2339 State Route 63, Lot #24 · Wayland, NY 14572

$27,000

3 bd · 2.0 ba · 952 sqft · Manufactured · 27 Days on market

Built 2017 Poor condition Est $30k · 9% under

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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
• ARV discount +11.3/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +5.8/10.0
• Schools +4.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0

Listing remarks MLS

Located in the Showboat Mobile Home Community just off State Route 63, this well-maintained and affordable 2-bedroom, 2-bath, furnished manufactured home is ready for you to move right in! Enjoy convenient single-level living with a dedicated laundry area and updates throughout, including a newer pitched roof with insulation, new windows, cabinets, countertops, and refreshed bathroom flooring. All appliances stay—washer and dryer included! Just minutes from Main Street in Wayland, with easy access to shopping, schools, and churches. Lot rent is $500/month and covers taxes, trash service, and common area maintenance. Schedule your showing today!

Key facts

• Garden shed
• Parking
• Built 2017

Tags

• OPEN FUNCTIONAL LAYOUT
• GARDEN SHED
• PORTABLE WINDOW A/C UNITS
• STATIONARY WINDOW UNIT

Property features AI

Finance

• Financial info: Land lease: $525

Exterior

• Parking: No garage; Shared driveway
• Utilities: Electricity connected; Public water connected; Sewer connected
• Home design: Single-wide mobile home; One story; Existing/resale property
• Construction: Vinyl siding; Poured and slab foundation
• Exterior features: Dirt driveway; Gravel driveway; Agricultural and residential lot; Rectangular lot; City street and main thoroughfare frontage

Interior

• Kitchen: Gas oven; Gas range; Refrigerator
• Bedrooms: Three main-level bedrooms
• Flooring: Carpet; Vinyl; Varies
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Gas heating; Window air conditioning units
• Interior features: Eat-in kitchen; Main-level primary bedroom; Crawl space basement
• Laundry & utility: Main-level laundry; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $27k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $702 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $27k).
• Recommended offer: $27k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#668 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, crime A-; Watch: health & safety D, amenities F, commute F.
• Wayland-Cohocton Central School District (rural): math 40% / reading 53% proficiency, ranked #446 of 590 in NY (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 26 active listings in the ZIP; 196 units permitted in Steuben County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $639 of equity ($187 loan paydown + $452 appreciation (1.7% local appreciation)).
• Steuben County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.7% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($27k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y ago; this cycle's ask has dropped $3k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $26,595 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 4.17% ✓
• Cap rate: 37.49%
• Cash-on-cash: 111.42%
• DSCR: 5.96
• GRM: 2.0

CMA / ARV

• ARV (on-the-fly): $29,512
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2339 State Route 63 Lot #8	0.00mi	2/2.0 (-1)	924 (-3%)	11mo	$28,500	$31	81

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

Projected returns pro-forma

1.67% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 7.10×
• Total profit: $46,131
• Equity at exit: $10,177

10-year hold

• IRR: —
• Equity multiple: 14.76×
• Total profit: $104,020
• Equity at exit: $14,301

Cash invested: $7,560 (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 14572

• Home prices YoY: 0.7%
• Active inventory: 26
• Price-to-rent: 2.0×

Monthly cashflow live

• Estimated rent: $1,125 medium
• Mortgage (P&I): −$142
• Tax est. 1.5%: −$34 /mo · $405/yr
• Insurance: −$11
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $702

Break-even live

Break-even rent $236

Max offer price $27,000

Occupancy floor 33%

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: $6,750
• Closing costs: $810
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-18
   days on market $27,000 Active 27 DOM
2. 2026-06-17
   days on market $27,000 Active 26 DOM
3. 2026-06-16
   days on market $27,000 Active 25 DOM
4. 2026-06-15
   days on market $27,000 Active 24 DOM
5. 2026-06-13
   days on market $27,000 Active 22 DOM
6. 2026-06-12
   days on market $27,000 Active 21 DOM
7. 2026-06-09
   pricedays on market $27,000 Active 18 DOM
8. 2026-06-08
   days on market $29,900 Active 17 DOM
9. 2026-06-07
   days on market $29,900 Active 16 DOM
10. 2026-06-07
    days on market $29,900 Active 15 DOM
11. 2026-06-04
    days on market $29,900 Active 12 DOM
12. 2026-06-02
    days on market $29,900 Active 11 DOM
13. 2026-06-01
    days on market $29,900 Active 10 DOM
14. 2026-05-31
    days on market $29,900 Active 9 DOM
15. 2026-05-22
    listed $29,900 Active
16. 2025-08-01
    soldstatus $28,500 Closed 658-char remark

