808 Mcclanathan Ave · Sylvan Beach, NY 13308

$219,900

3 bd · 2.5 ba · 1,800 sqft · Manufactured public records · 36 Days on market

Manufactured home Built 1987 0.34 ac lot

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Why this score? — see what drove the F 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 +4.6/30.0
• Schools +3.5/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.7/10.0
• DSCR +0.0/10.0

Listing remarks MLS

HUD deal -- Fair Condition

Key facts

• Spacious back deck
• Wooded lot
• Storage shed

Tags

• UPDATED KITCHEN
• SPACIOUS BACK DECK
• STORAGE SHED
• WOODED LOT

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath manufactured listed at $220k.

Deal economics

• At list price, monthly cash flow is $-556 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $122k (44.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $124k (43.5% below list).
• Recommended offer: $122k (44.7% below list) — sets the bar for cash-flow.
• Cap rate 3.3% vs local median 2.3% in Sylvan Beach — 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 56/100 on livability (#1,110 in NY) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment D+, crime F, amenities F.
• Camden Central School District (rural): math 34% / reading 48% proficiency, ranked #504 of 590 in NY (top 85%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Mcconnellsville Elementary School (math 22% / reading 57%, grade F, #1,444 of 2,108 statewide, top 71%, 260 students, 41% FRL); Camden Middle School (math 17% / reading 42%, grade F, #550 of 729 statewide, top 77%, 580 students, 48% FRL); Camden Senior High School (math 92% / reading 75%, grade A, #409 of 1,100 statewide, top 39%, 620 students, 45% FRL) — zoned schools at 45% FRL track the district average.
• Market conditions: 34 active listings in the ZIP; 204 units permitted in Oneida County in 2024 (68 in 5+ unit buildings).

Forward outlook

• In year one you build about $24k of equity ($2k loan paydown + $22k appreciation (10.0% local appreciation)).
• Oneida County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($213k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 18y 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 $68k; list at $220k implies a 221% gain — meaningful room to come down on a strong offer.

Recommended offer $121,658 (44.7% 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. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 45% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.57% ✗
• Cap rate: 3.26%
• Cash-on-cash: -10.84%
• DSCR: 0.52
• GRM: 14.7

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: 16.7%
• Equity multiple: 2.37×
• Total profit: $84,374
• Equity at exit: $198,103

10-year hold

• IRR: 15.9%
• Equity multiple: 5.49×
• Total profit: $276,381
• Equity at exit: $427,217

Cash invested: $61,572 (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 13308

• Home prices YoY: 28.6%
• Active inventory: 34
• Price-to-rent: 14.7×

Monthly cashflow live

• Estimated rent: $1,243 medium
• Mortgage (P&I): −$1,153
• Tax from tax record: −$294 /mo · $3,524/yr
• Insurance: −$92
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $-556

Break-even live

Break-even rent $1,947

Max offer price $121,658

Occupancy floor —

Sensitivity live

Price	-10% $-432	-5% $-494	+0% $-556	+5% $-618	+10% $-681
Rent	-10% $-654	-5% $-605	+0% $-556	+5% $-507	+10% $-458
Rate	-1.0pp $-445	-0.5pp $-500	base $-556	+0.5pp $-613	+1.0pp $-671

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-04-10
   status Pending
2. 2026-03-30
   historical Active Under Contract
3. 2026-03-05
   listed $219,900 Active
4. 2025-06-26
   soldstatus $68,500
5. 2008-05-01
   soldstatus $42,000 26-char remark

   Show marketing remark (26 chars)

   HUD deal -- Fair Condition

6. 2008-02-29
   listed $42,000 26-char remark

   Show marketing remark (26 chars)

   HUD deal -- Fair Condition

7. 1995-08-25
   soldstatus $52,500

ⓘ 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: $3,524 · $294/mo
• Projected year-2 tax: $3,620 · $302/mo
• Expected delta: +$96/yr (+$8/mo · 2.7%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,921
• − Mortgage interest: −$12,318
• − Property taxes: −$3,524
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,194
• − Management: −$1,194
• − Depreciation: −$6,397
• Taxable loss: −$10,804
• Est. tax savings @ 24.0%: +$2,593
• After-tax cash flow: $-4,080/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: Camden Central School District
• NCES district ID: 3606240
• Math proficiency: 34% ▼ -14.00%
• Reading proficiency: 48% ▲ 1.00%
• Median HH income: $48,686
• Composite: 35.15/100
• National rank: #5008
• State rank: #504 of 590 in NY

Livability — Sylvan Beach

• Score: 56/100
• State rank: #1110
• US rank: #22755

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sylvan Beach, NY
• City population: 547
• Population (ZIP): 4,239

Population outlook (Oneida County) Hauer SSP2

• Today (2025): 225,223 people
• By 2030: 220,384 · -2.1%
• By 2040: 209,071 · -7.2%
• By 2050: 197,920 · -12.1%
• By 2075: 175,541 · -22.1%
• By 2100: 148,491 · -34.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 5% Hispanic / Latino 4% Asian 1%
• Common ancestry: Romanian 8% Lithuanian 3% Subsaharan African 2%
• Foreign-born: 2% · South Korea, Canada
• Languages at home: 98% English-only · Korean 1%

Political lean MEDSL · Oneida

• 2024 margin: Strong R (+21.3) · D 39.4% · R 60.6%
• 2008→2024 swing: -15.2pp toward R · 2008: -6.1pp · 2024: -21.3pp
• All cycles: 2024: R+21.3 2020: R+15.5 2016: R+21.1 2012: R+5.3 2008: R+6.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 73.19%
• Current HPI: 329.3091
• 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

+318.9% since first listed

7 events — show timeline

• 2026-04-10 Pending — CNYIS
• 2026-03-30 Contingent — CNYIS
• 2026-03-05 Listed $219,900 CNYIS
• 2025-06-26 Sold (Public Records) $68,500 Public Records
• 2008-05-01 Sold (MLS) $42,000 Global MLS
• 2008-02-29 Listed $42,000 Global MLS
• 1995-08-25 Sold (Public Records) $52,500 Public Records

Property tax history

+3.4%/yr

Latest (2025): $3,524 · +4.8% YoY. Source: county tax records.