127 Old Farm Rd · Verona, NY 13478

$72,000

3 bd · 2.0 ba · 1,216 sqft · Manufactured · 8 Days on market

Built 2000 Good condition Est $60k · 21% over

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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
• Appreciation +9.8/10.0
• Schools +4.0/10.0
• Condition / age +3.8/5.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks

Remarkable 2000 Titan Built, Clean Title, 16' X 76' Manufactured home in impeccable condition. 3 Bedrooms, 2 full bath and read to move into. Being sold "Furnished" with Kitchen appliances, Washer and Dryer, Living Room, Kitchen, and some bedroom furniture. If you know some one who needs housing at an affordable price and immediate occupancy. .. .. here it is! Buyers must be be prequalified thru a finance company that finances Manufactured Homes in a Park or Show proof of Financing. Buyers are required to complete a Park Application and be accepted by Management. Park rules are available as well as Park Application from the lister. There is a processing fee payable to management w

Key facts

• Built 2000
• Listed 8 days

Property features AI

Finance

• HOA & community: Monthly land lease of $522

Exterior

• Parking: No garage
• Utilities: Public water connected; Septic tank; Cable available; High-speed internet available
• Home design: Single-story home; Single wide mobile home (Titan); Resale condition
• Construction: Vinyl siding; Asphalt roof; Titan model; Existing structure
• Exterior features: Covered and open porch; Porch; Gravel driveway; Leased propane tank; Shed(s) / storage

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Microwave; Range hood; Refrigerator; Eat-in kitchen
• Bedrooms: 3 main-level bedrooms
• Flooring: Carpet; Resilient flooring; Varied flooring
• Bathrooms: 2 full bathrooms (both on main level)
• Heating & cooling: Heat pump heating and cooling; Zoned climate control; Propane heating option; Electric forced air; Circuit breakers
• Interior features: Thermal windows; Accessible approach with ramp; Ceiling fan(s); Eat-in kitchen; Separate/formal living room; Primary bedroom with private bath; Furnished
• Laundry & utility: Washer; Dryer; Main-level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $72k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $417 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $72k).

Location & tenants

• Location reads 66/100 on livability (#629 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A, cost of living B+; Watch: health & safety C-, schools D+, amenities F.
• Sherrill City School District (rural): math 38% / reading 53% proficiency, ranked #439 of 590 in NY (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 21 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 $7k of equity ($498 loan paydown + $7k appreciation (9.5% local appreciation)).
• Oneida County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (9.5% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$34k 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.

Recommended offer $72,000

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 D-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. 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.
4. 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.
5. 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: 1.61% ✓
• Cap rate: 13.24%
• Cash-on-cash: 24.82%
• DSCR: 2.10
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $59,584
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
123 Old Farm Rd	0.03mi	3/2.0	1,216 (0%)	21mo	$45,900	$38	81
53 Brett St	0.12mi	3/2.0	1,120 (-8%)	1mo	$70,000	$63	81
31 Kelly Ave	0.09mi	3/2.0	1,216 (0%)	23mo	$60,000	$49	76

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

9.53% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 42.2%
• Equity multiple: 4.15×
• Total profit: $63,472
• Equity at exit: $62,401

10-year hold

• IRR: 36.7%
• Equity multiple: 9.21×
• Total profit: $165,506
• Equity at exit: $132,035

Cash invested: $20,160 (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 13478

• Home prices YoY: 3.2%
• Active inventory: 21
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,158 medium
• Mortgage (P&I): −$378
• Tax est. 1.5%: −$90 /mo · $1,080/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $417

Break-even live

Break-even rent $630

Max offer price $72,000

Occupancy floor 59%

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: $18,000
• Closing costs: $2,160
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-18
   days on market $72,000 Active 8 DOM
2. 2026-06-17
   days on market $72,000 Active 7 DOM
3. 2026-06-16
   days on market $72,000 Active 6 DOM
4. 2026-06-15
   days on market $72,000 Active 5 DOM
5. 2026-06-13
   status $72,000 Active 3 DOM
6. 2026-06-07
   statusdays on market $72,000 Pending 3 DOM
7. 2026-06-04
   days on market $72,000 Active 2 DOM
8. 2026-06-02
   remarks 689-char remark
9. 2026-06-02
   listed $72,000 Active 1 DOM

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,891
• − Mortgage interest: −$4,033
• − Property taxes: −$1,080
• − Insurance: −$360
• − Repairs & maintenance: −$1,111
• − Management: −$1,111
• − Depreciation: −$2,095
• Taxable income: $4,101
• Est. tax owed @ 24.0%: −$984
• After-tax cash flow: $4,019/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 2000 Titan-built manufactured home is in excellent condition, ready to move in. It offers a good investment opportunity with minimal needed 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: Sherrill City School District
• NCES district ID: 3626760
• Math proficiency: 38% ▼ -17.00%
• Reading proficiency: 53% ▲ 7.00%
• Median HH income: $57,927
• Composite: 39.76/100
• National rank: #3888
• State rank: #439 of 590 in NY

Livability — Verona

• Score: 66/100
• State rank: #629
• US rank: #11423

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,331

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 (95%)
• Race & ethnicity: White 95% Hispanic / Latino 3% Two or more races 1%
• Common ancestry: Iranian 6% Romanian 6% Lithuanian 3%
• Foreign-born: 2%
• Languages at home: 97% English-only · Russian/Polish/Slavic 1% Tagalog/Filipino 1% German/W. Germanic 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: ▲ 9.53%
• Current HPI: 304.2112
• 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

1 event — show timeline

• 2026-06-01 Listed $72,000 CNYIS