15 Glenview Dr · Clifton Springs, NY 14432

$65,000

2 bd · 2.0 ba · 868 sqft · Manufactured · 19 Days on market

Built 2020 Good condition $75/sqft · 92% above area ↓ 13% since listing

---

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
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Move right in and feel at home! Located in Prestige Mobile Home Park, this IMMACULATE 2020 built 2-bedroom, 2-bath home offers the perfect blend of comfort and convenience in one level living! EVERYTHING seen in the photos is negotiable in the sale! Just bring your suitcase and MOVE RIGHT IN!! Step inside to an open and airy layout with a spacious kitchen, dining area, and cozy living room—ideal for relaxing or entertaining. The primary bedroom features its own private bath with double vanity while the second bedroom and full bath provide flexibility for guests, office space, or hobbies. Everything is already in place—furnishings included—making this truly turnkey! Just br

Key facts

• Built 2020
• Listed 19 days

Property features AI

Finance

• Other: Energy-efficient appliances, HVAC and windows
• Financial info: Has land lease with a monthly payment of $725
• HOA & community: Monthly association fee

Exterior

• Parking: No garage
• Utilities: Electricity connected (circuit breakers); Public water connected; Septic tank; Cable available; High-speed internet available
• Home design: Single-wide mobile home; Single-story; Existing condition
• Construction: Vinyl siding; PEX plumbing; Asphalt architectural shingle roof; Single-story construction
• Exterior features: Covered porch; Open porch; Deck; Blacktop driveway; Pie-shaped residential lot; City street frontage

Interior

• Kitchen: Refrigerator; Free-standing range; Gas range; Gas oven; Oven; Microwave; Dishwasher; Eat-in kitchen
• Bedrooms: 2 main-level bedrooms
• Flooring: Carpet; Vinyl; Varied flooring
• Bathrooms: 2 full bathrooms (both on main level)
• Heating & cooling: Forced air heating (gas); Window cooling units
• Interior features: Furnished; Ceiling fan(s); Eat-in kitchen; Kitchen/family room combo; Main level primary; Primary suite
• Laundry & utility: Washer; Dryer; Laundry on main level; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $65k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $259 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($896 rent vs $65k).
• Recommended offer: $64k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 75/100 on livability (#261 in NY, #4,132 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools C-, employment D, amenities F.
• Phelps-Clifton Springs Central School District (rural): math 31% / reading 46% proficiency, ranked #526 of 590 in NY (top 89%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 20 active listings in the ZIP; 284 units permitted in Ontario County in 2024 (69 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Ontario County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $10k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $64,025 (1.5% below list)

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. 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.
3. 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.
4. 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: 1.38% ✓
• Cap rate: 11.07%
• Cash-on-cash: 17.04%
• DSCR: 1.76
• GRM: 6.0

CMA / ARV

• ARV (median comp): $37,168
• List price: $65,000
• Delta: 101.79%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
28 Glenview Dr	0.19mi	3/1.0 (+1)	924 (+6%)	8mo	$39,000	$42	65

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: 8.3%
• Equity multiple: 1.33×
• Total profit: $5,945
• Equity at exit: $9,692

10-year hold

• IRR: 17.6%
• Equity multiple: 2.45×
• Total profit: $26,432
• Equity at exit: $5,620

Cash invested: $18,200 (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 14432

• Home prices YoY: -4.4%
• Active inventory: 20
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $896 medium
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$188
• Net cashflow: $259

Break-even live

Break-even rent $569

Max offer price $65,000

Occupancy floor 66%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $65,000 Active 19 DOM
2. 2026-06-17
   days on market $65,000 Active 18 DOM
3. 2026-06-16
   days on market $65,000 Active 17 DOM
4. 2026-06-15
   days on market $65,000 Active 16 DOM
5. 2026-06-13
   days on market $65,000 Active 14 DOM
6. 2026-06-10
   days on market $65,000 Active 11 DOM
7. 2026-06-09
   days on market $65,000 Active 10 DOM
8. 2026-06-09
   days on market $65,000 Active 9 DOM
9. 2026-06-07
   days on market $65,000 Active 8 DOM
10. 2026-06-05
    pricedays on market $65,000 Active 5 DOM
11. 2026-06-03
    days on market $75,000 Active 4 DOM
12. 2026-06-03
    days on market $75,000 Active 3 DOM
13. 2026-06-01
    days on market $75,000 Active 2 DOM
14. 2026-05-31
    statusdays on marketlisting id $75,000 Active 1 DOM
15. 2026-05-03
    historical Active Under Contract 1001-char remark
16. 2026-04-30
    status Active 1001-char remark
17. 2026-04-02
    status Pending 1001-char remark
18. 2026-03-31
    historical Active Under Contract 1001-char remark
19. 2026-03-28
    listed $75,000 Active 1001-char remark

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥95°F today · 15 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: $10,750
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$325
• − Repairs & maintenance: −$860
• − Management: −$860
• − Depreciation: −$1,891
• Taxable income: $2,198
• Est. tax owed @ 24.0%: −$528
• After-tax cash flow: $2,575/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 · 2 photos

Good 75/100 Cosmetic rehab

This 2020-built manufactured home in Prestige Mobile Home Park is in excellent condition with no visible repairs needed. It offers a good return on investment with potential for both resale and rental value through minor cosmetic improvements.

Value-add opportunities

• Both Painting the exterior — Enhances curb appeal and can increase both resale and rental value
• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior — Enhances curb appeal and can increase both resale and rental value ↑
• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental value ↑

ⓘ 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: Phelps-Clifton Springs Central School District
• NCES district ID: 3622890
• Math proficiency: 31% ▼ -16.00%
• Reading proficiency: 46% ▲ 9.00%
• Median HH income: $55,189
• Composite: 33.69/100
• National rank: #5384
• State rank: #526 of 590 in NY

Livability — Clifton Springs

• Score: 75/100
• State rank: #261
• US rank: #4132

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 5,583
• Population (ZIP): 5,583

Population outlook (Ontario County) Hauer SSP2

• Today (2025): 111,230 people
• By 2030: 111,401 · +0.2%
• By 2040: 109,535 · -1.5%
• By 2050: 104,895 · -5.7%
• By 2075: 92,999 · -16.4%
• By 2100: 73,723 · -33.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Two or more races 11% Hispanic / Latino 5%
• Hispanic origin (detail): Puerto Rican 4%
• Common ancestry: Iranian 9% Romanian 3% Italian 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Ontario

• 2024 margin: Toss-up / Even · D 49.4% · R 50.6%
• 2008→2024 swing: -1.0pp toward R · 2008: -0.1pp · 2024: -1.2pp
• All cycles: 2024: R+1.2 2020: R+0.0 2016: R+8.6 2012: R+1.6 2008: R+0.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -13.01%
• Current HPI: 283.0276
• 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

-13.3% since first listed

8 events — show timeline

• 2026-06-04 Price Changed $65,000 UNYREIS
• 2026-05-30 Listing Removed — UNYREIS
• 2026-05-30 Listed $75,000 UNYREIS
• 2026-05-03 Contingent — UNYREIS
• 2026-04-30 Relisted — UNYREIS
• 2026-04-02 Pending — UNYREIS
• 2026-03-31 Contingent — UNYREIS
• 2026-03-28 Listed $75,000 UNYREIS