269 Us Route 11 #29 · Brewerton, NY 13036

$89,900

2 bd · 1.0 ba · 720 sqft · Manufactured · 69 Days on market

Built 2025 Fair condition ↓ 5% since listing

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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
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.5/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.0/5.0

Listing remarks MLS

Affordable Home in 55+ Community!! This mobile home is located in a desirable 55+ community. Convenient location close to shopping, dining, and essential services. Features include,  lot rent:$495/month, park approval required (650+ credit score), quiet, friendly neighborhood. Enjoy low-maintenance living in a welcoming environment.

Key facts

• Clean modern feel
• Ongoing improvements
• New homes

Tags

• QUIET NEIGHBORLY ATMOSPHERE
• THOUGHTFULLY MANAGED COMMUNITY
• ONGOING IMPROVEMENTS
• NEW HOMES
• CLEAN MODERN FEEL
• MOVE IN READY

Property features AI

Finance

• HOA & community: Located in a senior community; Land lease required ($520)

Exterior

• Parking: No garage
• Utilities: Electricity connected; Water connected (public); Septic tank
• Home design: Double-wide mobile home; Single-story; Existing/resale condition; Located on a private road; Irregular, secluded lot
• Construction: Aluminum siding
• Exterior features: Dirt driveway; Open porch; Patio/porch

Interior

• Kitchen: Gas oven; Gas range; Refrigerator
• Bedrooms: 2 main-level bedrooms
• Flooring: Vinyl; Varied flooring
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Eat-in kitchen; Separate/formal living room
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $90k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $706 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $85k (6.0% below list) — sets the bar for market timing.
• Cap rate 15.7% vs local median 3.6% in Brewerton — 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 66/100 on livability (#618 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, employment A, cost of living B+; Watch: amenities F, commute F, health & safety D-.
• Central Square Central School District (suburban): math 40% / reading 40% proficiency, ranked #507 of 590 in NY (top 86%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 35 active listings in the ZIP; 172 units permitted in Oswego County in 2024 (27 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($622 loan paydown + $9k appreciation (10.0% local appreciation)).
• Oswego County population projected at -23% 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 $25k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 3 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.

Recommended offer $84,506 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.87% ✓
• Cap rate: 15.72%
• Cash-on-cash: 33.68%
• DSCR: 2.50
• GRM: 4.5

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: 50.0%
• Equity multiple: 4.73×
• Total profit: $93,981
• Equity at exit: $80,989

10-year hold

• IRR: 43.7%
• Equity multiple: 10.59×
• Total profit: $241,426
• Equity at exit: $174,656

Cash invested: $25,172 (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 13036

• Home prices YoY: 7.9%
• Active inventory: 35
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,681 medium
• Mortgage (P&I): −$471
• Tax est. 1.5%: −$112 /mo · $1,348/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $706

Break-even live

Break-even rent $786

Max offer price $89,900

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-18
   days on market $89,900 Active 69 DOM
2. 2026-06-17
   days on market $89,900 Active 68 DOM
3. 2026-06-16
   days on market $89,900 Active 67 DOM
4. 2026-06-15
   days on market $89,900 Active 66 DOM
5. 2026-06-13
   days on market $89,900 Active 64 DOM
6. 2026-06-12
   days on market $89,900 Active 63 DOM
7. 2026-06-09
   days on market $89,900 Active 60 DOM
8. 2026-06-08
   days on market $89,900 Active 59 DOM
9. 2026-06-07
   days on market $89,900 Active 58 DOM
10. 2026-06-07
    days on market $89,900 Active 57 DOM
11. 2026-06-04
    remarks 699-char remark
12. 2026-06-04
    listed $89,900 Active 54 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 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥95°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,168
• − Mortgage interest: −$5,036
• − Property taxes: −$1,348
• − Insurance: −$450
• − Repairs & maintenance: −$1,613
• − Management: −$1,613
• − Depreciation: −$2,615
• Taxable income: $7,492
• Est. tax owed @ 24.0%: −$1,798
• After-tax cash flow: $6,679/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 · 1 photo

Fair 40/100 Moderate rehab

This manufactured home requires moderate repairs and maintenance to improve its condition and increase its value for resale or rental.

Repairs flagged

• Major Exterior siding — Significant wear and tear
• Major Flooring — Exposed subflooring
• Major Interior walls — Peeling paint

Value-add opportunities

• Both Painting and minor repairs to exterior siding — Enhances curb appeal and interior appearance
• Both Flooring replacement — Improves living space and reduces maintenance costs
• Both Interior wall repairs and painting — Restores aesthetic appeal and reduces maintenance costs

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Significant wear and tear	Major	$15,000–50,000
Flooring · Exposed subflooring	Major	$15,000–50,000
Interior walls · Peeling paint	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both Painting and minor repairs to exterior siding — Enhances curb appeal and interior appearance ↑
• Both Flooring replacement — Improves living space and reduces maintenance costs ↑
• Both Interior wall repairs and painting — Restores aesthetic appeal and reduces maintenance costs ↑

ⓘ 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: Central Square Central School District
• NCES district ID: 3606900
• Math proficiency: 40% ▼ -18.00%
• Reading proficiency: 40% ▼ -12.00%
• Median HH income: $55,807
• Composite: 35.05/100
• National rank: #5035
• State rank: #507 of 590 in NY

Livability — Brewerton

• Score: 66/100
• State rank: #618
• US rank: #11214

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 7,594
• Population (ZIP): 9,079

Population outlook (Oswego County) Hauer SSP2

• Today (2025): 114,465 people
• By 2030: 109,968 · -3.9%
• By 2040: 99,205 · -13.3%
• By 2050: 87,979 · -23.1%
• By 2075: 65,100 · -43.1%
• By 2100: 47,117 · -58.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 3%
• Common ancestry: Romanian 8% Lithuanian 6% Iranian 3%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Other Indo-European 2% Spanish 1%

Political lean MEDSL · Oswego

• 2024 margin: Strong R (+24.2) · D 37.9% · R 62.1%
• 2008→2024 swing: -26.6pp toward R · 2008: 2.5pp · 2024: -24.2pp
• All cycles: 2024: R+24.2 2020: R+20.2 2016: R+23.2 2012: D+7.9 2008: D+2.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 23.27%
• Current HPI: 318.5068
• 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

-5.4% since first listed

6 events — show timeline

• 2026-04-10 Listed $89,900 CNYIS
• 2026-04-02 Listing Removed — CNYIS
• 2026-02-19 Listed $87,500 CNYIS
• 2025-11-10 Sold (MLS) $85,000 CNYIS
• 2025-10-04 Price Changed $85,000 CNYIS
• 2025-09-26 Listed $95,000 CNYIS