373 Dibble Rd · Hobart, NY 13786

$110,000

2 bd · 1.0 ba · 1,120 sqft · SingleFamily · 162 Days on market

Built 1968 Fair condition 4.60 ac lot ↓ 12% since listing

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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 +15.5/30.0
• Appreciation +9.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.8/10.0
• 1% rule +4.3/10.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

As people and homes age, we discover that the real beauty is on the inside. This older mobile home has been lovingly cared for and well maintained over the years, She has a good midcentury vibe which you could expound on. The setting is lovely. She has provided many relaxing days in the country for her current owners and she is ready to provide that for you now. Come take a look.

Key facts

• 4.6 acre lot
• Built 1968
• Listed 162 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $45 ($536/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $102k (7.4% below list).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.8% vs local median 1.3% in Hobart — 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 60/100 on livability (#968 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+; Watch: schools D, crime F, amenities F.
• South Kortright Central School District (rural): math 50% / reading 40% proficiency, ranked #558 of 755 in NY (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 12 active listings in the ZIP; 66 units permitted in Delaware County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($761 loan paydown + $9k appreciation (7.9% local appreciation)).
• Delaware County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (7.9% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 162 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $96,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 162 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 0.93% ✗
• Cap rate: 6.78%
• Cash-on-cash: 1.74%
• DSCR: 1.08
• GRM: 9.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

7.9% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.1%
• Equity multiple: 2.54×
• Total profit: $47,493
• Equity at exit: $82,846

10-year hold

• IRR: 19.5%
• Equity multiple: 5.41×
• Total profit: $135,690
• Equity at exit: $163,762

Cash invested: $30,800 (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 13786

• Home prices YoY: 2.0%
• Active inventory: 12
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,019 medium
• Mortgage (P&I): −$577
• Tax est. 1.5%: −$138 /mo · $1,650/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$214
• Net cashflow: $45

Break-even live

Break-even rent $962

Max offer price $110,000

Occupancy floor 91%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-05
   statusdays on market $110,000 Pending 162 DOM
2. 2026-06-04
   days on market $110,000 Active 161 DOM
3. 2026-06-02
   days on market $110,000 Active 160 DOM
4. 2026-06-01
   days on market $110,000 Active 159 DOM
5. 2026-05-31
   days on market $110,000 Active 158 DOM
6. 2026-05-01
   status Active 382-char remark

   Show marketing remark (382 chars)

   As people and homes age, we discover that the real beauty is on the inside. This older mobile home has been lovingly cared for and well maintained over the years, She has a good midcentury vibe which you could expound on. The setting is lovely. She has provided many relaxing days in the country for her current owners and she is ready to provide that for you now. Come take a look.

7. 2025-11-30
   historical 382-char remark

   Show marketing remark (382 chars)

   As people and homes age, we discover that the real beauty is on the inside. This older mobile home has been lovingly cared for and well maintained over the years, She has a good midcentury vibe which you could expound on. The setting is lovely. She has provided many relaxing days in the country for her current owners and she is ready to provide that for you now. Come take a look.

8. 2025-11-30
   historical 382-char remark

   Show marketing remark (382 chars)

   As people and homes age, we discover that the real beauty is on the inside. This older mobile home has been lovingly cared for and well maintained over the years, She has a good midcentury vibe which you could expound on. The setting is lovely. She has provided many relaxing days in the country for her current owners and she is ready to provide that for you now. Come take a look.

9. 2025-08-19
   price $110,000 382-char remark

   Show marketing remark (382 chars)

   As people and homes age, we discover that the real beauty is on the inside. This older mobile home has been lovingly cared for and well maintained over the years, She has a good midcentury vibe which you could expound on. The setting is lovely. She has provided many relaxing days in the country for her current owners and she is ready to provide that for you now. Come take a look.

10. 2025-07-24
    listed $125,000 Active 382-char remark

    Show marketing remark (382 chars)

    As people and homes age, we discover that the real beauty is on the inside. This older mobile home has been lovingly cared for and well maintained over the years, She has a good midcentury vibe which you could expound on. The setting is lovely. She has provided many relaxing days in the country for her current owners and she is ready to provide that for you now. Come take a look.

ⓘ 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 1/10 Low 7 d/yr ≥89°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $12,225
• − Mortgage interest: −$6,162
• − Property taxes: −$1,650
• − Insurance: −$550
• − Repairs & maintenance: −$978
• − Management: −$978
• − Depreciation: −$3,200
• Taxable loss: −$1,292
• Est. tax savings @ 24.0%: +$310
• After-tax cash flow: $846/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 · 1 photo

Fair 45/100 Moderate rehab

This older mobile home requires significant repairs and updates to improve its condition and value. The exterior and interior need major attention, and new systems and flooring would significantly enhance its appeal.

Repairs flagged

• Major siding — Significant damage and wear
• Major roof — Visible signs of wear
• Major flooring — Worn and uneven
• Major interior walls/paint — Paint peeling and chipping

Value-add opportunities

• Both new siding — Improves curb appeal and value
• Both new roof — Essential for structural integrity and value
• Both new flooring — Enhances living space and value
• Both paint interior walls — Fresh paint improves aesthetics and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
siding · Significant damage and wear	Major	$15,000–50,000
roof · Visible signs of wear	Major	$15,000–50,000
flooring · Worn and uneven	Major	$15,000–50,000
interior walls/paint · Paint peeling and chipping	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both new siding — Improves curb appeal and value ↑
• Both new roof — Essential for structural integrity and value ↑
• Both new flooring — Enhances living space and value ↑
• Both paint interior walls — Fresh paint improves aesthetics and 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: South Kortright Central School District
• NCES district ID: 3627330
• Math proficiency: 50% ▼ -5.00%
• Reading proficiency: 40% ▼ -10.00%
• Median HH income: $50,971
• Composite: 40.98/100
• National rank: #7488
• State rank: #558 of 755 in NY

Livability — Hobart

• Score: 60/100
• State rank: #968
• US rank: #18965

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 440

Population outlook (Delaware County) Hauer SSP2

• Today (2025): 42,668 people
• By 2030: 40,337 · -5.5%
• By 2040: 35,514 · -16.8%
• By 2050: 31,265 · -26.7%
• By 2075: 24,455 · -42.7%
• By 2100: 19,529 · -54.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Two or more races 10% Black 2% Hispanic / Latino 2% Asian 2%
• Common ancestry: Lithuanian 17% Italian 5% Romanian 2%
• Foreign-born: 8% · Canada
• Languages at home: 94% English-only · Other Indo-European 2% Other Asian/Pacific 1%

Political lean MEDSL · Delaware

• 2024 margin: R (+19.8) · D 40.1% · R 59.9%
• 2008→2024 swing: -14.6pp toward R · 2008: -5.2pp · 2024: -19.8pp
• All cycles: 2024: R+19.8 2020: R+18.4 2016: R+29.2 2012: R+9.6 2008: R+5.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.90%
• Current HPI: 393.1833
• 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

-12.0% since first listed

5 events — show timeline

• 2026-05-01 Relisted — UNYREIS
• 2025-11-30 Listing Removed — UNYREIS
• 2025-11-30 Listing Removed — UNYREIS
• 2025-08-19 Price Changed $110,000 UNYREIS
• 2025-07-24 Listed $125,000 UNYREIS