    Show marketing remark (658 chars)

    Located in the Showboat Mobile Home Community just off State Route 63, this well-maintained and affordable 2-bedroom, 2-bath, furnished manufactured home is ready for you to move right in! Enjoy convenient single-level living with a dedicated laundry area and updates throughout, including a newer pitched roof with insulation, new windows, cabinets, countertops, and refreshed bathroom flooring. All appliances stay—washer and dryer included! Just minutes from Main Street in Wayland, with easy access to shopping, schools, and churches. Lot rent is $500/month and covers taxes, trash service, and common area maintenance. Schedule your showing today!

17. 2025-07-19
    status Pending 658-char remark

    Show marketing remark (658 chars)

    Located in the Showboat Mobile Home Community just off State Route 63, this well-maintained and affordable 2-bedroom, 2-bath, furnished manufactured home is ready for you to move right in! Enjoy convenient single-level living with a dedicated laundry area and updates throughout, including a newer pitched roof with insulation, new windows, cabinets, countertops, and refreshed bathroom flooring. All appliances stay—washer and dryer included! Just minutes from Main Street in Wayland, with easy access to shopping, schools, and churches. Lot rent is $500/month and covers taxes, trash service, and common area maintenance. Schedule your showing today!

18. 2025-06-26
    listed $27,000 Active 658-char remark

    Show marketing remark (658 chars)

    Located in the Showboat Mobile Home Community just off State Route 63, this well-maintained and affordable 2-bedroom, 2-bath, furnished manufactured home is ready for you to move right in! Enjoy convenient single-level living with a dedicated laundry area and updates throughout, including a newer pitched roof with insulation, new windows, cabinets, countertops, and refreshed bathroom flooring. All appliances stay—washer and dryer included! Just minutes from Main Street in Wayland, with easy access to shopping, schools, and churches. Lot rent is $500/month and covers taxes, trash service, and common area maintenance. Schedule your showing today!

19. 2023-06-29
    soldstatus $24,000 Closed Sale or Rented 220-char remark

    Show marketing remark (220 chars)

    Check out this affordable ranch home in a Showboat park in Wayland! Home is a 2017 featuring 3 bedrooms and 2 bath. Lot rent is $440 a month and includes trash, sewer, taxes and common area maintenance! Come take a look!

20. 2023-06-13
    status Under Contract- Do Not Show 220-char remark

    Show marketing remark (220 chars)

    Check out this affordable ranch home in a Showboat park in Wayland! Home is a 2017 featuring 3 bedrooms and 2 bath. Lot rent is $440 a month and includes trash, sewer, taxes and common area maintenance! Come take a look!

21. 2023-05-17
    status Active 220-char remark

    Show marketing remark (220 chars)

    Check out this affordable ranch home in a Showboat park in Wayland! Home is a 2017 featuring 3 bedrooms and 2 bath. Lot rent is $440 a month and includes trash, sewer, taxes and common area maintenance! Come take a look!

22. 2023-05-13
    status Pending Sale 220-char remark

    Show marketing remark (220 chars)

    Check out this affordable ranch home in a Showboat park in Wayland! Home is a 2017 featuring 3 bedrooms and 2 bath. Lot rent is $440 a month and includes trash, sewer, taxes and common area maintenance! Come take a look!

23. 2023-05-01
    price $26,000 220-char remark

    Show marketing remark (220 chars)

    Check out this affordable ranch home in a Showboat park in Wayland! Home is a 2017 featuring 3 bedrooms and 2 bath. Lot rent is $440 a month and includes trash, sewer, taxes and common area maintenance! Come take a look!

24. 2023-03-14
    listed $29,900 Active 220-char remark

    Show marketing remark (220 chars)

    Check out this affordable ranch home in a Showboat park in Wayland! Home is a 2017 featuring 3 bedrooms and 2 bath. Lot rent is $440 a month and includes trash, sewer, taxes and common area maintenance! Come take a look!

