5516 Babbit Dr · Pike, NY 14536

$99,000

3 bd · 2.0 ba · 1,008 sqft · Manufactured public records · 19 Days on market

Built 1995 4.26 ac lot

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Why this score? — see what drove the C 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 +21.3/30.0
• ARV discount +7.5/15.0
• DSCR +6.8/10.0
• 1% rule +6.2/10.0
• Appreciation +5.1/10.0
• Schools +4.6/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

1995 Singlewide Mobile Home located on a country setting on 4+ acres in Portageville. Home has 1000 sq ft living area including 3 BR and 2 full baths. Asphalt shingled roof, new windows, detached 24x30 2 car garage w concreate floor and 24x50 Pole Barn (Shop) both garages have electric. Walking distance to NYS DEC Footpaths to Wiscoy Creek Public Fishing Access.

Key facts

• Great farming land
• 1st floor laundry
• Large 4.26 acres

Tags

• LARGE 4.26 ACRES
• GREAT FARMING LAND
• LARGE BARN
• 1ST FLOOR LAUNDRY
• VILLAGE OWNED ELECTRIC PLAN
• ALL APPLIANCES INCLUDED

Property features AI

Exterior

• Parking: Detached garage with electricity and storage; 4 garage spaces
• Utilities: Well water; Septic tank sewer
• Home design: Single-story home; Single wide mobile home body type; Existing condition; Asphalt roof; Pillar/post/pier foundation
• Construction: Frame construction; Asphalt roof; Built as existing structure
• Exterior features: Gravel driveway; Barn(s); Greenhouse; Outbuilding; Shed(s); Additional storage structures; Rectangular residential lot; Road frontage on a city street and main thoroughfare

Interior

• Kitchen: Gas oven; Gas range; Range hood; Dishwasher; Refrigerator; Exhaust fan; Eat-in kitchen
• Bedrooms: 3 bedrooms on the main level
• Flooring: Laminate; Tile; Varies
• Bathrooms: 2 full bathrooms (2 on the main level)
• Heating & cooling: Forced air heating with propane and electric options; Window cooling units
• Interior features: Ceiling fans; Eat-in kitchen; Storage; Bath in primary bedroom; Main level primary suite; Programmable thermostat; Workshop
• Laundry & utility: Washer; Dryer; Laundry on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $99k.

Deal economics

• At list price, monthly cash flow is $145 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#1,024 in NY) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment D+, schools F, crime F.
• Letchworth Central School District (rural): math 52% / reading 57% proficiency, ranked #318 of 590 in NY (top 54%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 3 active listings in the ZIP; 83 units permitted in Wyoming County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $905 of equity ($684 loan paydown + $221 appreciation (0.2% local appreciation)).
• Wyoming County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.2% appreciation + 3.0% rent growth), your $28k 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 ($98k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 16y ago 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 $50k; list at $99k implies a 98% gain — meaningful room to come down on a strong offer.

Recommended offer $97,515 (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. 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?
3. 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?
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: 1.12% ✓
• Cap rate: 8.05%
• Cash-on-cash: 6.26%
• DSCR: 1.28
• GRM: 7.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.22% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.5%
• Equity multiple: 1.27×
• Total profit: $7,404
• Equity at exit: $29,856

10-year hold

• IRR: 10.5%
• Equity multiple: 2.18×
• Total profit: $32,666
• Equity at exit: $36,786

Cash invested: $27,720 (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 14536

• Home prices YoY: 0.1%
• Active inventory: 3
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,104 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$167 /mo · $2,009/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $145

Break-even live

Break-even rent $921

Max offer price $99,000

Occupancy floor 82%

Sensitivity live

Price	-10% $201	-5% $173	+0% $145	+5% $117	+10% $89
Rent	-10% $57	-5% $101	+0% $145	+5% $188	+10% $232
Rate	-1.0pp $195	-0.5pp $170	base $145	+0.5pp $119	+1.0pp $93

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-04-28
   status Pending
2. 2026-04-08
   listed $99,000 Active
3. 2023-12-27
   status Pending
4. 2023-11-13
   status Pending Sale
5. 2023-11-01
   status Under Contract- Do Not Show
6. 2023-09-26
   listed $114,900 Active
7. 2019-01-28
   historical 367-char remark

   Show marketing remark (367 chars)

   1995 Singlewide Mobile Home located on a country setting on 4+ acres in Portageville. Home has 1000 sq ft living area including 3 BR and 2 full baths. Asphalt shingled roof, new windows, detached 24x30 2 car garage w concreate floor and 24x50 Pole Barn (Shop) both garages have electric. Walking distance to NYS DEC Footpaths to Wiscoy Creek Public Fishing Access.

8. 2019-01-28
   soldstatus $50,000

   Show marketing remark (367 chars)

   1995 Singlewide Mobile Home located on a country setting on 4+ acres in Portageville. Home has 1000 sq ft living area including 3 BR and 2 full baths. Asphalt shingled roof, new windows, detached 24x30 2 car garage w concreate floor and 24x50 Pole Barn (Shop) both garages have electric. Walking distance to NYS DEC Footpaths to Wiscoy Creek Public Fishing Access.

