5%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥96°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,381
• − Mortgage interest: −$2,795
• − Property taxes: −$759
• − Insurance: −$250
• − Repairs & maintenance: −$990
• − Management: −$990
• − Depreciation: −$1,452
• Taxable income: $5,145
• Est. tax owed @ 24.0%: −$1,235
• After-tax cash flow: $4,397/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: York Central School District
• NCES district ID: 3631950
• Math proficiency: 41% ▼ -6.00%
• Reading proficiency: 55% ▲ 7.00%
• Median HH income: $58,572
• Composite: 41.9/100
• National rank: #3366
• State rank: #403 of 590 in NY

Livability — Leicester

• Score: 64/100
• State rank: #775
• US rank: #14791

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,883

Population outlook (Livingston County) Hauer SSP2

• Today (2025): 63,466 people
• By 2030: 61,966 · -2.4%
• By 2040: 58,398 · -8.0%
• By 2050: 54,955 · -13.4%
• By 2075: 49,958 · -21.3%
• By 2100: 43,944 · -30.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Romanian 5% Iranian 2% Slovak 2%
• Foreign-born: 2% · Canada
• Languages at home: 99% English-only · Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Livingston

• 2024 margin: Strong R (+21.4) · D 39.3% · R 60.7%
• 2008→2024 swing: -13.6pp toward R · 2008: -7.9pp · 2024: -21.4pp
• All cycles: 2024: R+21.4 2020: R+18.2 2016: R+27.8 2012: R+9.4 2008: R+7.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.58%
• Current HPI: 232.1665
• 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

+202.4% since first listed

6 events — show timeline

• 2026-05-22 Listed $49,900 WNYREIS
• 2025-06-27 Sold (MLS) $40,000 UNYREIS
• 2025-04-02 Pending — UNYREIS
• 2025-03-30 Contingent — UNYREIS
• 2025-03-24 Listed $43,000 UNYREIS
• 1998-01-07 Sold (Public Records) $16,500 Public Records

Property tax history

-4.3%/yr

Latest (2025): $759 · +0.5% YoY. Source: county tax records.