25. 2022-03-18
    soldstatus $20,000 Closed Sale or Rented
26. 2022-03-06
    status Under Contract- Do Not Show
27. 2022-03-01
    listed $25,000 Active

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥90°F today · 17 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: $13,497
• − Mortgage interest: −$1,512
• − Property taxes: −$405
• − Insurance: −$135
• − Repairs & maintenance: −$1,080
• − Management: −$1,080
• − Depreciation: −$785
• Taxable income: $8,499
• Est. tax owed @ 24.0%: −$2,040
• After-tax cash flow: $6,383/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

Poor 20/100 Extensive rehab

This mobile home requires extensive repairs and maintenance, including major work on the siding, roof, and interior. Significant improvements are needed to increase its resale and rental value.

Repairs flagged

• Major siding — Significant wear and tear
• Major roof — No visible damage, but siding condition suggests underlying issues
• Major flooring — No visible flooring, but siding condition suggests underlying issues
• Major interior walls/paint — No visible interior, but siding condition suggests underlying issues
• Major HVAC/mechanicals — No visible systems, but siding condition suggests underlying issues
• Major landscaping — Overgrown lawn and unkempt appearance

Value-add opportunities

• Both repair and replace siding — Improves both resale and rental value
• Both repair and replace roof — Improves both resale and rental value
• Both repair and replace flooring — Improves both resale and rental value
• Both repair and paint interior walls — Improves both resale and rental value
• Both repair and replace HVAC/mechanicals — Improves both resale and rental value
• Both landscaping and curb appeal — Improves both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
siding · Significant wear and tear	Major	$15,000–50,000
roof · No visible damage, but siding condition suggests underlying issues	Major	$15,000–50,000
flooring · No visible flooring, but siding condition suggests underlying issues	Major	$15,000–50,000
interior walls/paint · No visible interior, but siding condition suggests underlying issues	Major	$15,000–50,000
HVAC/mechanicals · No visible systems, but siding condition suggests underlying issues	Major	$15,000–50,000
landscaping · Overgrown lawn and unkempt appearance	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Both repair and replace siding — Improves both resale and rental value ↑
• Both repair and replace roof — Improves both resale and rental value ↑
• Both repair and replace flooring — Improves both resale and rental value ↑
• Both repair and paint interior walls — Improves both resale and rental value ↑
• Both repair and replace HVAC/mechanicals — Improves both resale and rental value ↑
• Both landscaping and curb appeal — Improves 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: Wayland-Cohocton Central School District
• NCES district ID: 3600011
• Math proficiency: 40% ▼ -18.00%
• Reading proficiency: 53% ▲ 8.00%
• Median HH income: $46,957
• Composite: 39.54/100
• National rank: #3940
• State rank: #446 of 590 in NY

Livability — Wayland

• Score: 65/100
• State rank: #668
• US rank: #12438

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

• Population (ZIP): 4,745

Population outlook (Steuben County) Hauer SSP2

• Today (2025): 93,062 people
• By 2030: 89,793 · -3.5%
• By 2040: 82,353 · -11.5%
• By 2050: 74,286 · -20.2%
• By 2075: 55,589 · -40.3%
• By 2100: 37,587 · -59.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 7% Hispanic / Latino 4%
• Common ancestry: Iranian 3% Romanian 1% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Steuben

• 2024 margin: Solid R (+31.8) · D 34.1% · R 65.9%
• 2008→2024 swing: -15.0pp toward R · 2008: -16.8pp · 2024: -31.8pp
• All cycles: 2024: R+31.8 2020: R+29.6 2016: R+36.2 2012: R+16.4 2008: R+16.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.67%
• Current HPI: 258.8086
• 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

+19.6% since first listed

13 events — show timeline

• 2026-05-22 Listed $29,900 UNYREIS
• 2025-08-01 Sold (MLS) $28,500 UNYREIS
• 2025-07-19 Pending — UNYREIS
• 2025-06-26 Listed $27,000 UNYREIS
• 2023-06-29 Sold (MLS) $24,000 UNYREIS
• 2023-06-13 Pending — UNYREIS
• 2023-05-17 Relisted — UNYREIS
• 2023-05-13 Pending — UNYREIS
• 2023-05-01 Price Changed $26,000 UNYREIS
• 2023-03-14 Listed $29,900 UNYREIS
• 2022-03-18 Sold (MLS) $20,000 UNYREIS
• 2022-03-06 Pending — UNYREIS
• 2022-03-01 Listed $25,000 UNYREIS