22 Peryea Dr · Plattsburgh West, NY 12901

$104,900

3 bd · 2.0 ba · 1,008 sqft · Manufactured public records · 38 Days on market

Built 2007 0.26 ac lot

---

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
• ARV discount +7.5/15.0
• Schools +4.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 22 Peryea Drive in the Town of Plattsburgh. This 2007 single-wide manufactured home sits on a privately owned lot and offers 2 bedrooms and 2 full bathrooms with a functional, easy-living layout. Exterior features include a detached garage offering additional storage and parking, along with an exterior ramp providing convenient access to the home. Located in the Beekmantown School District and just a short drive to Plattsburgh, shopping, dining, and everyday amenities, this property presents a great option for a first-time buyer, downsizer, or investor seeking an affordable path to homeownership. Why rent when you can own?

Key facts

• Privately owned lot
• Exterior ramp
• Detached garage

Tags

• DETACHED GARAGE
• EXTERIOR RAMP
• PRIVATELY OWNED LOT
• BEEKMANTOWN SCHOOL DISTRICT

Property features AI

Exterior

• Parking: 2-car garage; Asphalt driveway
• Security: Smoke detectors; Carbon monoxide detectors
• Utilities: Public water; Public sewer; Electricity connected (100 amp service); Water and sewer connected
• Home design: Manufactured single-wide home; One level; Residential property
• Construction: Vinyl siding; Asphalt roof; Slab foundation; Built as manufactured home
• Exterior features: Deck; Outdoor lighting; Storage shed; Partial fencing; Has a view

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Range hood; Refrigerator
• Bedrooms: 2 main-level bedrooms
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 2 full bathrooms (both on main level)
• Heating & cooling: Forced air heating; Kerosene heating; Ceiling fans (cooling); no central air
• Interior features: Ceiling fans; Double-pane windows
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry located in hall

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $105k.

Deal economics

• At list price, monthly cash flow is $518 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $102k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#679 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: schools F, amenities F, commute F.
• Beekmantown Central School District (rural): math 45% / reading 57% proficiency, ranked #360 of 590 in NY (top 61%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 176 active listings in the ZIP; 192 units permitted in Clinton County in 2024 (64 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $725 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Clinton County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($102k) is reasonable based on typical stale-listing flexibility.
• 4 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; list at $105k implies a 162% gain — meaningful room to come down on a strong offer.

Recommended offer $101,753 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-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: 1.53% ✓
• Cap rate: 12.22%
• Cash-on-cash: 21.15%
• DSCR: 1.94
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $56,448
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1408 Military Tpke	0.13mi	3/2.0	1,064 (+6%)	2mo	$75,000	$70	83
11 Huntington Dr	0.34mi	3/1.0	980 (-3%)	9mo	$55,000	$56	68
8 Oakland Drive Dr	0.24mi	2/2.0 (-1)	980 (-3%)	14mo	$55,000	$56	68
4 Huntington Dr	0.33mi	2/1.0 (-1)	980 (-3%)	9mo	$45,000	$46	64
35 Huntington Dr	0.30mi	3/2.0	880 (-13%)	8mo	$38,000	$43	58
20 Cherry St	0.61mi	3/2.0	1,120 (+11%)	6mo	$40,000	$36	48

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: 13.7%
• Equity multiple: 1.55×
• Total profit: $16,016
• Equity at exit: $15,641

10-year hold

• IRR: 22.5%
• Equity multiple: 2.93×
• Total profit: $56,566
• Equity at exit: $9,070

Cash invested: $29,372 (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 12901

• Home prices YoY: -22.5%
• Active inventory: 176
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,603 medium
• Mortgage (P&I): −$550
• Tax from tax record: −$155 /mo · $1,859/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $518

Break-even live

Break-even rent $948

Max offer price $104,900

Occupancy floor 63%

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: $26,225
• Closing costs: $3,147
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-05-22
   status Active
2. 2026-05-15
   status Pending
3. 2026-05-12
   status Active
4. 2026-03-21
   status Pending
5. 2026-03-02
   status Active
6. 2026-02-23
   status Pending
7. 2026-02-10
   listed $104,900 Active
8. 2015-11-04
   soldstatus $40,000
9. 2001-10-10
   soldstatus $42,000

ⓘ 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: $1,859 · $155/mo
• Projected year-2 tax: $1,859 · $155/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 3/10 Moderate 7 d/yr ≥93°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,237
• − Mortgage interest: −$5,876
• − Property taxes: −$1,859
• − Insurance: −$524
• − Repairs & maintenance: −$1,539
• − Management: −$1,539
• − Depreciation: −$3,052
• Taxable income: $4,849
• Est. tax owed @ 24.0%: −$1,164
• After-tax cash flow: $5,049/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: Beekmantown Central School District
• NCES district ID: 3604290
• Math proficiency: 45% ▲ 2.00%
• Reading proficiency: 57% ▲ 18.00%
• Median HH income: $53,577
• Composite: 43.91/100
• National rank: #2914
• State rank: #360 of 590 in NY

Livability — Plattsburgh West

• Score: 65/100
• State rank: #679
• US rank: #12797

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Plattsburgh West, NY
• Population (ZIP): 32,012

Population outlook (Clinton County) Hauer SSP2

• Today (2025): 78,791 people
• By 2030: 76,848 · -2.5%
• By 2040: 71,579 · -9.2%
• By 2050: 66,471 · -15.6%
• By 2075: 57,361 · -27.2%
• By 2100: 47,232 · -40.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 5% Hispanic / Latino 4% Black 3% Asian 3%
• Common ancestry: Lithuanian 15% Romanian 3% Slovak 2%
• Foreign-born: 6% · Canada, China
• Languages at home: 92% English-only · Spanish 2% French/Haitian/Cajun 2% Other Indo-European 1%

Political lean MEDSL · Clinton

• 2024 margin: Toss-up / Even · D 48.9% · R 51.1%
• 2008→2024 swing: -25.1pp toward R · 2008: 22.9pp · 2024: -2.2pp
• All cycles: 2024: R+2.2 2020: D+5.2 2016: D+0.9 2012: D+25.6 2008: D+22.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -73.55%
• Current HPI: 252.8692
• 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

+149.8% since first listed

9 events — show timeline

• 2026-05-22 Relisted — ACVMLS
• 2026-05-15 Pending — ACVMLS
• 2026-05-12 Relisted — ACVMLS
• 2026-03-21 Pending — ACVMLS
• 2026-03-02 Relisted — ACVMLS
• 2026-02-23 Pending — ACVMLS
• 2026-02-10 Listed $104,900 ACVMLS
• 2015-11-04 Sold (Public Records) $40,000 Public Records
• 2001-10-10 Sold (Public Records) $42,000 Public Records

Property tax history

+16.6%/yr

Latest (2025): $1,859 · +10.2% YoY. Source: county tax records.