9. 2019-01-25
   soldstatus $50,000 Closed Sale or Rented 367-char remark

   Show marketing remark (367 chars)

   1995 Singlewide Mobile Home located on a country setting on 4+ acres in Portageville. Home has 1000 sq ft living area including 3 BR and 2 full baths. Asphalt shingled roof, new windows, detached 24x30 2 car garage w concreate floor and 24x50 Pole Barn (Shop) both garages have electric. Walking distance to NYS DEC Footpaths to Wiscoy Creek Public Fishing Access.

10. 2018-12-12
    status Under Contract- Do Not Show 367-char remark

    Show marketing remark (367 chars)

    1995 Singlewide Mobile Home located on a country setting on 4+ acres in Portageville. Home has 1000 sq ft living area including 3 BR and 2 full baths. Asphalt shingled roof, new windows, detached 24x30 2 car garage w concreate floor and 24x50 Pole Barn (Shop) both garages have electric. Walking distance to NYS DEC Footpaths to Wiscoy Creek Public Fishing Access.

11. 2018-11-24
    listed $55,000 Active 367-char remark

    Show marketing remark (367 chars)

    1995 Singlewide Mobile Home located on a country setting on 4+ acres in Portageville. Home has 1000 sq ft living area including 3 BR and 2 full baths. Asphalt shingled roof, new windows, detached 24x30 2 car garage w concreate floor and 24x50 Pole Barn (Shop) both garages have electric. Walking distance to NYS DEC Footpaths to Wiscoy Creek Public Fishing Access.

12. 2011-06-02
    soldstatus $38,500
13. 2011-06-02
    soldstatus $38,500
14. 2010-12-19
    listed $39,900
15. 1993-01-29
    soldstatus $7,200

ⓘ 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: $2,009 · $167/mo
• Projected year-2 tax: $2,009 · $167/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 · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥92°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,254
• − Mortgage interest: −$5,546
• − Property taxes: −$2,009
• − Insurance: −$495
• − Repairs & maintenance: −$1,060
• − Management: −$1,060
• − Depreciation: −$2,880
• Taxable income: $203
• Est. tax owed @ 24.0%: −$49
• After-tax cash flow: $1,687/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: Letchworth Central School District
• NCES district ID: 3617130
• Math proficiency: 52% ▼ -6.00%
• Reading proficiency: 57% ▲ 14.00%
• Median HH income: $48,908
• Composite: 46.4/100
• National rank: #2457
• State rank: #318 of 590 in NY

Livability — Pike

• Score: 59/100
• State rank: #1024
• US rank: #19969

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 110
• Population (ZIP): 663

Population outlook (Wyoming County) Hauer SSP2

• Today (2025): 38,976 people
• By 2030: 37,826 · -3.0%
• By 2040: 35,585 · -8.7%
• By 2050: 32,841 · -15.7%
• By 2075: 25,920 · -33.5%
• By 2100: 19,082 · -51.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Two or more races 11% Hispanic / Latino 9% Asian 6%
• Hispanic origin (detail): Mexican 7% Cuban 2%
• Common ancestry: Iranian 9% Romanian 3% Slovak 2%
• Foreign-born: 14% · Canada, Vietnam
• Languages at home: 89% English-only · Spanish 6% Vietnamese 4%

Political lean MEDSL · Wyoming

• 2024 margin: Solid R (+48.2) · D 25.9% · R 74.1%
• 2008→2024 swing: -22.1pp toward R · 2008: -26.1pp · 2024: -48.2pp
• All cycles: 2024: R+48.2 2020: R+45.5 2016: R+51.0 2012: R+29.6 2008: R+26.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.22%
• Current HPI: 237.86
• 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

+1275.0% since first listed

15 events — show timeline

• 2026-04-28 Pending — WNYREIS
• 2026-04-08 Listed $99,000 WNYREIS
• 2023-12-27 Pending — WNYREIS
• 2023-11-13 Pending — WNYREIS
• 2023-11-01 Pending — WNYREIS
• 2023-09-26 Listed $114,900 WNYREIS
• 2019-01-28 Listing Removed — WNYREIS
• 2019-01-28 Sold (Public Records) $50,000 Public Records
• 2019-01-25 Sold (MLS) $50,000 WNYREIS
• 2018-12-12 Pending — WNYREIS
• 2018-11-24 Listed $55,000 WNYREIS
• 2011-06-02 Sold (Public Records) $38,500 Public Records
• 2011-06-02 Sold (MLS) $38,500 WNYREIS
• 2010-12-19 Listed $39,900 WNYREIS
• 1993-01-29 Sold (Public Records) $7,200 Public Records

Property tax history

+4.2%/yr

Latest (2025): $2,009 · +0.9% YoY. Source: county tax records.