1188 County Road 110 · Broadalbin, NY 12025

$215,000

3 bd · 2.0 ba · 1,086 sqft · Manufactured public records · 8 Days on market

Built 1996 0.87 ac lot

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Why this score? — see what drove the D- 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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +6.4/30.0
• Schools +4.8/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.5/10.0
• DSCR +0.7/10.0

Listing remarks

Lake Life without the Lakefront Price! Welcome to this well-maintained 3bd, 2full bath home manufactured home thatsets on a spacious . 9 acre lot in a prime location! Sitting just across from the beautiful Sacandaga Lake, you're a stones throw from the public boat launch and beach. This is the perfect spot for boating, swimming, and soaking up summer days. Your're immediately greeted by a wonderful, enclosed porch/mudroom that functions as a great space to kick off your shoes, hang up your coats, and leave the outside world behind you. Inside you'll find a cozy space with a comfortable and functional layout just waiting for a new in owner to make it their own. This Home is impecc

Key facts

• Spacious lot
• Public boat launch
• Enclosed porch

Tags

• SPACIOUS LOT
• PUBLIC BOAT LAUNCH
• ENCLOSED PORCH
• WHOLE HOUSE GENERATOR

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $215k.

Deal economics

• At list price, monthly cash flow is $-369 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $150k (30.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $140k (34.9% below list).
• Recommended offer: $140k (34.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 74/100 on livability (#290 in NY, #4,681 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, housing A+, crime A; Watch: amenities F, commute F, health & safety D-.
• Broadalbin-Perth Central School District (rural): math 50% / reading 62% proficiency, ranked #286 of 590 in NY (top 48%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 37 active listings in the ZIP; 112 units permitted in Fulton County in 2024 (50 in 5+ unit buildings).

Forward outlook

• In year one you build about $23k of equity ($1k loan paydown + $22k appreciation (10.0% local appreciation)).
• Fulton County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $90k; list at $215k implies a 138% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $139,880 (34.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
5. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
6. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
7. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
8. 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.
9. 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.
10. 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: 0.65% ✗
• Cap rate: 4.23%
• Cash-on-cash: -7.36%
• DSCR: 0.67
• GRM: 12.8

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: 19.1%
• Equity multiple: 2.55×
• Total profit: $93,590
• Equity at exit: $193,689

10-year hold

• IRR: 17.6%
• Equity multiple: 5.89×
• Total profit: $294,130
• Equity at exit: $417,698

Cash invested: $60,200 (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 12025

• Home prices YoY: 13.4%
• Active inventory: 37
• Price-to-rent: 12.8×

Monthly cashflow live

• Estimated rent: $1,399 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$257 /mo · $3,087/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $-369

Break-even live

Break-even rent $1,866

Max offer price $149,767

Occupancy floor —

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-03-26
   status Pending
2. 2026-03-18
   listed $215,000 Active
3. 2016-11-14
   soldstatus $90,400
4. 2013-07-24
   soldstatus $33,000
5. 2009-07-24
   soldstatus $45,000

ⓘ 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: $3,087 · $257/mo
• Projected year-2 tax: $3,360 · $280/mo
• Expected delta: +$273/yr (+$23/mo · 8.9%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X · 74% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥92°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,786
• − Mortgage interest: −$12,043
• − Property taxes: −$3,087
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,343
• − Management: −$1,343
• − Depreciation: −$6,255
• Taxable loss: −$8,360
• Est. tax savings @ 24.0%: +$2,006
• After-tax cash flow: $-2,425/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: Broadalbin-Perth Central School District
• NCES district ID: 3600005
• Math proficiency: 50% ▼ -7.00%
• Reading proficiency: 62% ▲ 13.00%
• Median HH income: $55,862
• Composite: 48.28/100
• National rank: #2154
• State rank: #286 of 590 in NY

Livability — Broadalbin

• Score: 74/100
• State rank: #290
• US rank: #4681

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,278

Population outlook (Fulton County) Hauer SSP2

• Today (2025): 51,132 people
• By 2030: 49,114 · -3.9%
• By 2040: 44,373 · -13.2%
• By 2050: 39,321 · -23.1%
• By 2075: 28,503 · -44.3%
• By 2100: 19,268 · -62.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 7% Hispanic / Latino 4% Asian 1%
• Common ancestry: Romanian 8% Lithuanian 7% Iranian 5%
• Foreign-born: 2% · China, Canada
• Languages at home: 97% English-only · Chinese 1% Other Indo-European 1% Spanish 1%

Political lean MEDSL · Fulton

• 2024 margin: Solid R (+35.9) · D 32.1% · R 67.9%
• 2008→2024 swing: -26.6pp toward R · 2008: -9.2pp · 2024: -35.9pp
• All cycles: 2024: R+35.9 2020: R+31.4 2016: R+35.5 2012: R+10.5 2008: R+9.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 40.87%
• Current HPI: 344.7778
• 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

+377.8% since first listed

5 events — show timeline

• 2026-03-26 Pending — Global MLS
• 2026-03-18 Listed $215,000 Global MLS
• 2016-11-14 Sold (Public Records) $90,400 Public Records
• 2013-07-24 Sold (Public Records) $33,000 Public Records
• 2009-07-24 Sold (Public Records) $45,000 Public Records

Property tax history

+3.8%/yr

Latest (2025): $3,087 · +1.4% YoY. Source: county tax records.